Document:

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                                                                   EXHIBIT 10.21

COMMERCIAL LEASE FORM

1. Parties.  This Lease dated August 10, 1995, is made by and between the
Richlar Partnership (a California general partnership), (herein called "Lessor")
and International Image Services, LLC (a California limited liability company)
(herein called "Lessee").

2. Premises.  Lessor hereby leases to Lessee and Lessee leases from Lessor for
the term, at the rental, and upon all of the conditions set forth herein, that
certain premises situated in the County of Los Angeles, State of California,
commonly known as 1703 Stewart Street, Santa Monica, consisting of approximately
7,536 square feet of office/warehouse space and the adjacent premises 1705
Stewart Street, Santa Monica, which includes approximately 1,278 square feet of
offices and both premises are part of a larger multi-tenant building (herein
called "The Premises").

3. Term

   3.1 Term.  The term of this Lease shall be for ten (10) years commencing on
September 11, 1995 and ending on September 30, 2005 unless sooner terminated
pursuant to any provision hereof.

   3.2 Delay in Commencement.  Notwithstanding said commencement date, if for
any reason Lessor cannot deliver possession of the Premises to Lessee on said
date, Lessor shall not be subject to any liability therefor, nor shall such
failure affect the validity of this Lease or the obligations of Lessee hereunder
or extend the term hereof, but in such case Lessee shall not be obligated to pay
rent until possession of the Premises is tendered to Lessee.  If Lessee occupies
the Premises prior to said commencement date (any such occupancy to be only with
Lessor's consent), such occupancy shall be subject to all provisions hereof,
such occupancy shall not advance the termination date, and Lessee shall pay rent
for such period at the initial monthly rates set forth below.

4. Rent.  Lessee shall pay to Lessor rent for the Premises at an annual rate of
$ (See Addendum), payable in equal monthly payments of $ (See Addendum) in
advance, on the first day of each month of the term hereof.  Lessee shall pay
Lessor upon execution hereof, $9,375.70 as base rent for September 11, 1995 to
December 31, 1995.  Rent for any period during the term hereof which is for less
than one month shall be a pro rata portion of the monthly installment.  Rent
shall be payable without deduction or offset, in lawful money of the United
States, to Lessor at the address stated herein or to such other person or at
such other places within the United States as Lessor may designate in writing.
All sums payable by Lessee to Lessor pursuant to this Lease shall be deemed to
be rent.

   4.1 Adjustments to Rent.

       (a) Definitions.  "Index" shall mean the Consumer Price Index for All
Urban Consumers for the Los Angeles-Riverside-Anaheim Metropolitan Area:  All
items (1982-84=100), issued by the Bureau of Labor Statistics of the United
States Department of Labor, in the event the index shall hereafter be converted
to a different standard reference base or otherwise revised, the determination
of the Percentage Increase (defined below) shall be made with the use of such
conversion factor, formula or table for converting the index as may be published
by the Bureau of Labor Statistics or any successor or substitute governmental
entity or, if said Bureau (or any successor or substitute governmental entity)
shall not publish the same, then with the use of such conversion factor, formula
or table as may be published by Prentice Hall, Inc. or, failing such
publication, by any other nationally recognized publisher of similar statistical
information.  In the event the Index shall cease to be published, then, for the
purposes of this Lease, there shall be substituted for the Index such other
index as Lessor and Lessee shall agree upon, and, if they are unable to agree
within ninety (90) days after the Index
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ceases to be published, such matter shall be determined in Los Angeles by
arbitration in accordance with the rules of the American Arbitration
Association.

       "Base Index" shall mean the Index published as of the month prior to the
month specified in Article 1 above.

       "Anniversary Month" shall mean December of each calendar year during the
term of this Lease.

       "Percentage Increase" shall mean the percentage equal to the fraction,
the numerator of which shall be the Index in the Anniversary Month less the Base
Index, and the denominator of which shall be the Base Index.

       (b) Rental Adjustment.  If the Index in an Anniversary Month shall exceed
the Base Index, then the Rent payable for the ensuing calendar year, and
thereafter until a new Index comparative statement is sent to Lessee, shall be
increased by an amount equal to the Percentage Increase multiplied by the Annual
Rent set forth in the first sentence of Article 4.  At any time after January
1st of the said ensuing calendar year, Lessor shall send Lessee an index
comparative statement setting forth (a) the Index in the Anniversary Month
preceding the date of the statement, (b) the Base Index, (c) the Percentage
Increase, and (d) the increase in the Annual Rent.  On the first day of the
calendar month ("current month") following the month in which the index
comparative statement was sent (i) Lessee shall pay to Lessor a sum equal to
one-twelfth of said increase in the Annual Rent multiplied by the number of
calendar months of the Lease term then elapsed since said January 1st, and (ii)
thereafter, commencing with the current month and continuing monthly thereafter
until a different index comparative statement is sent to Lessee, the monthly
installments of rent shall be increased by an amount equal to one-twelfth of
said increase.  In the event the last mentioned increased monthly installments
of rent shall continue beyond the end of the calendar year for which such
payments were payable, any necessary adjustment will be made when the next
succeeding index comparative statement is sent to Lessee.  In no event shall the
rent computed for any Lease Year be less than the rent for any prior Lease Year.

5. Security Deposit.  Lessee shall deposit with Lessor upon execution hereof
$9,954.00 as security for Lessee's faithful performance of Lessee's obligations
hereunder.  If Lessee fails to pay rent or other charges due hereunder, or
otherwise defaults with respect to any provision of this Lease, Lessor may use,
apply or retain all or any portion of said deposit for the payment of any rent
or any other charge in default or for the payment of any other sum which the
Lessor may spend or become obligated to spend by reason of Lessee's default, or
to compensate Lessor for any loss or damage which Lessor may suffer thereby.  If
Lessor so uses or applies all or any portion of said deposit, Lessee shall
within five (5) days after demand therefor deposit cash with Lessor in an amount
sufficient to restore said deposit to the full amount hereinbefore stated and
Lessee's failure to do so shall be a material breach of this Lease.  Lessor
shall not be required to keep said deposit separate from its general accounts.
If Lessee performs all of Lessee's obligations hereunder, said deposit, or so
much thereof as has not been theretofore applied by Lessor, shall be returned,
without payment of interest or other increment for its use, to Lessee (or, at
Lessor's option, to the last assignee, if any, of Lessee's interest hereunder)
at the expiration of the term hereof, and after Lessee has vacated the Premises.
No trust relationship is created herein between Lessor and Lessee with respect
to said Security Deposit.

6. Use

   6.1 Use.  The Premises shall be used and occupied only for television and
motion picture film conversion business and for no other purpose.

   6.2 Compliance with Law.  Lessee shall, at Lessee's expense, comply promptly
with all applicable statutes, ordinances, rules, regulations, orders,
restrictions of record, and requirements relating to Lessee's specific use of
the Premises in effect during the term or any part of the term hereof regulating
the use by Lessee of the Premises.  Lessee shall not use nor permit the use of
the Premises in any manner that will tend to create waste or a nuisance or, if
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there shall be more than one tenant in the building containing the Premises,
shall tend to disturb other tenants.

   6.3 Condition of Premises.   Lessee hereby accepts the Premises in their
condition existing as of the date of the execution hereof, subject to all
applicable zoning, municipal, county and state laws, ordinances and regulations
governing and regulating the use of the Premises, and accepts this Lease subject
thereto and to all matters disclosed thereby and by any exhibits attached
hereto.  Lessee acknowledges that neither Lessor nor Lessor's agent has made any
representation or warranty as to the suitability of the Premises for the conduct
of Lessee's business.  Lessor warrants to Lessee that all utility transmission
lines, pipes and the HVAC system servicing the front offices of the premises are
in good working order and condition and that the building and Premises comply
with all city building code requirements as of the lease commencement date.

7. Maintenance, Repairs and Alterations.

   7.1 Lessee's Obligations.  Lessee shall keep in good order, condition and
repair the Premises and every part thereof, and nonstructural whether or not
such portion of the Premises requiring repair, or the means of repairing the
same are reasonable or readily accessible to Lessee and whether or not the need
for such repairs occurs as a result of Lessee's use, any prior use, the elements
of age of such portion of the equipment within the Premises, fixtures, walls
(interior and exterior), ceilings, floors, windows, doors, plate glass and
skylights located within the Premises, and all signs located on the Premises.

   7.2 Surrender.  On the last day of the term hereof, or on any sooner
termination, Lessee shall surrender the Premises to Lessor in the same condition
as when received, broom clean, ordinary wear and tear excepted.  Lessee shall
repair any damage to the Premises occasioned by the installation and/or removal
of Lessee's trade fixtures, furnishings and equipment pursuant to Paragraph
7.5(d), which repair shall include without limitation the patching and filling
of holes and repair of structural damage.  Lessee shall not be obligated to
remove tenant improvements constructed in the Premises unless required by Lessor
pursuant to Paragraph 7.5(a).

   7.3 Lessor's Rights.  If Lessee fails to perform Lessee's obligations under
this Paragraph 7, Lessor may at its option (but shall not be required to) enter
upon the Premises, after ten (10) days' prior notice to Lessee, and put the same
in good order, condition and repair, and the reasonable cost thereof together
with interest thereon at the maximum rate permitted by law shall become due and
shall be collectible as additional rental to Lessor together with Lessee's next
rental installment.

   7.4.  Lessor's Obligations.  Except for the obligations of Lessor under
Paragraph 9 (relating to destruction of the Premises) and under Paragraph 14
(relating to condemnation of the Premises), it is intended by the parties hereto
that Lessor have no obligation, in any manner whatsoever, to repair and maintain
the non-structural portions of the Premises nor the building located thereon
(except as set forth in Paragraph 16.24) nor the equipment therein, all of which
obligations are intended to be those of Lessee under Paragraph 7.1 hereof.
Lessor shall be obligated to make all structural, foundation and roof repairs.
Lessee expressly waives the benefit of any statute now or hereinafter in effect
which would otherwise afford Lessee the right to make repairs at Lessor's
expense or to terminate this Lease because of Lessor's failure to keep the
Premises in good order, condition and repair.

   7.5 Alterations and Additions.

       (a) Lessee shall not, without Lessor' prior consent, which shall not be
unreasonably withheld and which response shall be given by Lessor to Lessee
within ten (10) business days from Lessor' receipt of all necessary information
from Lessee make any alterations, improvements, additions, or Utility
Installations, in, on or about the Premises, except for nonstructural
alterations not exceeding $10,000 in cost.  Upon Lessor's consent of any
alterations, Lessor shall notify Lessee if the alterations are to be removed
upon lease expiration.  As used in this Paragraph 7.5 the term "Utility
Installation" shall mean bus ducting, power
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panels, wiring, fluorescent fixtures, space heaters, conduits, air conditioning
equipment and plumbing. Lessor may require that Lessee remove any or all of said
alterations, improvements, additions or Utility Installations at the expiration
of the term, and restore the Premises to its prior condition. Lessor may require
Lessee to provide Lessor, at Lessee's sole cost and expense, a lien and
completion bond in an amount equal to one and one-half times the estimated cost
of such improvements, to insure Lessor against any liability for mechanic's and
materialmen's liens and to insure completion of the work only in the event that
such improvements exceed $20,000. Should Lessee make any alterations,
improvements, additions or Utility Installations without the prior approval of
Lessor, Lessor may require that Lessee remove any or all of the same.

       (b) Any alterations, improvements, additions or Utility Installations in
or about the Premises that Lessee shall desire to make and which require the
consent of Lessor shall be presented to Lessor in written form, with proposed
detailed plans.  If Lessor shall give its consent, the consent shall be deemed
conditioned upon Lessee's acquiring a permit to do so from appropriate
governmental agencies, the furnishing of a copy thereof to Lessor prior to the
commencement of the work and the compliance of the Lessee with all conditions of
said permit in a prompt and expeditious manner.

       (c) Lessee shall pay, when due, all claims for labor or materials
furnished or alleged to have been furnished to or for Lessee at or for use in
the Premises, which claims are or may be secured by any mechanic's or
materialmen's lien against the Premises or any interest therein.  Lessee shall
give Lessor not less than ten (10) days' notice prior to the commencement of any
work in the Premises, and Lessor shall have the right to post notices of non-
responsibility in or on the Premises as provided by law.  Lessee shall
discharge, by bond or otherwise, within ten (10) days after the filing thereof,
any mechanic's lien filed against the Premises for work claimed to have been
done for, or materials claimed to have been furnished to, Lessee.  If Lessee
shall, in good faith, contest the validity of any such lien, claim or demand,
then Lessee shall, at its sole expense, defend itself and Lessor against the
same and shall pay and satisfy any such adverse judgment that may be rendered
thereon before the enforcement thereof against the Lessor or the Premises, upon
condition that Lessor may require Lessee to furnish to Lessor a surety bond
satisfactory to Lessor in an amount equal to such contested lien, claim or
demand indemnifying Lessor against liability for the same and holding the
Premises free from the effect of such a lien or claim.  In addition, Lessor may
require Lessee to pay Lessor's attorneys' fees and costs in participating in
such an action if Lessor shall decide it is to its best interest to do so.

       (d) Unless Lessor requires their removal, as set forth in Paragraph
7.5(a), all alterations, improvements, additions and Utility Installations
(whether or not such Utility Installations constitute trade fixtures of Lessee),
which may be made on the Premises, shall become the property of Lessor and
remain upon and be surrendered with the Premises at the expiration of the term.
Notwithstanding the provisions of this Paragraph 7.5(d), Lessee's machinery and
equipment, other than that which is affixed to the Premises so that it cannot be
removed without material damage to the Premises, shall remain the property of
Lessee and may be removed by Lessee subject to the provisions of Paragraph 7.2.

   7.6 Lessor's Option.  Notwithstanding anything to the contrary contained
herein and in addition to the rights provided Lessor in Paragraph 7.3, Lessor
may at its option (but shall not be required to) enter upon the Premise at any
time during the term hereof after ten (10) days' prior notice to Lessee and
perform any maintenance, repairs or alterations which in Lessor's reasonable
sole judgment are required, and Lessee shall pay Lessor Lessee's share of the
cost of any such maintenance, repairs or alterations, as such share shall be
equitably determined by Lessor, promptly upon Lessor's billing Lessee therefor.
Lessor's reasonable determination thereof, in good faith, shall be conclusive.

8. Insurance and Indemnity.
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   8.1 Insuring Party.  As used in this Paragraph 8, the term "insuring party"
shall mean Lessor.  Lessee shall reimburse Lessor for the cost of the insurance
obtained in monthly installments as additional rent hereunder in accordance with
the provisions of Paragraph 16.24.  If the Premises is a part of a larger
building or group of buildings and is not separately insured, Lessee's liability
shall be an equitable proportion of the insurance costs for all of the insured
property, such equitable proportion to be reasonably determined by Lessor.
Lessor's reasonable determination thereof, in good faith, shall be conclusive.

   8.2 Liability Insurance.  Lessee, at its sole cost and expense, shall
maintain during the term hereof comprehensive (commercial) general liability
insurance on an "occurrence basis" against claims for "personal injury",
including without limitation bodily injury, death and/or damage, occurring upon,
in or about the Premises in a combined single limit or not less than $1,000,000
per occurrence and with policy aggregate limit of no less than $2,000,000 (or
such higher amounts thereof as may be reasonably requested by Lessor from time
to time during this Lease).  Said insurance shall name Lessor as an additional
insured; shall be written by companies and in form satisfactory to Lessor (which
companies shall be authorized to do business in California); shall apply primary
to any other comparable liability coverage; and shall contain an endorsement
requiring thirty (30) days' prior written notice sent by certified or registered
mail, return receipt requested, to Lessor at the address set forth below, or
such other address as may be provided to any such insurer by Lessor, before
cancellation thereof or change in the coverage, scope or amount of such policy
or policies.  Lessee shall provide Lessor with a Certificate of Insurance as
evidence of such insurance within twenty (20) days of the date of this Lease.
In the event Lessee fails to obtain such insurance as provided in this Lease,
Lessor may obtain any such insurance, and the cost thereof shall be paid by
Lessee as additional rent with the first payment of rent which is due subsequent
to Lessor's incurring such cost, and Lessor shall have all remedies to collect
the same as rent in the Lease provided, and/or as otherwise provided by law for
the collection of rent.  The policy shall contain "cross-liability" or
"separation of insureds" coverage and shall insure performance by Lessee of the
indemnity provisions of this Paragraph 8.  The limits of said insurance shall
not, however, limit the liability of Lessee hereunder.  In the event that the
Premises constitutes a part of a larger property, said insurance shall have a
Lessor's Protective Liability endorsement attached thereto.

In addition, Lessee shall reimburse Lessor for the cost of liability insurance
obtained by Lessor related to the Premises and the land and building(s) of which
the Premises form a part.  Said reimbursement shall be paid in monthly
installments as additional rent hereunder in accordance with the provisions of
Paragraph 16.24.  If the Premises are a part of a larger building or group of
buildings and are not separately insured, Lessee's liability therefor shall be
an equitable portion of the liability insurance costs for all of the insured
property, such equitable portion to be reasonably determined by Lessor.
Lessor's reasonable determination thereof, in good faith, shall be conclusive.

   8.3 Property Insurance.

       (a) The insuring party shall obtain and keep in force during the term of
this lease a policy or policies of insurance covering loss of damage to the
Premises, in the amount of the full replacement value thereof, as the same may
exist from time to time, which replacement value is not $4,000,000 against all
perils included within the classification of fire, extended coverage, vandalism,
malicious mischief, special extended perils (all risk), sprinkler leakage and,
at Lessor's option, earthquake in the event Lessor, in its good faith judgment ,
is able to obtain earthquake coverage at a commercially reasonable rate.  Said
insurance shall provide for payment of loss thereunder to Lessor or to the
holders of mortgages or deeds of trust on the Premises.  The insuring party
shall, in addition, obtain and keep in force during the term of this Lease a
policy of rental income insurance covering a period of twelve (12) months, with
loss payable to Lessor, which insurance shall also cover all real estate taxes
and insurance costs for
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said period. If such insurance coverage has a deductible clause, Lessee shall be
liable for the deductible amount.

       (b) If the Premises are a part of a larger building, or if the Premises
are part of a group of buildings owned by Lessor which are adjacent to the
Premises, then Lessee shall pay for any increase in the property insurance of
such other building or buildings if said increase is caused by Lessee's acts,
omissions, use or occupancy of the Premises.  Prior to payment of any increase
in property insurance, Lessee will have the opportunity to eliminate any
improper activity if the activity is different than that described in Paragraph
6.1.

       (c) Lessee shall not do or permit to be done anything which shall
invalidate the insurance policies referred to in Paragraph 8.3.  If Lessee does
or permits to be done anything which shall increase the cost of the insurance
policies referred to in Paragraph 8.3, then Lessee shall forthwith upon Lessor's
demand reimburse Lessor for any additional premiums attributable to any act or
omission or operation of Lessee causing such increase in the cost of insurance.

   8.4 Waiver of Subrogation.  Lessee and Lessor each hereby waive any and all
rights of recovery against the other, or against the officers, employees, agents
and representatives of the other, for loss of or damage to such waiving party or
its property or the property of others under its control to the extent that such
loss or damage is insured against under any insurance policy in force at the
time of such loss or damage.  The insuring party shall, if possible, in
obtaining the policies of insurance required hereunder, obtain policies which
permit such waiver.

   8.5 Indemnity.  Except to the extent caused by the negligence or willful
misconduct of Lessor, its contractors, agents, representatives or employees,
Lessee shall indemnify and hold harmless Lessor from and against any and all
claims arising out of any alleged defective or unsafe condition of the Premises
and from Lessee's use of the Premises, or from the conduct of Lessee's business
or from any activity, work or things done, permitted or suffered by Lessee in or
about the Premises or elsewhere and shall further indemnify and hold harmless
Lessor from and against any and all claims arising from any breach or default in
the performance of any obligation on Lessee's part to be performed under the
terms of this Lease, r arising from any negligence of Lessee, or any of Lessee's
agents, contractors, or employees, and from and against all costs, attorneys'
fees, expenses and liabilities incurred in the defense of any such claim or any
action or proceeding brought thereon; and in case any action or proceeding be
brought against Lessor by reason of any such claim, Lessee upon notice from
Lessor shall defend the same at Lessee's expense by counsel reasonably
satisfactory to Lessor.  Except to the extent caused by the negligence or
willful misconduct of Lessor, its contractors, agents, representatives or
employees (in which case Lessor shall indemnify and hold harmless Lessee from
and against claims for damage to property or injury to persons in or about the
Premises), Lessee, as a material part of the consideration to Lessor, hereby
assumes all risk of damage to property or injury to persons in, upon, or about
the Premises arising from any cause and Lessee hereby waives all claims in
respect thereof against Lessor.

   8.6 Exemption of Lessor from Liability.  Except to the extent caused by the
negligence or willful misconduct of Lessor, its contractors, agents,
representatives or employees, Lessor shall not be liable for injury to Lessee's
business or any loss of income therefrom or for damage to the goods, wares,
merchandise or other property of Lessee, Lessee's employees, invitees,
customers, agents, contractors, or any other person in or about the Premises,
nor shall Lessor be liable for injury to the person of Lessee, Lessee's
employees, invitees, customers, agents or contractors, whether such damage or
injury is caused by or results from fire, steam, electricity, gas, water or
rain, or from the breakage, leakage, obstruction or other defects of pipes,
sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures,
or from any other cause, whether the said damage or injury results from
conditions arising upon the Premises or upon other portions of the building of
which the Premises is a part, or from other sources or places, and regardless of
whether the cause of such damage or injury or the means of repairing
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the same is inaccessible to Lessee. Lessor shall not be liable for any damages
arising from any act or neglect of any other tenant, if any, of the building in
which the Premises is located.

9.   Damage or Destruction.

     9.1 If the Premises shall be partially damaged by fire or other cause, the
damages shall be repaired by and at the expense of Lessor and the rent, until
such repairs shall be made, shall be apportioned according to the part of the
Premises which is usable by Lessee.  If such partial damage is due to the fault
or neglect of Lessee or Lessee's agents, servants, employees, contractors,
visitors or Licensees, there shall be no apportionment of rent.  No penalty
shall accrue for reasonable delay which may arise by reason of adjustment of
fire insurance on the part of Lessor or Lessee, for reasonable delay on account
of "labor troubles", or any other cause beyond Lessor's control.  If the Premise
are totally damaged or are rendered wholly untenantable by fire or other cause,
and Lessor shall decide not to restore or rebuild the same, or if the Premises
or the building of which it is a part shall be so damaged that Lessor shall
decide to demolish it or rebuild it, then in any of such events Lessor may,
within ninety (90) days after such fire or other cause, give Lessee notice of
such decision, and thereupon the term of this Lease shall expire by lapse of
time upon the third day after such notice is given, and Lessee shall vacate the
Premises and surrender the same to Lessor; however, if such damage is without
the fault or neglect of Lessee, Lessee's agents, servants, employees,
contractors, visitors or licensees and if Lessor shall decide to restore or
rebuild the same, then rent hereunder shall be apportioned according to the part
of the Premises which is usable by Lessee until such restoration is made.

     9.2 Damage Near End of Term.  If the Premises are partially destroyed or
damaged during the last six (6) months of the term of this Lease, Lessor may at
Lessor's option cancel and terminate this Lease as of the date of occurrence of
such damage by giving notice to Lessee of its election to do so within thirty
(30) days after the date of occurrence of such damage, and Lessor shall have no
obligation to repair.

     9.3 Termination - Advance Payments. Upon termination of this Lease pursuant
to this Paragraph 9, an equitable adjustment shall be made concerning advance
rent and any advance payments made by Lessee to Lessor. Lessor shall, in
addition, return to Lessee so much of Lessee's security deposit as has not
theretofore been applied by Lessor.

     9.4 Waiver.  Lessee waives the provisions of California Civil Code Sections
1932(2) and 1933(4) which relate to termination of leases when the thing leased
is destroyed and all rights under any law in existence during the term of this
Lease authorizing a tenant to make repairs at the expense of a landlord or to
terminate a lease on complete or partial destruction of the leased premises, and
agrees that any such event shall be governed by the terms of this Lease.

10.  Real Property Taxes

     10.1  Payment of Taxes. Lessee shall pay to Lessor in monthly installments,
as additional rent, Lessee's share of the real property taxes applicable to the
Premises in accordance with the provisions of Paragraph 16.24.

     10.2  Definition of "Real Property" Tax.  As used herein, the term "real
property tax" shall include any form of assessment, license fee, commercial
rental tax, levy penalty, or tax (other than inheritance or estate tax), imposed
by any authority having the direct or indirect power to tax, including any city,
county, state or federal government, or any school, agricultural, lighting,
drainage or other improvement district thereof, as against any legal or
equitable interest of Lessor in the Premises or in the real property of which
the Premises are a part, as against Lessor's right to rent or other income
therefrom, or as against Lessor's business of leasing the Premises or any tax
imposed in substitution, partially or totally, of any tax previously included
within the definition of real property tax, or any additional tax the nature of
which was previously included within the definition of real property tax.  Any
surcharge or regulatory fee imposed by any governmental entity with reference to
parking applicable to the Premises shall also be included within the term "real
property tax".
<PAGE>

   10.3  Proration of Taxes.  If the Premises are not separately assessed,
Lessee's liability shall be an equitable proportion of the real property taxes
for all of the land and improvements included within the tax parcel assessed,
such proportion to be determined by Lessor from the respective valuations
assigned in the assessor's work sheets or such other information as may be
reasonable available.  Lessor's reasonable determination thereof, in good faith,
shall be conclusive.

   10.4  Personal Property Taxes

         (a) Lessee shall pay prior to delinquency all taxes assessed against
and levied upon trade fixtures, furnishings, equipment and all other personal
property of Lessee contained in the Premises or elsewhere. When possible,
Lessee, shall cause said trade fixtures, furnishings, equipment and all other
personal property to be assessed and billed separately from the real property of
Lessor.

         (b) If any of Lessee's said personal property shall be assessed with
Lessor's real property, Lessee shall pay Lessor the taxes attributable to Lessee
in accordance with the provisions of Paragraph 16.24.

11.  Utilities.  Lessee shall pay for all water, gas, heat, light, power,
telephone and other utilities and services supplied to the Premises, together
with any taxes thereon.  If any such services are not separately metered to
Lessee, Lessee shall pay as additional rent a reasonable proportion to be
determined by Lessor of all charges jointly metered with other premises.
Lessor's reasonable determination thereof, in good faith, shall be conclusive.

12.  Assignment, Mortgage and Subletting.

     12.1  Lessor's Consent. Neither Lessee, nor Lessee's legal representatives,
successors or assigns, shall assign, mortgage or encumber this Lease, or sublet,
or use or occupy or permit the Premises or any part thereof to be used or
occupied by others, without the prior consent of Lessor and the payment of any
applicable processing fee in each instance, and any such assignment, mortgage,
encumbrance, sublease or permission without such consent and payment shall be
voidable at the option of Lessor and, at the further option of Lessor, shall
terminate this Lease. If this Lease be assigned, or if the Premises or any part
thereof be sublet or occupied by any party other than Lessee, Lessor may, after
default by Lessee, collect rent from the assignee, subtenant or occupant, and
apply the net amount collected to the rent herein reserved, but no such
assignment, subletting, occupancy or collection shall be deemed a waiver of this
covenant or the acceptance of the assignee, subtenant or occupant as tenant, or
a release of Lessee from the further performance by Lessee of the obligations on
the part of Lessee herein contained. The consent by Lessor to an assignment or
subletting shall not in any wise be construed to relieve Lessee, the assignee or
the subtenant from obtaining the express consent of Lessor to any further
assignment or subletting or to release Lessee from any liability, whether past,
present or future, under this Lease or to release Lessee from any liability
under this Lease because of Lessor's failure to give notice of default under or
in respect of any of the terms, covenants, conditions, provisions or agreements
of this Lease. Notwithstanding the consent of Lessor to such assignment or
subletting, Lessee shall remain liable for the payment of all bills rendered by
Lessor for the charges incurred by the assignee or subtenant for services and
materials supplied to the Premises. A transfer of control of Lessee shall be
deemed an assignment under this Lease and shall be subject to all the provisions
of this Article, including but not limited to the requirement of obtaining
Lessor's prior consent, unless Lessee at the time of the proposed transfer is
then a publicly held corporation freely traded on a major stock exchange, Lessee
shall not require Lessor's consent to an assignment or subletting in the event
it is to an affiliate, subsidiary, parent company of Lessee or other entity
purchasing a majority of Lessee's assets. In any event Lessee shall not be
released from any liability under this Lease.

   Notwithstanding any contrary provision of the immediately preceding
provisions of this Paragraph 12.1, but subject to the provisions of Subparagraph
12.2(b), Lessee may assign this Lease or sublet the Premises upon the following
express conditions:
<PAGE>

       (1) that the proposed assignee or subtenant shall be subject to the prior
consent of Lessor, which consent will not be unreasonably withheld but, without
limiting the generality of the foregoing, it shall be reasonable for Lessor to
deny such consent if:

       (a) the use to be made of the Premises by the proposed assignee or
subtenant is (i) not generally consistent with the character and nature of all
other tenancies in the building or (ii) a use which would be prohibited by any
other portion of this Lease (including but not limited to any Rules and
Regulations then in effect) or (iii) a use which would impose any additional
burden upon Lessor in the operation of the Building; or

       (b) the character, moral stability, reputation and financial
responsibility of the proposed assignee or subtenant are not reasonably
satisfactory to Lessor or in any event not at least equal to those which were
possessed by Lessee as o the date of execution of this Lease;

       (2) that Lessee shall reimburse Lessor for all costs incurred by Lessor
in connection with such assignment or subletting including without limitation
all attorneys' fees applicable thereto:

       (3) that the proposed assignee or subtenant shall execute an agreement
pursuant to which it shall agree to perform faithfully and be bound by all of
the terms, covenants, conditions, provisions and agreements of this Lease ( in
the case of subletting, the agreement shall be limited to the space sublet and
shall not include provisions regarding the rent due under the Lease);

       (4) that an executed duplicate original of said assignment and assumption
agreement or sublease, as the case may be, on Lessor's then standard form, shall
be delivered to Lessor within five (5) days after the execution thereof, and
that such assignment or subletting shall not be binding upon Lessor until the
delivery thereof to Lessor; and

       (5) that Lessee shall pay to Lessor, as additional rent, one-half (1/2)
of any consideration given to Lessee by the proposed assignee or subtenant for
or in connection with such assignment or subletting.  Lessor and Lessee have
each given full consideration to the possibility that the rental value of the
Premises may appreciate during the term of the Lease.  In such regard, Lessor
and Lessee have expressly allocated the possibility of such rental value
increase as part of their negotiations of this Lease.  Lessor and Lessee freely
negotiated all of the terms and conditions of this Lease, including but not
limited to, the possibility that this Lease may be terminated by Lessor pursuant
to this Paragraph 12.  Lessor and Lessee expressly thus agree that any such
rental increase value is not an element of value or property right granted to
Lessee, and that Lessor retains all rights thereto, including, but not limited
to, the termination and allocation rights herein set forth.

   12.2  Procedure

         (a) At least thirty (30) days prior to any proposed subletting or
assignment or mortgage, Lessee shall submit to Lessor a statement concerning the
name and address of the proposed subtenant or assignee or mortgagee and all of
the principal terms and conditions of the proposed subletting or assignment or
mortgage including, but not limited to, in the event of a subletting the
proposed commencement and expiration dates of the term thereof.  If the proposed
sublet area shall not constitute the entire Premises, such statement shall be
accompanied by a floor plan delineating the proposed sublet area.  Lessor shall
have a reasonable amount of time but in no event less than ten (10) business
days from the receipt of any such notice to consent, decline to consent or make
one of the elections provided in Subparagraph (b) below.

         (b) In lieu of consenting or not consenting, Lessor may, at its option
(i) terminate this Lease in its entirety, (ii) elect to enter into a lease
directly with the proposed assignee or with the proposed subtenant as to that
portion of the Premises which Lessee has proposed to sublet, (iii) terminate
this Lease as to that portion of the Premises which Lessee had proposed to
sublet, or (iv) elect, where the rental charged in the sublease exceeds the pro
rata portion of the rental for such space charged in this Lease, to receive from
Lessee monthly, as additional rent, one-half
<PAGE>

(1/2) of the excess of the rental charged in the sublease, over the rental
charged in this Lease for the subleased space.

   12.3  Bankruptcy.

         (a) If Lessee shall file a petition for voluntary bankruptcy or
reorganization under any provision of the Bankruptcy Code as then in effect, or
if Lessee be adjudicated a bankrupt in involuntary bankruptcy proceedings and
such adjudication shall not have been vacated within thirty (30) days from the
date thereof, or a receiver or trustee be appointed of Lessee's property in any
involuntary proceeding and the order appointing such receiver or trustee be not
set aside or vacated within thirty (30 days after the entry thereof, or if
Lessee shall assign Lessee's estate or effects for the benefit of creditors, or
if Lessee becomes insolvent, or if this Lease shall otherwise by operation of
law devolve or pass to any person or persons other than Lessee, then and in any
such events Lessor may, at its option, with or without notice of such election
and with or without entry or action by Lessor, forthwith terminate this Lease,
and notwithstanding any other provisions of this Lease, Lessor, in addition to
any and all rights and remedies allowed by law or equity, shall upon such
termination be entitled to recover damages in an amount equal to the then
present value of the rent reserved in this Lease for the entire residue of the
stated term hereof, less the fair rental value of the Premises for the residue
of the stated term hereof, and neither Lessee nor any person claiming through or
under Lessee or by virtue of any statute or order of any court shall be entitled
to possession of the Premises but shall forthwith quit and surrender the
Premises to Lessor.

         (b) Without limiting any of the foregoing provisions of this Paragraph,
if pursuant to the Bankruptcy Reform Act of 1976 Lessee is permitted to assign
this Lease notwithstanding the restrictions contained in this Lease, Lessee
agrees that adequate assurance of future performance by an assignee expressly
permitted under such Code shall be deemed to mean the deposit of cash security
in an amount equal to the sum of one year's rent reserved hereby plus an amount
equal to additional rent under Paragraph 4.1 hereof for the calendar year
preceding the year in which such assignment is intended to become effective,
which deposit shall be held by Lessor for the balance of the term, without
interest, as security for the full performance of all of the obligations under
this Lease on Lessee's part to be performed.

   12.4  Identification of Lessee.

         (a) If more than one person executes this Lease as Lessee, (i) each of
them shall be jointly and severally liable for the keeping, observing and
performing of all of the terms, covenants, conditions, provisions and agreement
of this Lease to be kept, observed and performed by Lessee, and (ii) the term
"Lessee" as used in this Lease shall mean and include each of them jointly and
severally and the act of or notice from, or notice or refund to, or the
signature of, any one or more of them, with respect to tenancy of this Lease,
including, but not limited to any renewal, extension, expiration, termination or
modification of this Lease as Lessee shall have the same force and effect as if
each and all of them had so acted or so given or received such notice or refund
or so signed.

         (b) If Lessee is a partnership (or is comprised of two or more persons,
individually and as co-partners of a partnership) or if Lessee's interest in
this Lease shall be assigned to a partnership (or to two or more persons
individually and as co-partners of a partnership) pursuant to Paragraph 12.2
hereof (any such partnership and such persons are referred to in this
Subparagraph as Partnership Tenant); (i) the liability of each of the parties
comprising Partnership Tenant shall be joint and several, and (ii) each of the
parties comprising Partnership Tenant hereby consents in advance to, and agrees
to be bound by, any written instrument which may hereafter be executed,
changing, modifying or discharging this Lease, in whole or in part, or
surrendering all or any part of the Premises to Lessor, any notice, demands,
requests or other communications which may hereafter be given by Partnership
Tenant or any of the parties
<PAGE>

comprising Partnership Tenant, and (iii) any bills, statements, notices,
demands, requests or other communications given or rendered to Partnership
Tenant or to any of the parties comprising parties, and (iv) if Partnership
Tenant shall admit new partners, all of such new partners shall, by their
admission to Partnership Tenant, be deemed to have assumed performances of all
of the terms, covenants and conditions of this Lease on Lessee's part to be
observed and performed, and (v) Partnership Tenant shall give prompt notice to
Lessor of the admission of any such new partners, and, upon demand of Lessor,
shall cause each such new partner to execute and deliver to Lessor an agreement
in form satisfactory to Lessor, wherein each new partner shall assume
performance of all of the terms, covenants and conditions of this Lease on
Lessee's part to be observed and performed, but neither Lessor's failure to
request any such agreement nor the failure of any such new partner to execute or
deliver any such agreement to Lessor shall vitiate the provisions of this
Subparagraph.

13.  Default; Remedies.

     13.1  Defaults.  The occurrence of any one or more of the following events
shall constitute a material default and breach of this Lease by Lessee:

           (a) The vacating or abandonment of the Premises by Lessee for a
period greater than ninety (90) days.

           (b) The failure by Lessee to make any payment of rent or any other
payment required to be made by Lessee hereunder, within five (5) calendar days
of written notice from Lessor of the date due.

           (c) The failure by Lessee to observe or perform any of the covenants,
conditions or provisions of this Lease to be observed or performed by Lessee,
other than described in paragraph (b) above, where such failure shall continue
for a period of thirty (30) days after written notice hereof from Lessor to
Lessee; provided, however, that if the nature of Lessee's default is such that
more than thirty (30 days are reasonably required for its cure, then Lessee
shall not be deemed to be in default if Lessee commenced such cure within said
thirty (30) day period and thereafter diligently pursues such cure to
completion.

           (d) (i) The making by Lessee of any general assignment or general
arrangement for the benefit of creditors; (ii) the filing by or against Lessee
of a petition to have Lessee adjudged a bankrupt or a petition for
reorganization or arrangement under any law relating to bankruptcy (unless, in
the case of a petition filed against Lessee, the same is dismissed within sixty
(60) days); (iii) the appointment of a trustee or receiver to take possession of
substantially all of Lessor's assets located at the Premises or of Lessee's
interest in this Lease, where possession is not restored to Lessee within thirty
(30) days; or (iv) the attachment, execution or other judicial seizure of
substantially all of Lessee's assets located at the Premises or of Lessee's
interest in this Lease, where such seizure is not discharged within thirty (30)
days.

           (e) The discovery by Lessor that any financial statement given to
Lessor by Lessee, an assignee of Lessee, any subtenant of Lessee, any successor
in interest of Lessee or any guarantor of Lessee's obligations hereunder, and
any of them, were materially false.

           (f) The removal by Lessee of substantially all of Lessee's furniture
from the Premises.

           (g) The failure by Lessee to move into or take possession of the
Premises within thirty (30) days after the commencement of the term of this
Lease.

           (h) The issuance of any execution or attachment against Lessee or any
of Lessee's property.

           (i) The taking or occupying, or the attempt at the taking or
occupying, of the Premises, (which taking or occupying or attempt shall be with
the knowledge of Lessee) by someone other than Lessee.

           (j) Any default by Lessee with respect to any other lease between (i)
Lessor and Lessee, or (ii) any parent company or subsidiary company or affiliate
or agent of Lessor and Lessee.

           (k) The assignment or other transfer by Lessee of substantially all
of the assets used in connection with the business conducted in the Premises.
<PAGE>

   13.2  Remedies.  In the event of any such material default or breach by
Lessee, Lessor may at any time thereafter, with or without notice or demand and
without limiting Lessor in the exercise of any right or remedy which Lessor may
have by reason of such default or breach:

         (a) Terminate Lessee's right to possession of the Premises by any
lawful means, in which case this Lease shall terminate and Lessee shall
immediately surrender possession of the Premises to Lessor.

         (b) Maintain Lessee's right to possession in which case this Lease
shall continue in effect whether or not Lessee shall have abandoned the
Premises. In such event Lessor shall be entitled to enforce all of Lessor's
rights and remedies under this Lease, including the right to recover the rent as
it becomes due hereunder. Lessor shall not be deemed to have elected to
terminate unless Lessor gives Lessee notice of such election to terminate, and
in no event shall Lessor's acts of maintenance or preservation of the Premises,
efforts to relet the Premises, or obtaining the appointment of a receiver to
protect the interest of Lessor under this Lease be deemed to constitute such
termination.

          (c) Pursue any other remedy now or hereafter available to Lessor under
the laws or judicial decisions of the State in which the Premises are located.

          (d) In the event Lessor elects to terminate this Lease and Lessee's
right to possession in accordance with this Paragraph, or the same are
terminated by operation of law, Lessor may recover as damages from Lessee the
following:

              (i) The worth at the time of award of the unpaid rental (including
but not limited to any additional rent payable under Paragraph 4.1 hereof even
if determined at a later date) and other sums due hereunder which had been
earned at the time of the termination of this Lease; and (ii) The worth at the
time of award of the amount by which the unpaid rental (including but not
limited to any additional rent payable under Paragraph 4.1 hereof) and other
sums due hereunder which would have been earned after the date of termination of
this Lease until the time of award exceeds the amount of such loss of rental and
other sums due that Lessee proves could have been reasonably avoided; and (iii)
The worth at the time of the award of the amount by which the unpaid rental
(including but not limited to any additional rent payable under Paragraph 4.1
hereof) and other sums due hereunder for the balance of the term after the time
of award exceeds the amount of the loss of such rental and other sums that
Lessee proves could be reasonably avoided; and (iv) Any other amount, including
attorneys' fees and court costs, necessary to compensate Lessor for all
detriment proximately caused by Lessee's act of default or which in the ordinary
course of things would be likely to result therefrom. The "worth at the time of
award" of the amounts referred to in (i) and (ii) above, is computed by allowing
interest at the maximum rate allowed by law. The "worth at the time of award" of
the amount referred to in (iii) above, is computed by discounting such amount at
the discount rate of the Federal Reserve Bank of San Francisco at the time of
award plus one percent.

   13.3  Late Charges.  Lessee hereby acknowledges that late payment by Lessee
to Lessor of rent and other sums due hereunder will cause Lessor to incur costs
not contemplated by this Lease, the exact amount of which will be extremely
difficult to ascertain.  Such costs include, but are not limited to, processing
and accounting charges, and late charges which may be imposed on Lessor by the
terms of any mortgage or trust deed covering the Premises.  Accordingly, if any
installment of rent or any other sum due from Lessee shall not be received by
Lessor or Lessor's designee within five (5) calendar days after notice that such
amount shall be due, Lessee shall pay to Lessor a late charge equal to 4% of
such overdue amount.  The parties hereby agree that such late charge by Lessor
shall in no event constitute a waiver of Lessee's default with respect to such
overdue amount, nor prevent Lessor from exercising any of the other rights and
remedies granted hereunder.  If the payment of rent is received late for two
consecutive months or more than four times within any twelve month period, then,
upon notice to Lessee by Lessor, rent for the balance of the Lease term shall be
payable quarterly, in advance.  The late charge, if applicable, shall be waived
one (1) time during the Lease Term.
<PAGE>

14.  Condemnation.  If the Premises or any portion thereof are taken under the
power of eminent domain, or sold under the threat of the exercise of said power
(all of which are herein called "condemnation"), this Lease shall terminate as
to the part so taken as of the date the condemning authority takes title or
possession, whichever first occurs.  If more than 10% of the floor area of the
improvements on the Premises, or more than 25% of the land area of the Premises
which is not occupied by any improvements, is taken by condemnation, Lessor or
Lessee may, at either party's option, to be exercised in writing only within ten
(10) days after Lessor shall have given Lessee written notice of such taking (or
in the absence of such written notice, within ten (10) days after the condemning
authority shall have taken possession) terminate this Lease as of the date of
the condemning authority takes possession.  If neither party terminates this
Lease in accordance with the foregoing, this Lease shall remain in full force
and effect as to the portion of the Premises remaining, except that the rent
shall be reduced in proportion that the floor area taken bears to the total
floor area of the building situated on the Premises.  Any award for the taking
of all or any part of the Premises under the power of eminent domain or any
payment made under threat of the exercise of such power shall be the property of
Lessor, whether such award shall be made as compensation for diminution in value
of the leasehold or for the taking of the fee, or as severance damages.  In the
event that this Lease is not terminated by reason of such condemnation, Lessor
shall, to the extent of severance damages received by Lessor in connection with
such condemnation, repair any damage to the Premises caused by such condemnation
except to the extent that Lessee has been reimbursed therefor by the condemning
authority.  Lessee shall pay any amount in excess of such severance damages
required to complete such repair.

15.  Brokers.  In connection with this Lease, Lessor and Lessee warrants and
represents that it has not had dealings with any broker or finder other than
Wolf Commercial Brokerage and that it knows of no person who is or might be
entitled to a commission, finder's fee or other like payment in connection
herewith and does hereby indemnify and agree to hold the other party harmless
from and against any and all loss, liability and expenses that the other party
may incur should such warranty and representation prove incorrect.

16.  General Provisions.

     16.1  Estoppel Certificate.

           (a) Lessee shall, each time and from time to time upon receipt of
request therefor from Lessor, within ten (10) business days after receipt of
such request, execute, acknowledge and deliver to Lessor a statement in writing
addressed to Lessor or its designee: (i) certifying that this Lease is
unmodified and in full force and effect (or, if modified, stating the nature of
such modification and certifying that this Lease as so modified is in full force
and effect), (ii) setting forth the dates to which the rental and other charges
are paid (and if any amounts are paid in advance so stating), and (iii)
acknowledging that there are not any uncured defaults on the part of Lessor or
Lessee (or if any defaults are claimed, specifying the same). Such statement as
given by Lessee (or Lessor pursuant to subparagraph (b) hereof) may be relied
upon by a prospective purchaser or encumbrancer of the real property or any part
thereof of which the Premises are a part.

           (b) The failure or refusal of Lessee to deliver the statement(s) as
requested by Lessor pursuant to subparagraph (a) hereof within the time provided
shall, at the option of Lessor, constitutes a default under this Lease, and in
the event of any such failure or refusal Lessee shall be conclusively bound by
any statement of such import given by Lessor.

           (c) If Lessor desires to finance or refinance the Premises, or any
part thereof, and from time to time during the term of this Lease, at the sole
discretion of Lessor, Lessee hereby agrees to deliver to Lessor and/or to any
lender designated by Lessor such financial statements and tax returns of Lessee
as may be reasonably requested by Lessor. Such statements shall include the past
three years' financial statements of Lessee. All such financial statements shall
be received in confidence and shall be used only for the purposes herein set
forth.
<PAGE>

     16.2  Lessor's Liability.  The term "Lessor" as used herein shall mean only
the owner or owners at the time in question of the fee title or a lessee's
interest in a ground lease of the Premises.  In the event of any transfer of
such title or interest, Lessor herein named (and in case of any subsequent
transfers the then grantor) shall be relieved from and after the date of such
transfer (provided that the transferee of such title or interest shall assume
the obligations of Lessor under the Lease) of all liability as respects Lessor'
obligations thereafter to be performed., provided that any funds in the hands of
Lessor or the then grantor at the time as aforesaid, be binding on Lessor's
successors and assigns, only during their respective periods of ownership.
Lessee agrees to look solely to Lessor's estate and interest in the real
property of which the Premises is a part (or the proceeds thereof) for the
satisfaction of any remedy of Lessee for the collection of a judgment (or other
judicial process) requiring the payment of money by Lessor.  In the event of any
default by Lessor hereunder, and no other property or assets of Lessor or of any
of the partners of Lessor shall be subject to levy, execution or other
enforcement procedure for the satisfaction of Lessee's remedies under or with
respect to this Lease, the relationship of Lessor and Lessee hereunder or
Lessee's use or occupancy of the Premises.  This Lease and the obligations of
Lessee hereunder shall not be affected or impaired because Lessor is unable to
fulfill any of its obligations hereunder or is delayed in doing so if such
inability or delay is caused by reason of strike or labor troubles or any other
cause beyond the reasonable control of Lessor.

     16.3  Severability.  The invalidity of any provision of this Lease as
determined by a court of competent jurisdiction, shall in no way affect the
validity of any other provision hereof.

     16.4  Interest on Past-due Obligations. Except as expressly herein provided
to the contrary, any amount due Lessor not paid when due shall bear interest at
the maximum rate allowed by law from the date due. Payment of such interest
shall not excuse or cure any default by Lessee under this Lease, provided,
however, that interest shall not be payable on late charges incurred by Lessee
nor on any amounts upon which late chares are paid by Lessee.

     16.5  Time of Essence.  Time is of the essence as to Lessee's obligations
hereunder.

     16.6  Captions. Article and paragraph captions are for convenience only and
shall not be referred to for the purpose of limiting and construing this Lease
in any way.

     16.7  Incorporation of Prior Agreements; Amendments. This Lease contains
all agreements of the parties with respect to any matter mentioned herein. No
prior agreement or understanding pertaining to any such matter shall be
effective. Except as otherwise stated in this Lease, Lessee hereby acknowledges
that neither the real estate broker listed in paragraph 15 hereof nor any
cooperating broker on this transaction nor the Lessor or any employees or agents
of any of said persons has made any oral or written warranties or
representations to Lessee relative to the condition or use by Lessee of the
Premises, or the costs of operating or the taxes with respect to said Premises
and Lessee acknowledges that Lessee assumes all responsibility regarding the
Occupation Safety Health Act or the legal use or adaptability of the Premises
and the compliance thereof to all applicable laws and regulations enforced
during the term of this Lease except as otherwise specifically stated in this
Lease. This Lease may be modified in writing only, signed by the parties in
interest at the time of the modification.

     16.8  Notices.  Except as otherwise in this Lease provided, any notice,
consent, approval, demand, statement, bill, or other communication which Lessor
may desire or be required to give to Lessee, shall be deemed sufficiently given
or rendered if, in writing, delivered Lessee personally or sent by registered or
certified mail addressed to Lessee at the address set forth below, and the time
of the rendition of such bill or statement and of the giving of such notice,
consent, approval, demand or communication shall be deemed to be the time when
the same is delivered to Lessee, mailed as herein provided.  Lessee may change
its notification address by giving Lessor written notice of such change.  Any
notice, request, demand or communication by Lessee to Lessor must be served by
registered or certified mail addressed to Lessor, at the address set forth
below, or at such other address as Lessor shall designate by notice given as
<PAGE>

herein provided, and the time of giving such notice, request, demand or
communication shall be deemed to be the time when the same is mailed and herein
provided.

     16.9   Waivers. No waiver by Lessor of any provision hereof shall be deemed
a waiver of any other provision hereof or of any subsequent breach by Lessee of
the same or any other provision. Lessor's consent to or approval of any act
shall not be deemed to render unnecessary the obtaining of Lessor's consent to
or approval of any subsequent act by Lessee. The acceptance of rent hereunder by
Lessor shall not be a waiver of any preceding breach at the time of acceptance
of such rent. No payment by Lessee or receipt by Lessor of a lesser amount than
the monthly rent herein stipulated shall be deemed to be other than on account
of the earliest stipulated rent, nor shall any endorsement or statement on any
check or any letter accompanying any check or payment as rent be deemed an
accord and satisfaction and Lessor may accept such check or payment without
prejudice to Lessor's right to recover the balance of such rent or pursue any
other remedy in the Lease provided.

     16.10  Recording.  Lessee shall not record this Lease or a short form
memorandum thereof without Lessor's prior consent, and any such recordation
without Lessor's prior consent shall, at the option of Lessor, constitute a non-
curable default of Lessee hereunder.  Lessee shall, upon request of Lessor,
execute, acknowledge and deliver to Lessor a short form memorandum of this lease
for recording purposes.

     16.11  Holding Over. If Lessee remains in possession of the Premises or any
part thereof after the expiration of the term hereof without the express consent
of Lessor, such occupancy shall be a tenancy from month-to-month at a rental
equal to 150% of the amount of the last monthly rental plus all other charges
payable hereunder, and upon all the terms hereof applicable to a month-to-month
tenancy.

     16.12  Cumulative Remedies. No remedy or election hereunder shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies at
law or in equity.

     16.13  Covenants and Conditions. Each provision of this Lease performable
by Lessee shall be deemed both a covenant and a condition.

     16.14  Binding Effect; Choice of Law.  Subject to any provisions hereof
restricting assignment, encumbrancing or subletting by Lessee and subject to the
provisions of Paragraph 16.2, this Lease shall bind the parties, their personal
representatives, successors and assigns.  This Lease shall be governed by the
laws of the State in which the Premises are located.

     16.15  Subordination and Attornment.

            (a) This Lease, at Lessor's option, shall be subordinate or superior
to any ground lease, mortgage, deed of trust, or any other hypothecation for
security now or hereafter placed upon the real property of which the Premises is
a part and to any and all advances made on the security thereof and to all
renewals, modifications, consolidations, replacements and extensions thereof.

            (b) Lessee agrees to execute any documents required to effectuate
such subordination or to make this Lease prior to the lien of any mortgage, deed
of trust or ground lease, as the case may be within ten (10) business days after
demand by Lessor.

            (c) Subject to all of the provisions of this Lease, including
without limitations this Paragraph 16.15, Lessee agrees to attorn to a lender or
any other party who acquires ownership of the Premises by reason of a
foreclosure.

     16.16  Attorneys' Fees.

            (a) In the event that Lessor or Lessee should bring suit for the
possession of the Premises, for the recovery of any sum due under this Lease, or
because of the breach of any provision of this Lease, or for any other relief
against the other party, then all costs and expenses, including reasonable
attorneys' fees, incurred by the prevailing party shall be paid by the losing
party, which obligation on the part of the losing party shall be deemed to have
accrued on the date of the commencement of such action and shall be enforceable
whether or not the action is prosecuted to judgment.
<PAGE>

            (b) Should Lessor be named as a defendant in any suit brought
against Lessee in connection with or arising out of Lessee's occupancy
hereunder, Lessee shall pay to Lessor its costs and expenses incurred in such
suit, including reasonable attorneys' fees.

            (c) Lessor and Lessee covenant and agree that in any suit or
proceeding arising out of, under, or by virtue of this Lease, Lessor and Lessee
do hereby waive trial by jury.

     16.17  Lessor's Access.  Lessor and Lessor's agents shall have the right to
enter the Premises at reasonable prior notice except in the case of an emergency
for the purpose of inspecting the same, showing the same to prospective
purchasers, or lenders, or lessees, and making such alterations, repairs,
improvements or additions to the Premises or to the building of which they are
apart as Lessor may deem necessary or desirable.  Lessor may at any time place
on or about the Premises any ordinary "For Sale" signs and Lessor may at any
time during the last 120 days of the term hereof place on or about the Premises
any ordinary "For Lease" signs, all without rebate of rent or liability to
Lessee.

     16.18  Signs and Auctions. Lessee shall not place any sign upon the
Premises or conduct any auction thereon without Lessor's prior consent.

     16.19  Merger. The voluntary or other surrender of this Lease by Lessee, or
a mutual cancellation hereof, or a termination by Lessor, shall not work as a
merger, and shall, at the option of Lessor, terminate all or any existing
subtenancies or may, at the option of Lessor, operate as an assignment to Lessor
of any or all of such subtenancies.

     16.20  Corporate Authority.  If Lessee is a corporation, each individual
executing this Lease on behalf of said corporation represents and warrants that
he is duly authorized to execute and deliver this Lease on behalf of said
corporation in accordance with a  duly adopted resolution of the Board of
Directors of said corporation or in accordance with the Bylaws of said
corporation, and that this Lease is binding upon said corporation in accordance
with its terms.  If Lessee is a corporation Lessee shall, within thirty (30)
days after execution of this Lease, deliver to Lessor a certified copy of a
resolution of the Board of Directors of said corporation authorizing or
ratifying the execution of this Lease.

     16.21  Guarantor. In the event that there is a guarantor of this Lease,
said guarantor shall have the same obligations as Lessee under Paragraphs 16.1
and 16.20 of this Lease.

     16.22  Quiet Possession.  Upon Lessee paying the fixed rent reserved
hereunder and observing and performing all of the covenants, conditions and
provisions on Lessee's part to be observed and performed hereunder, Lessee shall
have quiet possession of the Premises for the entire term hereof subject to all
of the provisions of this Lease, including without limitation the provisions of
Paragraph 16.15.

     16.23  Multiple Tenant Building Rules and Regulations. In the event that
the Premises is part of a larger building or group of buildings then Lessee
agrees that it will abide by, keep and observe all reasonable rules and
regulations which Lessor may make from time to time for the management, safety,
care, and cleanliness of the building and grounds, the parking of vehicles and
the preservation of good order therein as well as for the convenience of other
occupants and tenants of the building. The violation of any such rules and
regulations, or the failure to pay such pro-rata share of costs, shall be deemed
a material breach of this Lease by Lessee.

     16.24  Common Areas and Building Costs. As used herein, "Common Areas"
shall mean all areas within the building and grounds which are not specifically
leased or held for lease by Lessor, including, without limiting the foregoing,
parking areas, driveways, sidewalks, loading areas, access and egress roads,
corridors, landscaped and planted areas and all other improvements provided by
Lessor for the common use of lessees. Lessor may from time to time change the
size, location, nature, and use of any of the Common Areas including converting
any portion of the Common Areas to leasable areas and increasing or decreasing
common area land and/or facilities, but in no event shall such modifications
materially impair Lessees reasonable access to the Premises nor the parking
area.
<PAGE>

     Lessee, its employees, agents, customers and business invitees shall have
the non-exclusive right (in common with other lessees and all others whom Lessor
has granted or may grant such rights) to use the Common Areas for the purposes
intended, subject to such reasonable rules and regulations relating to such use
as Lessor may from time to time establish. Lessee agrees, after notice thereof,
to abide by such rules and regulations and to use its best efforts to cause its
officers, employees, agents, customers, and business invitees to conform
thereto. Lessor may at any time close any Common Areas to effect construction,
repairs or changes thereto, or to prevent the acquisition of public rights in
such areas, and may do such other acts in and to the Common Areas as in its
judgment may be desirable to improve the convenience thereof. Lessee shall not
at any time interfere with the rights of Lessor, or other lessees, or of any
person entitled to use the Common Areas or to use any part thereof.

     Lessor shall operate, manage, equip, clean, sweep, remove refuse, light,
patrol, repair, replace, and maintain the Common Areas for their intended
purposes in such manner as Lessor shall in its sole discretion determine to be
reasonably appropriate.

     Lessee shall pay to Lessor, in the manner provided in the following
paragraph hereof, Lessee's pro-rata share of all the costs of operating,
managing, leasing, maintaining, repairing and replacing the Common Areas and the
building of which the Premises forms a part. Such costs shall include all costs
and expenses incurred by Lessor for the operation and maintenance of the Common
Areas ant the building of which the Premises forms a part during the Lease term
(including appropriate reserves) including, without limiting the foregoing:
costs and expenses of gardening and landscaping; water and sewage charges;
maintenance and signs (other than Lessee's signs); premiums for liability,
property damage, fire and other types of casualty and worker's compensation
insurance (including, but not limited to, liability insurance procured by Lessor
pursuant to Paragraph 8.2); all taxes levied on or attributable to the Common
Areas and the building of which the Premises forms a part (including, but not
limited to, "real property taxes" as defined in Paragraph 10.2 and 10.4); fees
for required licenses and permits; management and similar administrative fees;
costs and expenses of repairs, resurfacing, repaving, maintenance, painting,
lighting, cleaning, refuse removal, security, parking attendants, and other
items.

     Lessee's pro-rata share of the costs referred to in the previous
subparagraph shall be reasonably determined by Lessor and such reasonable
determination made in good faith shall be conclusive. Lessee's annual pro-rata
share as estimated by Lessor shall be paid as additional rent in monthly
installments, in advance, on the first day of each calendar month of the Lease
term after commencement thereof (pro-rated for any fractional month). Lessor
shall deliver to Lessee within sixty (60) days after the expiration of each
calendar year a reasonably detailed statement showing Lessee's share of the
actual costs incurred during the preceding year. Lessee shall have the right, at
its sole cost and expense, to review and audit the annual expense statement. If
Lessee's payments under this Subparagraph 16.24 during said preceding year
exceed Lessee's pro-rata share as indicated on said statement, Lessee shall be
entitled to credit the amount of such overpayment against Lessee's pro-rata
share of such costs next falling due. If Lessee's payments under this Paragraph
during said preceding year were less than Lessee's pro-rata share as indicated
on said statement, Lessee shall pay to Lessor the amount of the deficiency as
additional rent within ten (10) days after delivery by Lessor to Lessee of said
statement.

17.  Hazardous Materials.

     17.1  Reportable Uses Require Consent. The term "Hazardous Substance" as
used in this Lease may mean any product, substance, chemical, material or waste
whose presence, nature, quantity and/or intensity of existence, use,
manufacture, disposal, transportation, spill, release or effect, either by
itself or in combination with other materials expected to be on the Premises, is
either: (i) potentially injurious to the public health, safety or welfare, the
environment, or the Premises; (ii) regulated or monitored by any governmental
authority; or (iii)

<PAGE>

a basis for potential liability of Lessor to any governmental agency or third
party under any applicable statute or common law theory. Hazardous Substance
shall include, but not be limited to, hydrocarbons, petroleum, gasoline, crude
oil or any products or by-products thereof. Excluded from the definition of
hazardous substances are reasonable amounts of janitorial cleaning fluids,
copier toner and similar materials commonly found in offices provided they are
used in a lawful manner. Lessee shall not engage in any activity in or about the
Premises which constitutes a Reportable Use (as hereinafter defined) of
Hazardous Substances without the express prior written consent of Lessor and
compliance in a timely manner (at Lessee's sole cost and expense) with all
Applicable Requirements (as defined in Paragraph 17.4). "Reportable Use" shall
mean (i) the installation or use of any above or below ground storage tank, (ii)
the generation, possession, storage, use, transportation, or disposal of a
Hazardous Substance that requires a permit from or with respect to which a
report, notice, registration or business plan is required to be filed with, any
governmental authority, and (iii) the presence in, on or about the Premises of a
Hazardous Substance with respect to which any applicable laws require that a
notice be given to persons, entering or occupying the Premises or neighboring
properties. Notwithstanding the foregoing, Lessee may, without Lessor's prior
consent, but upon notice to Lessor and in compliance with all Applicable
Requirements, use any ordinary and customary materials reasonably required to be
used by Lessee in the normal course of the Permitted Use, so long as such use is
not a Reportable Use and does not expose the Premises or neighboring properties
to any meaningful risk of contamination or damage or expose Lessor to any
amiability therefor. In addition, Lessor may (but without any obligation to do
so) condition its consent to any Reportable Use of any Hazardous Substance by
Lessee upon Lessee's giving Lessor such additional assurances as Lessor, in its
reasonable discretion, deems necessary to protect itself, the public, the
Premises and the environment against damage, contamination or injury and/or
liability therefor, including but not limited to the installation (and, at
Lessor's option, removal on or before Lease expiration or earlier termination)
of reasonably necessary protective modifications to the Premises (such as
concrete encasements) and/or the deposit of an additional Security Deposit under
Paragraph 5 hereof. To the best of Lessor's knowledge, there are no hazardous
substances in, on, under or about the Premises of the building.

     17.2 Duty to Inform Lessor.  If Lessee knows, or has reasonable cause to
believe, that a Hazardous Substances has come to be located in, on, under or
about the Premises or the Building, other than as previously consented to by
Lessor, Lessee shall immediately give Lessor written notice thereof, together
with a copy of any statement, report, notice, registration, application, permit,
business plan, license, claim, action, or proceeding given to, or received from,
any governmental authority or private party concerning the presence, spill,
release, discharge of, or exposure to, such Hazardous Substance including but
not limited to all such documents as may be involved in any Reportable Use
involving the Premises.  Lessee shall not cause or permit any Hazardous
Substance to be spilled or released in, on, under or about the Premises
(including, without limitation, through the plumbing or sanitary sewer system).

     17.3 Indemnification.  Lessee shall indemnify, protect, defend and hold
Lessor, its agents, employees, lenders and ground Lessor, if any, and the
Premises harmless from and against any and all damages, liabilities, judgments,
costs, claims, liens, expenses, penalties, loss of permits and attorneys' and
consultants' fees arising out of or involving any Hazardous Substance brought
onto the Premises by or for Lessee or by anyone under Lessee's control.
Lessee's obligations under this Paragraph 17.3 shall include, but not be limited
to, the effects of any contamination or injury to person, property or the
environment created or suffered by Lessee, and the cost of investigation
(including consultants' and attorneys' fees and testing), removal, remediation,
restoration and/or abatement thereof, or of any contamination therein involved,
and shall survive the expiration of earlier termination of this Lease.  No
termination, cancellation or release agreement entered into by Lessor and Lessee
shall release Lessee from
<PAGE>

its obligations under his Lease with respect to Hazardous Substances, unless
specifically so agreed by Lessor in writing at the time of such agreement.

     17.4 Lessee's Compliance with Requirements.  Lessee shall, at Lessor's sole
cost and expense, fully, diligently and in a timely manner, comply with all
"Applicable Requirements," which term is used in this Lease to mean all laws,
rules, regulations, ordinances, directives, covenants, easements and
restrictions of record, permits, the requirements of any applicable fire
insurance underwriter or rating bureau, and the recommendations of Lessor's
engineers and/or consultants, relating in any manner to the Premises (including
but not limited to matters pertaining to (i) industrial hygiene, (ii)
environmental conditions on, in, under or about the Premises, including soil and
groundwater conditions, and (iii) the use, generation, manufacture, production,
installation, maintenance, removal, transportation, storage, spill, or release
of any Hazardous Substance), now in effect or which may hereafter come into
effect.  Lessee shall, within five (5) days after receipt of Lessor's written
request, provide Lessor with copies of all documents and information, including
but not limited to permits, registration, manifests, applications, reports and
certificates, evidencing Lessee's compliances, reports and certificates,
evidencing Lessee's compliance with any Applicable Requirements specified by
Lessor, and shall immediately upon receipt, notify Lessor in writing (with
copies of any documents involved) of any threatened or actual claim, notice,
citation, warning, complaint or report pertaining to or involving failure by
Lessee or the Premises to comply with any Applicable Requirements.

18.  Examination Lease.  Submission of this instrument for examination or
signature by Lessee does not constitute a reservation of or option for lease,
and it is not effective as a lease or otherwise until execution and delivery by
both Lessor and Lessee.  The parties hereto have executed this Lease as of the
date first set forth above.  (See Addendum - Paragraphs 19-28.)

LESSOR                                LESSEE

THE RICHLAR PARTNERSHIP               INTERNATIONAL IMAGE SERVICES, L.L.C.
(a California general partnership)    (a California limited liability company)

By: /s/ Lawrence N. Field,            By: /s/ Michael Ferkranus, Vice President
       General Partner                       and General Manager

Date:                                 Date:  Sept. 15, 1995

ADDRESS:

433 N. Camden Drive, Suite #820       1703 Stewart Street
Beverly Hills, CA 90210               Santa Monica, CA 90404
<PAGE>

      ADDENDUM TO LEASE DATED AUGUST 10, 1995 BY AND BETWEEN THE RICHLAR
        PARTNERSHIP (A CALIFORNIA GENERAL PARTNERSHIP), AS LESSOR, AND
 INTERNATIONAL IMAGE SERVICES, LLC, (A CALIFORNIA LIMITED LIABILITY COMPANY),
     AS LESSEE, FOR THE PREMISES LOCATED AT 1703 AND 1705 STEWART STREET,
                           SANTA MONICA, CALIFORNIA

19.  1705 Stewart Street.

     Lessee shall take occupancy and commence pay effective January 1, 1996.

20.  Rent Schedule.

     Lessee shall pay Lessor base monthly rent during

Term                                              Base Monthly Rent
September 11, 1995 - November 30, 1995            $1,149.00
December 1, 1995 - December 31, 1995              $6,350.00
January 1, 1996 - August 31, 1997                 $7,884.00
September 1, 1997 - August 31, 1999               $8,357.00
September 1, 1999 - August 31, 2001               $8,859.00
September 1, 2001 - August 31, 2003               $9,390.00
September 1, 2003 - September 30, 2005            $9.954.00

21.  Tenant Improvements.

     Lessee shall take occupancy of both 1703 and 1705 Stewart Street in "as-is"
condition.

     Prior to commencement of any tenant improvement work, Lessee shall submit
to Lessor tenant improvement plans showing Lessee's proposed tenant improvements
for Lessor's review and approval. Lessee's tenant improvements shall comply with
city building and safety codes and Lessee shall obtain a building permit prior
to commencement of the work.

22.  Real Estate Tax Protection

     To the extent the real property taxes described in Paragraph 10 of the
Lease increase as a result of a change in ownership or sale of the property of
which the Premise form a part (the "Property") during the initial lease term,
Lessee shall not be responsible for payment of its pro rata share of any portion
of said increase resulting from the first change of ownership or sale of the
Property occurring during the first three (3) years of the lease term.

23.  Signage

     Lessee, at its cost, may install signage on the building directly over the
Premises.  Lessee's signage must be approved in writing by Lessor and comply
with city code.

24.  Parking

     Lessee shall have the right to utilize fifteen (15) reserved parking
spaces, at no charges, until December 31, 1995 and increased to eighteen (18)
reserved parking spaces, at no charge, commencing January 1, 1996 in the parking
lot of the building, at locations designated by Lessor, of which the Premises
form a part.

25.  Non-disturbance Agreement

     Lessor shall use best efforts to secure and deliver to Lessee with a Non-
Disturbance Agreement reasonably acceptable to Lessor and Lessee from and
executed by Lessor's Mortgagee (if any) for the benefit of Lessee.

26.  Rooftop Satellite Dish

     Expressly subject to (1) Lessor's prior written consent and approval of
plans therefor; (2) all applicable governmental and building codes; and (3) the
approval of Lessor's roofing contractor and structural engineer, Lessee shall
have the right, at its sole cost and expense, to install one (1) satellite dish
on the roof directly above the Premises, further provided that said satellite
dish shall not interfere with the use of premises or the business conducted
therein by any other tenant of the building of which the Premises form a part.
Lessee hereby holds Lessor harmless from and indemnifies Lessor against any and
all damages and injuries resulting
<PAGE>

directly or indirectly from the installation, maintenance and/or removal of said
satellite dish. In addition, Lessee shall reimburse Lessor for any expenses
incurred by Lessor in (1) having its roofing contractor and/or structural
engineer supervise the installation or removal of said satellite dish or (2)
repairing any damages to the roof or any other part of the building of which the
Premises form a part as a result of the installation, maintenance and/or removal
of said satellite dish.

27.  Permitted Use.

     In addition to the use permitted in the body of the Lease, permitted uses
shall include any use related to the permitted use, as well as warehousing,
distribution, light assembly administration, research and development and office
use related to and in conjunction with the foregoing uses.

28.  Code Compliance

     In the event any ordinance, law or statute is enacted which requires
modification to Premises or the building of which the Premises form a part,
Lessor shall make such modifications at its cost and expense, provided Lessee
shall be responsible for any modification to the Premises required because of
Lessee's specific sue of the Premises (as opposed to modifications required for
all general offices or distribution facilities).  The foregoing shall not
require, however, modification to cause a nonconforming use to become conforming
prior to the date on which such modification is in fact required to be
completed.  In addition, if Lessor's cost to make such modifications exceeds
$25,000 and the governmentally required date of completion (the "Deadline Date")
is on or after January 1, 1998, then Lessor may elect to terminate this Lease
effective upon the Deadline Date provided Lessor gives Lessee not less than 90
days prior written notice, which notice shall include Lessor's best good faith
estimate of the cost of such modifications.  Lessee may cause such notice of
termination to be ineffective by committing in writing to pay the cost of such
modifications relating to the Premises in excess of $25,000, such commitment to
be given within 30 days after receipt of Lessor's notice.  If the Deadline Date
is between January 1, 1998 and January 1, 2001, prior to the effective date of
such lease termination, Lessor shall pay Lessee the unamortized cost of tenant
improvements installed by Lessee (and certified in writing by Lessee to Lessor)
based on a 5 year amortization schedule starting January 1, 1996 with interest
at 10% per annum.  If the Deadline Date is on or after January 1, 2001, Lessor
shall not be required to make such payment.

AGREED AND ACCEPTED:

LESSOR:                                 LESSEE:

THE RICHLAR PARTNERSHIP                 INTERNATIONAL IMAGE SERVICES, LLC
(a California general partnership)      (a California limited liability company)

By: /s/ Lawrence N. Field,              By: /s/ Michael Ferkranus, Manager
       General Partner
Date:                                   Date: Sept. 15, 1995

ADDRESS:

433 N. Camden Drive, Ste. #820          1703 Stewart Street
Beverly Hills, CA 90201                 Santa Monica, CA 90404
<PAGE>

ADDENDUM TO LEASE DATED AUGUST 10, 1995 BY AND BETWEEN THE RICHLAR PARTNERSHIP
(A CALIFORNIA GENERAL PARTNERSHIP), AS LESSOR, AND INTERNATIONAL IMAGE SERVICES
(A CALIFORNIA LIMITED LIABILITY COMPANY), AS LESSEE, FOR THE PREMISES LOCATED AT
1703 STEWART STREET, SANTA MONICA, CALIFORNIA.

In addition to the Premises located at 1703 Stewart Street, Santa Monica,
California, Lessee shall occupy the Premises located at 1707 Stewart Street and
2909B Nebraska Avenue, Santa Monica, CA subject to the terms and conditions of
the Lease and the following:

1.   SIZE

     1707 Stewart Street           3,203 sq. ft. of mezzanine office space
     2909B Nebraska Avenue         6,750 sq. ft. of warehouse space

2.   TERM

     1707 Stewart Street           April 1, 1996 to September 30, 2005
     2909B Nebraska Avenue         November 1, 1996 to September 30, 2005

3.   RENT SCHEDULE

     Lessee's rent schedule for its entire premises, totaling 19,167 square
feet, shall be modified as follows:

     Term                                      Base Monthly Rent
     04/01/96 - 10/31/96                       $ 7,884.00
     11/01/96 - 08/31/97                       $13,622.00
     09/01/97 - 03/31/98                       $14,432.00
     04/01/98 - 08/31/99                       $18,062.00
     09/01/99 - 08/31/01                       $19,161.00
     09/01/01 - 08/31/03                       $20,105.00
     09/01/03 - 09/30/05                       $21,450.00

Lessee shall receive a rent credit from Lessor of $11,000 for additional
plumbing improvements required in the Premises.  For the eleven (11) month
period commencing April 1, 1996 and ending February 28, 1997 Lessee's base
monthly rent, as shown above, shall be reduced by $1,000.

4.   ADDITIONAL SECURITY DEPOSIT

     1707 Stewart Street           $3,459 paid to Lessor upon execution of this
                                     Addendum
     2909B Nebraska Avenue         $7,290 paid to Lessor by November 1, 1996

As a result, Lessee's security deposit shall total $20,703.

5.   CONDITION OF PREMISES/TENANT IMPROVEMENTS

     Lessee shall take occupancy of 1707 Stewart Street and 2909B Nebraska
Avenue in "as-is" condition. Lessor shall pay Lessee a tenant improvement
allowance for 2909B Nebraska Avenue in the amount of $20,000. Lessor shall pay
Lessee the allowance upon completion of Lessee's work and receipt of paid
invoice for the improvements.

6.   PARKING

     Lessee shall have the right to utilize six (6) reserved parking spaces for
1707 Stewart Street and seven (7) reserved parking spaces for 2909B Nebraska
Avenue at no charge.

As a result, Lessee's parking spaces shall total 31 spaces.
<PAGE>

7.   SIGNAGE

     Lessee, at its cost, may install an illuminated monument sign at the front
of the building in the grass area along the public sidewalk.

Prior to installation, Lessee must obtain both Lessor's and city approval.

8.   Except for the above modifications, all other terms, covenants and
conditions of the lease shall remain unmodified and in full force and effect.

AGREED AND ACCEPTED

LESSOR                                  LESSEE

THE RICHLAR PARTNERSHIP                 INTERNATIONAL IMAGE SERVICES, L.L.C.
(a California general partnership)      (a California limited liability company)

By: /s/ Lawrence N. Field,              By: /s/ Michael Ferkranus, Manager
       General Partner
Date:                                   Date: April 22, 1996<PAGE>

                                                                   EXHIBIT 10.22

STANDARD OFFICE LEASE - GROSS

American Industrial Real Estate Association

1.  Basic Lease Provisions ("Basic Lease Provisions")

    1.1   Parties: This Lease, dated, for reference purposes only, January 23,
2000, is made by and between Thomas Seaman, Receiver for 12233 Olympic
Boulevard, (herein called "Lessor") and STV Communications, Inc., a California
corporation, doing business under the name of _______ (herein called "Lessee").

    1.2   Premises: Suite Number(s) 280 & 380 floors, consisting of
approximately 16,099 feet, more or less, as defined in paragraph 2 and as shown
on Exhibit "A" hereto (the "Premises").

    1.3   Building: Commonly described as being located at 12233 Olympic
Boulevard in the City of Los Angeles, County of Los Angeles, State of
California, as more particularly described in Exhibit A hereto, and as defined
in paragraph 2.

    1.4   Use: general office, subject to paragraph 6.

    1.5   Term: Three (3) years commencing February 18, 2000 ("Commencement
Date") and ending February 17, 2003, as defined in paragraph 3.

    1.6   Base Rent: $32,198.00 per month, payable on the 1/st/ day of each
month, per paragraph 4.1______.

    1.7   Base Rent Increase: On see addendum the monthly Base Rent payable
under paragraph 1.6 above shall be adjusted as provided in paragraph 4.3 below.

    1.8   Rent Paid Upon Execution:  $32,198.00 for the first month of rent.

    1.9   Security Deposit: See addendum.

    1.10  Lessee's Share of Operating Expense Increase:  11% as defined in
paragraph 4.2

2.  Premises, Parking and Common Areas.

    2.1   Premises: The Premises are a portion of a building, herein sometimes
referred to as the "Building" identified in paragraph 1.3 of the Basic Lease
Provisions.  "Building" shall include adjacent parking structures used in
connection therewith.  The Premises, the Building, the Common Areas, the land
upon which the same are located, along with all other buildings and improvements
thereon or thereunder, are herein collectively referred to as the "Office
Building Project."  Lessor hereby leases to Lessee and Lessee leases from Lessor
for the term, at the rental, and upon all of the conditions set forth herein,
the real property referred to in the Basic Lease Provisions, paragraph 1.2, as
the "Premises," including rights to the Common Areas as hereinafter specified.

    2.2   Vehicle Parking: So long as Lessee is not in default, and subject to
the rules and regulations attached hereto, and as established by Lessor from
time to time, Lessee shall be entitled to rent and use 48 parking spaces in the
Office Building Project at the monthly rate applicable from time to time for
monthly parking as set by Lessor and/or its licensee.*

*Lessor reserves the right to assign parking spaces to Lessee for tandem use.

          2.2.1  If Lessee commits, permits or allows any of the prohibited
activities described in the Lease or the rules then in effect, then Lessor shall
have the right, without notice, in addition to such other rights and remedies
that it may have, to remove or tow away the vehicle involved and charge the cost
to Lessee, which cost shall be immediately payable upon demand by Lessor.

          2.2.2  The monthly parking rate per parking space will be $** per
month at the commencement of the term of this Lease, and is subject to change
upon five (5) days prior written notice to Lessee. Monthly parking fees shall be
payable one month in advance prior to the first day of each calendar month.

**$95 per car, unreserved and $140 per car, reserved.
<PAGE>

    2.3  Common Areas - Definition.  The term Common Areas" is defined as all
areas and facilities outside the Premises and within the exterior boundary line
of the Office Building Project that are provided and designated by the Lessor
from time to time for the general non-exclusive use of Lessor, Lessee and of
other lessees of the Office Building Project and their respective employees,
suppliers, shippers, customers and invitees, including but not limited to common
entrances, lobbies, corridors, stairways and stairwells, public restrooms,
elevators, escalators, parking areas to the extent not otherwise prohibited by
this Lease, loading and unloading areas, trash areas, roadways, sidewalks,
walkways, parkways, ramps, driveways, landscaped areas and decorative walls.

    2.4  Common Areas - Rules and Regulations.  Lessee agrees to abide by and
conform to the rules and regulations attached hereto as Exhibit B with respect
to the Office Building Project and Common Areas, and to cause its employees,
suppliers, shippers, customers, and invitees to so abide and conform.  Lessor or
such other person(s) as Lessor may appoint shall have the exclusive control and
management of the Common Areas and shall have the right, from time to time, to
modify, amend and enforce said rules and regulations.  Lessor shall not be
responsible to Lessee for the non-compliance with said rules and regulations by
other lessees, their agents, employees and invitees of the Office Building
Project.

    2.5  Common Areas - Changes.  Lessor shall have the right, in Lessor's sole
discretion, from time to time:

         (a)  To make changes to the Building interior and exterior and Common
Areas, including, without limitation, changes in the location, size, shape,
number, and appearance thereof, including but not limited to the lobbies,
windows, stairways, air shafts, elevators, escalators, restrooms, driveways,
entrances, parking spaces, parking areas, loading and unloading areas, ingress,
egress, direction of traffic, decorative walls, landscaped areas and walkways;
provided, however, Lessor shall at all times provide the parking facilities
required by applicable law;

         (b)  To close temporarily any of the Common Areas for maintenance
purposes so long as reasonable access to the Premises remains available;

         (c)  To designate other land and improvements outside the boundaries of
the Office Building Project to be apart of the Common Areas, provided that such
other land and improvements have a reasonable and functional relationship to the
Office Building Project;

         (d)  To add additional buildings and improvements to the Common Areas;

         (e)  To use the Common Areas while engaged in making additional
improvements, repairs or alterations to the Office Building Project, or any
portion thereof;

         (f)  To do and perform such other acts and make such other changes in,
to or with respect to the Common Areas and Office Building Project as Lessor
may, in the exercise of sound business judgment deem to be appropriate.

3.  Term

    3.1  Term.  The term and Commencement Date of this Lease shall be as
specified in paragraph 1.5 of the Basic Lease Provisions.

    3.2  Delay in Possession.  Notwithstanding said Commencement Date, if for
any reason Lessor cannot deliver possession of the Premises to Lessee on said
date and subject to paragraph 3.2.2, Lessor shall not be subject to any
liability therefor, nor shall such failure affect the validity of this Lease or
the obligations of Lessee hereunder or extend the term hereof; but, in such
case, Lessee shall not be obligated to pay rent or perform any other obligations
of Lessee under the terms of this Lease, except as may be otherwise provided in
this Lease, until possession of the Premises is tendered to Lessee, as
hereinafter defined; provided, however, that if Lessor shall not have delivered
possession of the Premises within sixty (60) days following said Commencement
Date, as the same may be extended under the terms of a Work Letter executed by
Lessor and Lessee, Lessee may, at Lessee's option, by notice in writing to
Lessor within ten (10) days thereafter, cancel this Lease, in which event the
parties shall be
<PAGE>

discharged from all obligations hereunder; provided, however, that as to
Lessee's obligations, Lessee first reimburses Lessor for all costs incurred for
Non-Standard improvements and, as to Lessor's obligations, Lessor shall return
any money previously deposited by Lessee (less any offsets due Lessor for Non-
Standard Improvements); and provided further, that if such written notice by
Lessee is not received by Lessor within said ten (10) day period, Lessee's right
to cancel this Lease hereunder shall terminate and be of no further force or
effect.

         3.2.1  Possession Tendered - Defined.  Possession of the Premises shall
be deemed tendered to Lessee ("Tender of Possession") when (1) the improvements
to be provided by Lessor under this Lease are substantially completed, (2) the
Building utilities are ready for use in the Premises, (3) Lessee has reasonable
access to the Premises, and (4) ten (10) days shall have expired following
advance written notice to Lessee of the occurrence of the matters described in
(1), (2) and (3), above of this paragraph 3.2.1.

         3.2.2  Delays Caused by Lessee.  There shall be no abatement of rent,
and the sixty (60) day period following the Commencement Date before which
Lessee's right to cancel this Lease accrues under paragraph 3.2, shall be deemed
extended to the extent of any delays caused by acts or omissions of Lessee,
Lessee's agents, employees and contractors.

    3.3  Early Possession.  If Lessee occupies the Premises prior to said
Commencement Date, such occupancy shall be subject to all provisions of this
Lease, such occupancy shall not change the termination date, and Lessee shall
pay rent for such occupancy.

    3.4  Uncertain Commencement.  In the event commencement of the Lease term is
defined as the completion of the improvements, Lessee and Lessor shall execute
an amendment to this Lease establishing the date of Tender of Possession (as
defined in paragraph 3.2.1) or the actual taking of possession by Lessee,
whichever first occurs, as the Commencement Date.

4.  Rent.

    4.1  Base Rent.  Subject to adjustment as hereinafter provided in paragraph
4.3, and except as may be otherwise expressly provided in this Lease, Lessee
shall pay to Lessor the Base Rent for the Premises set forth in paragraph 1.6 of
the Basic Lease Provisions, without offset or deduction.  Lessee shall pay
Lessor upon execution hereof the advance Base Rent described in paragraph 1.8 of
the Basic Lease Provisions.  Rent for any period during the term hereof which is
for less than one month shall be prorated based upon the actual number of days
of the calendar month involved.  Rent shall be payable in lawful money of the
United States to Lessor at the address stated herein or to such other persons or
at such other places as Lessor may designate in writing.

    4.2  Operating Expense Increase.  Lessee shall pay to Lessor during the term
hereof, in addition to the Base Rent, Lessee's Share, as hereinafter defined, of
the amount by which all Operating Expenses, as hereinafter defined, for each
Comparison Year exceeds the amount of all Operating Expenses for the Base Year,
such excess being hereinafter referred to as the "Operating Expense Increase,"
in accordance with the following provisions:

         (a) "Lessee's Share" is defined, for purposes of this Lease, as the
percentage set forth in paragraph 1.10 of the Basic Lease Provisions, which
percentage has been determined by dividing the approximate square footage of the
Premises by the total approximate square footage of the rentable space contained
in the Office Building Project.  It is understood and agreed that the square
footage figures set forth in the Basic Lease Provisions are approximations which
Lessor and Lessee agree are reasonable and shall not be subject to revision
except in connection with an actual change in the size of the Premises or a
change in the space available for lease in the Office Building Project.

         (b) "Base Year" is defined as the calendar year in which the Lease term
commences.

         (c) "Comparison Year" is defined as each calendar year during the term
of this Lease subsequent to the Base Year; provided, however, Lessee shall have
no obligation to pay a share of the Operating Expense Increase applicable to the
first twelve (12) months of the Lease
<PAGE>

Term (other than such as are mandated by a governmental authority, as to which
government mandated expenses Lessee shall pay Lessee's Share, notwithstanding
they occur during the first twelve (12) months). Lessee's Share of the Operating
Expense Increase for the first and last Comparison Years of the Lease Term shall
be prorated according to that portion of such Comparison Year as to which Lessee
is responsible for a share of such increase.

         (d) "Operating Expenses" is defined, for purposes of this Lease, to
include all costs, if any, incurred by Lessor in the exercise of its reasonable
discretion, for:

             (i)   The operation, repair, maintenance, and replacement, in neat,
clean, safe, good order and condition, of the Office Building Project, including
but not limited to, the following:

                     (aa) The Common Areas, including their surfaces, coverings,
decorative items, carpets, drapes and window coverings, and including parking
areas, loading and unloading areas, trash areas, roadways, sidewalks, walkways,
stairways, parkways, driveways, landscaped areas, striping, bumpers, irrigation
systems, Common Area lighting facilities, building exteriors and roots, fences
and gates.

                     (bb) All heating, air conditioning, plumbing, electrical
systems, life safety equipment, telecommunication and other equipment used in
common by, or for the benefit of, lessees or occupants of the Office Building
Project, including elevators and escalators, tenant directories, fire detection
systems including sprinkler system maintenance and repair.

             (ii)   Trash disposal, janitorial and security services:

             (iii)  Any other service to be provided by Lessor that is elsewhere
in this Lease stated to be an "Operating Expense";

             (iv)   The cost of the premiums for the liability and property
insurance policies to be maintained by Lessor under paragraph 8 hereof;

             (v)    The amount of the real property taxes to be paid by Lessor
under paragraph 10.1 hereof;

             (vi)   The cost of water, sewer, gas, electricity, and other
publicly mandated services to the Office Building Project;

             (vii)  Labor, salaries and applicable fringe benefits and costs,
materials, supplies and tools, used in maintaining and/or cleaning the Office
Building Project and accounting and a management fee attributable to the
operation of the Office Building Project;

             (viii) Replacing and/or adding improvements mandated by any
governmental agency and any repairs or removals necessitated thereby amortized
over its useful life according to Federal income tax regulations or guidelines
for depreciation thereof (including interest on the unamortized balance as is
then reasonable in the judgment of Lessor's accountants);

             (ix)   Replacements of equipment or improvements that have a useful
life for depreciation purposes according to Federal income tax guidelines of
five (5) years or less, as amortized over such life.

         (e) Operating Expenses shall not include the costs of replacements of
equipment or improvements that have a useful life for Federal income tax
purposes in excess of five (5) years unless it is of the type described in
paragraph 4.2(d)(viii), in which case their cost shall be included as above
provided.

         (f) Operating Expenses shall not include any expenses paid by any
lessee directly to third parties, or as to which Lessor is otherwise reimbursed
by any third party, other tenant, or by insurance proceeds.

         (g) Lessee's Share of Operating Expense increase shall be payable by
Lessee within ten (10) days after a reasonably detailed statement of actual
expenses is presented to Lessee by Lessor.  At Lessor's option, however, an
amount may be estimated by Lessor from time to time in advance of Lessee's Share
of the Operating Expense increase for any Comparison Year, and the same shall be
payable monthly or quarterly, as Lessor shall
<PAGE>

designate, during each Comparison Year of the Lease term, on the same day as the
Base Rent is due hereunder. In the event that Lessee pays Lessor's estimate of
Lessee's Share of Operating Expense increase as aforesaid, Lessor shall deliver
to Lessee within sixty (60) days after the expiration of each Comparison Year a
reasonably detailed statement showing Lessee's Share of the actual Operating
Expense Increase incurred during such year. If Lessee's payments under this
paragraph 4.2(g) during said Comparison Year exceed Lessee's Share as indicated
on said statement, Lessee shall be entitled to credit the amount of such
overpayment against Lessee's Share of Operating Expense increase next falling
due. If Lessee's payments under this paragraph during said Comparison Year were
less than Lessee's Share as indicated on said statement, Lessee shall pay to
Lessor the amount of the deficiency within ten (10) days after delivery by
Lessor to Lessee of said statement. Lessor and Lessee shall forthwith adjust
between them by cash payment any balance determined to exist with respect to
that portion of the last Comparison Year for which Lessee is responsible as to
Operating Expense increases, notwithstanding that the Lease term may have
terminated before the end of such Comparison Year.

    4.3  Rent Increase.

    See Addendum.

5.  Security Deposit.  Lessee shall deposit with Lessor upon execution hereof
the security deposit set forth in paragraph 1.9 of the Basic Lease Provisions as
security for Lessee's faithful performance of Lessee's obligations hereunder. If
Lessee fails to pay rent or other charges due hereunder, or otherwise defaults
with respect to any provision of this Lease, Lessor may use, apply or retain all
or any portion of said deposit for the payment of any rent or other charge in
default for the payment of any other sum to which Lessor may become obligated by
reason of Lessee's default, or to compensate Lessor for any loss or damage which
Lessor may suffer thereby. If Lessor so uses or applies all or any portion of
said deposit, Lessee shall within ten (10) days after written demand therefor
deposit cash with Lessor in an amount sufficient to restore said deposit to the
full amount then required of Lessee. If the monthly Base Rent shall, from time
to time, increase during the term of this Lease, Lessee shall, at the time of
such increase, deposit with Lessor additional money as a security deposit so
that the total amount of the security deposit held by Lessor shall at all times
bear the same proportion to the then current Base Rent as the initial security
deposit bears to the initial Base Rent set forth in paragraph 1.6 of the Basic
Lease Provisions. Lessor shall not be required to keep said security deposit
separate from its general accounts. If Lessee performs all of Lessee's
obligations hereunder, said deposit, or so much thereof as has not heretofore
been applied by Lessor, shall be returned, without payment of interest or other
increment for its use, to Lessee (or, at Lessor's option, to the last assignee,
if any, of Lessee's interest hereunder) at the expiration of the term hereof,
and after Lessee has vacated the Premises. No trust relationship is created
herein between Lessor and Lessee with respect to said Security Deposit.

6.  Use.

    6.1  Use. The Premises shall be used and occupied only for the purpose set
forth in paragraph 1.4 of the Basic Lease Provisions or any other use which is
reasonably comparable to that use and for no other purpose.

    6.2  Compliance with Law.

         (a) Lessor warrants to Lessee that the Premises, in the state existing
on the date that the Lease term commences, but without regard to alterations or
improvements made by Lessee or the use for which Lessee will occupy the
Premises, does not violate any covenants or restrictions of record, or any
applicable building code, regulation or ordinance in effect on such Lease term
Commencement Date. In the event it is determined that this warranty has been
violated, then it shall be the obligation of the Lessor, after written notice
from Lessee, to promptly, at Lessor's sole cost and expense, rectify any such
violation.
<PAGE>

         (b) Except as provided in paragraph 6.2(a) Lessee shall, at Lessee's
expense, promptly comply with all applicable statutes, ordinances, rules,
regulations, orders, covenants and restrictions of record, and requirements of
any fire insurance underwriters or rating bureaus, now in effect or which may
hereafter come into effect, whether or not they reflect a change in policy from
that now existing, during the term or any part of the term hereof, relating in
any manner to the Premises and the occupation and use by Lessee of the Premises.
Lessee shall conduct its business in a lawful manner and shall not use or permit
the use of the Premises or the Common Areas in any manner that will tend to
create waste or a nuisance or shall tend to disturb other occupants of the
Office Building Project.

    6.3  Condition of Premises.

         (a) Lessor shall deliver the Premises to Lessee in a clean condition on
the Lease Commencement Date (unless Lessee is already in possession) and Lessor
warrants to Lessee that the plumbing, lighting, air conditioning, and heating
system in the Premises shall be in good operating condition.  In the event that
it is determined that this warranty has been violated, then it shall be the
obligation of Lessor, after receipt of written notice from Lessee setting forth
with specificity the nature of the violation to promptly, at Lessor's sole cost,
rectify such violation.

         (b) Except as otherwise provided in this Lease, Lessee hereby accepts
the Premises and the Office Building Project in their condition existing as of
the Lease Commencement Date or the date that Lessee takes possession of the
Premises, whichever is earlier, subject to all applicable zoning, municipal,
county and state laws, ordinances and regulations governing and regulating the
use of the Premises, and any easements, covenants, or restrictions of record,
and accepts this Lease subject thereto and to all matters disclosed thereby and
by any exhibits attached hereto. Lessee acknowledges that it has satisfied
itself by its own independent investigation that the Premises are suitable for
its intended use, and that neither Lessor nor Lessor's agent or agents has made
any representation or warranty as to the present or future suitability of the
Premises, Common Areas, or Office Building Project for the conduct of Lessees
business.

7.  Maintenance, Repairs, Alterations and Common Area Services.

    7.1  Lessor's Obligations.  Lessor shall keep the Office Building Project,
including the Premises, interior and exterior walls, roof and common areas, and
the equipment whether used exclusively for the Premises or in common with other
premises, in good condition and repair; provided, however, Lessor shall not be
obligated to paint, repair and replace wall coverings, or to repair or replace
any improvements that are not ordinarily a part of the Building or are above
then Building standards.  Except as provided in paragraph 9.5, there shall be no
abatement of rent or liability of Lessee, on account of any injury or
interference with Lessee's business with respect to any improvements,
alterations or repairs made by Lessor to the Office Building Project or any part
thereof.  Lessee expressly waives the benefits of any statute now or hereafter
in effect which would otherwise afford Lessee the right to make repairs at
Lessor's expense or to terminate this Lease because of Lessor's failure to keep
the Premises in good order, condition and repair.

    7.2  Lessee's Obligations.

         (a) Notwithstanding Lessor's obligation to keep the Premises in good
condition and repair, Lessee shall be responsible for payment of the cost
thereof to Lessor as additional rent for that portion of the cost of any
maintenance and repair of the Premises, or any equipment (wherever located) that
serves only Lessee or the Premises, to the extent such cost is attributable to
causes beyond normal wear and tear.  Lessee shall be responsible for the cost of
painting, repairing or replacing wall coverings, and to repair or replace any
Premises improvements that are not ordinarily a part of the Building or that are
above then Building standards.  Lessor may, at its option, upon reasonable
notice, elect to have Lessee perform any particular such maintenance or repairs
the cost of which is otherwise Lessee's responsibility hereunder.
<PAGE>

         (b) On the last day of the term hereof, or on any sooner termination,
Lessee shall surrender the Premises to Lessor in the same condition as received,
ordinary wear and tear excepted, clean and free of debris.  Any damage or
deterioration of the Premises shall not be deemed ordinary wear and tear if the
same could have been prevented by good maintenance practices by Lessee.  Lessee
shall repair any damage to the Premises occasioned by the installation or
removal of Lessee's trade fixtures, alterations, furnishings and equipment.
Except as otherwise stated in this Lease, Lessee shall leave the air lines,
power panels, electrical distribution systems, lighting fixtures, air
conditioning, window coverings, wall coverings, carpets, wall paneling, ceilings
and plumbing on the Premises and in good operating condition.

    7.3  Alterations and Additions.

         (a) Lessee shall not, without Lessor's prior written consent make any
alterations, improvements, additions, utility installations or repairs in, on or
about the Premises, or the Office Building Project.  As used in this paragraph
7.3 the term "Utility installation" shall mean carpeting, window and wall
coverings, power panels, electrical distribution systems, lighting fixtures, air
conditioning, plumbing, and telephone and telecommunication wiring and
equipment.  At the expiration of the term, Lessor may require the removal of any
or all of said alterations, improvements, additions or Utility installations,
and the restoration of the Premises and the Office Building Project to their
prior condition, at Lessee's expense.  Should Lessor permit Lessee to make its
own alterations, improvements, additions or Utility installations, Lessee shall
use only such contractor as has been expressly approved by Lessor, and Lessor
may require Lessee to provide Lessor, at Lessee's sole cost and expense, a lien
and completion bond in an amount equal to one and one-half times the estimated
cost of such improvements, to insure Lessor against any liability for mechanic's
and materialmen's liens and to insure completion of the work.  Should Lessee
make any alterations, improvements, additions or Utility installations without
the prior approval of Lessor, or use a contractor not expressly approved by
Lessor, Lessor may, at any time during the term of this Lease, require that
Lessee remove any part or all of the same.

         (b) Any alterations, improvements, additions or Utility Installations
in or about the Premises or the Office Building Project that Lessee shall desire
to make shall be presented to Lessor in written form, with proposed detailed
plans. If Lessor shall give its consent to Lessee's making such alteration,
improvement, addition or Utility Installation, the consent shall be deemed
conditioned upon Lessee acquiring a permit to do so from the applicable
governmental agencies, furnishing a copy thereof to Lessor prior to the
commencement of the work, and compliance by Lessee with all conditions of said
permit in a prompt and expeditious manner.

         (c) Lessee shall pay, when due, all claims for labor or materials
furnished or alleged to have been furnished to or for Lessee at or for use in
the Premises, which claims are or may be secured by any mechanic's or
materialmen's lien against the Premises, the Building or the Office Building
Project, or any interest therein.

         (d) Lessee shall give Lessor not less than ten (10) days notice prior
to the commencement of any work in the Premises by Lessee, and Lessor shall have
the right to post notices of non-responsibility in or on the Premises or the
Building as provided by law. If Lessee shall, in good faith, contest the
validity of any such lien, claim or demand, then Lessee shall, at its sole
expense defend itself and Lessor against the same and shall pay and satisfy any
such adverse judgment that may be rendered thereon before the enforcement
thereof against the Lessor or the Premises, the Building or the Office Building
Project, upon the condition that if Lessor shall require, Lessee shall furnish
to Lessor a surety bond satisfactory to Lessor in an amount equal to such
contested lien claim or demand indemnifying Lessor against liability for the
same and holding the Premises, the Building, and the Office Building Project
free from the effect of such lien or claim. In addition, Lessor may require
Lessee to pay Lessor's reasonable attorneys' fees and costs in participating in
such action if Lessor shall decide it is to Lessor's best interest so to do.
<PAGE>

         (e) All alterations, improvements, additions and Utility installations
(whether or not such Utility Installations constitute trade fixtures of Lessee),
which may be made to the Premises by Lessee, including but not limited to, floor
coverings, paneling, doors, drapes, built-ins, moldings, sound attenuation, and
lighting and telephone or communication systems, conduit, wiring and outlets,
shall be made and done in a good and workmanlike manner and of good and
sufficient quality and materials and shall be the property of Lessor and remain
upon and be surrendered with the Premises at the expiration of the Lease term,
unless Lessor requires their removal pursuant to paragraph 7.3(a).  Provided
Lessee is not in default, notwithstanding the provisions of this paragraph
7.3(E), Lessee's personal property and equipment, other than that which is
affixed to the Premises so that it cannot be removed without material damage to
the Premises or the Building, and other than Utility Installations, shall remain
the property of Lessee and may be removed by Lessee subject to the provisions of
paragraph 7.2.

         (f) Lessee shall provide Lessor with as-built plans and specifications
for any alterations, improvements, additions or Utility Installations.

    7.4  Utility Additions.  Lessor reserves the right to install new or
additional utility facilities throughout the Office Building Project for the
benefit of Lessor or Lessee, or any other lessee of the Office Building Project,
including, but not by way of limitation, such utilities as plumbing, electrical
systems, communications systems, and fire protection and detection systems, so
long as such installations do not unreasonably interfere with Lessee's use of
the Premises.

8.  Insurance; indemnity.

    8.1  Liability Insurance - Lessee. Lessee shall, at Lessee's expense, obtain
and keep in force during the term of this Lease a policy of Comprehensive
General Liability insurance utilizing an Insurance Services Office standard form
with Broad Form General Liability endorsement (GL0404), or equivalent, in an
amount of not less than $1,000,000 per occurrence of bodily injury and property
damage combined or in a greater amount as reasonably determined by Lessor and
shall insure Lessee with Lessor as an additional insured against liability
arising out of the use, occupancy or maintenance of the Premises. Compliance
with the above requirement shall not, however, limit the liability of Lessee
hereunder.

    8.2  Liability Insurance - Lessor.  Lessor shall obtain and keep in force
during the term of this Lease a policy of Combined Single Limit Bodily injury
and Broad Form Property Damage Insurance, plus coverage against such other risks
Lessor deems advisable from time to time, insuring Lessor, but not Lessee,
against liability arising out of the ownership, use, occupancy or maintenance of
the Office Building Project in an amount not less than $5,000,000.00 per
occurrence.

    8.3  Property Insurance - Lessee.  Lessee shall, at Lessee's expense, obtain
and keep in force during the term of this Lease for the benefit of Lessee,
replacement cost fire and extended coverage insurance, with vandalism and
malicious mischief, sprinkler leakage and earthquake sprinkler leakage
endorsements, in an amount sufficient to cover not less than 100% of the full
replacement cost, as the same may exist from time to time, of all of Lessee's
personal property, fixtures, equipment and tenant improvements.

    8.4  Property Insurance - Lessor.  Lessor shall obtain and keep in force
during the term of this Lease a policy or policies of insurance covering loss or
damage to the Office Building Project improvements, but not Lessee's personal
property, fixtures, equipment or tenant improvements, in the amount of the full
replacement cost thereof, as the same may exist from time to time, utilizing
Insurance Services Office standard form, or equivalent, providing protection
against all perils included within the classification of fire, extended
coverage, vandalism, malicious mischief, plate glass, and such other perils as
Lessor deems advisable or may be required by a lender having a lien on the
Office Building Project.  In addition, Lessor shall obtain and keep in force,
during the term of this Lease, a policy of rental value insurance covering a
period of one year, with loss payable to Lessor, which insurance shall also
cover all
<PAGE>

Operating Expenses for said period. Lessee will not be named in any such
policies carried by Lessor and shall have no right to any proceeds therefrom.
The policies required by these paragraphs 8.2 and 8.4 shall contain such
deductibles as Lessor or the aforesaid lender may determine. In the event that
the Premises shall suffer an insured loss as defined in paragraph 9.1(f) hereof,
the deductible amounts under the applicable insurance policies shall be deemed
an Operating Expense. Lessee shall not do or permit to be done anything which
shall invalidate the insurance policies carried by Lessor. Lessee shall pay the
entirety of any increase in the property insurance premium for the Office
Building Project over what it was immediately prior to the commencement of the
term of this Lease if the increase is specified by Lessor's insurance carrier as
being caused by the nature of Lessee's occupancy or any act or omission of
Lessee.

    8.5  Insurance Policies.  Lessee shall deliver to Lessor copies of liability
insurance policies required under paragraph 8.1 or certificates evidencing the
existence and amounts of such insurance within seven (7) days after the
Commencement Date of this Lease.  No such policy shall be cancellable or subject
to reduction of coverage or other modification except after thirty (30) days
prior written notice to Lessor.  Lessee shall, at least thirty (30) days prior
to  the expiration of such policies, furnish Lessor with renewals thereof.

    8.6  Waiver of Subrogation.  Lessee and Lessor each hereby release and
relieve the other, and waive their entire right of recovery against the other,
for direct or consequential loss or damage arising out of or incident to the
perils covered by property insurance carried by such party, whether due to the
negligence of Lessor or Lessee or their agents, employees, contractors and/or
invitees. If necessary all property insurance policies required under this Lease
shall be endorsed to so provide.

    8.7  Indemnity.  Lessee shall indemnify and hold harmless Lessor and its
agents, Lessor's master or ground lessor, partners and lenders, from and against
any and all claims for damage to the person or property of anyone or any entity
arising from Lessee's use of the Office Building Project, or from the conduct of
Lessee's business or from any activity, work or things done, permitted or
suffered by Lessee in or about the Premises or elsewhere and shall further
indemnify and hold harmless Lessor from and against any and all claims, costs
and expenses arising from any breach or default in the performance of any
obligation on Lessee's part to be performed under the terms of this Lease, or
arising from any act or omission of Lessee, or any of Lessee's agents,
contractors, employees, or invitees, and from an against all costs, attorney's
fees, expenses and liabilities incurred by Lessor as the result of any such use,
conduct, activity, work, things done, permitted or suffered, breach, default or
negligence, and in dealing reasonably therewith, including but not limited to
the defense or pursuit of any claim or any action or proceeding involved
therein; and in case any action or proceeding be brought against Lessor by
reason of any such matter, Lessee upon notice from Lessor shall defend the same
at Lessee's expense by counsel reasonably satisfactory to Lessor and Lessor
shall cooperate with Lessee in such defense.  Lessor need not have first paid
any such claim in order to be so indemnified.  Lessee, as a material part of the
consideration to Lessor, hereby assumes all risk of damage to property of Lessee
or injury to persons, in, upon or about the Office Building Project arising from
any cause and Lessee hereby waives all claims in respect thereof against Lessor.

    8.8  Exemption of Lessor from Liability.  Lessee hereby agrees that Lessor
shall not be liable for injury to Lessee's business or any loss of income
therefrom or for loss of or damage to the goods, wares, merchandise or other
property of Lessee, Lessee's employees, invitees, customers, or any other person
in or about the Premises or the Office Building Project, nor shall Lessor be
liable for injury to the person of Lessee, Lessee's employees, agents or
contractors, whether such damage or injury is caused by or results from theft,
fire, steam, electricity, gas, water or rain, or from the breakage, leakage,
obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing,
air conditioning or lighting fixtures, or from any other cause, whether said
damage or injury results from conditions arising upon the Premises or upon other
<PAGE>

portions of the Office Building Project, or from other sources or places, or
from new construction or the repair, alteration or improvement of any part of
the Office Building Project, or of the equipment, fixtures or appurtenances
applicable thereto, and regardless of whether the case of such damage or injury
or the means of repairing the same is inaccessible, Lessor shall not be liable
for any damages arising from any act or neglect of any other lessee, occupant or
user of the Office Building Project, nor from the failure of Lessor to enforce
the provisions of any other lease of any other lessee of the Office Building
Project.

     8.9  No Representation of Adequate Coverage. Lessor makes no representation
that the limits or forms of coverage of insurance specified in this paragraph 8
are adequate to cover Lessee's property or obligations under this Lease.

9.   Damage or Destruction.

     9.1  Definitions.

          (a)  "Premises Damage" shall mean if the Premises are damaged or
destroyed to any extent.

          (b)  "Premises Building Partial Damage" shall mean If the Building of
which the Premises are a part is damaged or destroyed to the extent that the
cost to repair is less than fifty percent (50%) of the then Replacement Cost of
the building.

          (c)  "Premises Building Total Destruction" shall mean if the Building
of which the Premises are a part is damaged or destroyed to the extent that the
cost to repair is fifty percent (50%) or more of the then Replacement Cost of
the Building.

          (d)  "Office Building Project Buildings" shall mean all of the
buildings on the Office Building Project site.

          (e)  "Office Building Project Buildings a Total Destruction" shall
mean if the Office Building Project Buildings are damaged or destroyed to the
extent that the cost of repair is fifty percent (50%) or more of the then
Replacement Cost of the Office Building Project Buildings.

          (f)  "Insured Loss" shall mean damage or destruction which was caused
by an event required to be covered by the insurance described in paragraph 8.
The fact that an Insured Loss ha a deductible amount shall not make the loss an
uninsured loss.

          (g)  "Replacement Cost" shall mean the amount of money necessary to be
spent in order to repair or rebuild the damaged area to the condition that
existed immediately prior to the damage occurring, excluding all improvements
made by lessees, other than those installed by Lessor at Lessee's expense.

     9.2  Premises Damage; Premises Building Partial Damage

          (a)  Insured Loss: Subject to the provisions of paragraphs 9.4 and
9.5, if at any time during the term of this Lease there is damage which is an
Insured Loss and which falls into the classification of either Premises Damage
or Premises Building Partial Damage, then Lessor shall, as soon as reasonably
possible and to the extent the required materials and labor are readily
available through usual commercial channels, at Lessor's expense, repair such
damage (but not Lessee's fixtures, equipment or tenant improvements originally
paid for by Lessee) to its condition existing at the time of the damage, and
this Lease shall continue in full force and effect.

          (b)  Uninsured Loss: Subject to the provisions of paragraphs 9.4 and
9.5, if at any time during the term of this Lease there is damage which is not
an Insured Loss and which falls within the classification of Premises Damage or
Premises Building Partial Damage, unless caused by a negligent or willful act of
Lessee (in which event Lessee shall make the repairs at Lessee's expense), which
damage prevents Lessee from making any substantial use of the Premises, Lessor
may at Lessor's option either (i) repair such damage as soon as reasonably
possible at Lessor's expense, in which event this Lease shall continue in full
force and effect, or (ii) give written notice to Lessee within thirty (30) days
after the date of the
<PAGE>

occurrence of such damage of Lessor's intention to cancel and terminate this
Lease as of the date of the occurrence of such damage, in which event this Lease
shall terminate as of the date of the occurrence of such damage.

     9.3  Premises Building Total Destruction; Office Building Project Total
Destruction.  Subject to the provisions of paragraphs 9.4 and 9.5, if at any
time during the term of this Lease there is damage, whether or not it is an
Insured Loss, which falls into the classifications of either (i) Premises
Building Total Destruction, or (ii) Office Building Project Total Destruction,
then Lessor may at Lessor's option either (i) repair such damage or destruction
as soon as reasonably possible at Lessor's expense (to the extent the required
materials are readily available through usual commercial channels) to its
condition existing at the time of the damage, but not Lessee's fixtures,
equipment or tenant improvements, and this Lease shall continue in full force
and effect or (ii) give written notice to Lessee within thirty (30) days after
the date of occurrence of such damage of Lessor's intention to cancel and
terminate this Lease, in which case this Lease shall terminate as of the date of
the occurrence of such damage.

     9.4  Damage Near End of Term.

          (a)  Subject to paragraph 9.4(b), if at any time during the last
twelve (12) months of the term of this Lease there is substantial damage to the
Premises, Lessor may at Lessor's option cancel and terminate this Lease as of
the date of occurrence of such damage by giving written notice to Lessee of
Lessor's election to do so within 30 days after the date of occurrence of such
damage.

          (b)  Notwithstanding paragraph 9.4(a), in the event that Lessee has an
option to extend or renew this Lease, and the time within which said option may
be exercised has not yet expired, Lessee shall exercise such option, if it is to
be exercised at all, no later than twenty (20) days after the occurrence of an
Insured Loss falling within the classification of Premises Damage during the
last twelve (12) months of the term of this Lease.  If Lessee duly exercises
such option during said twenty (20) day period, Lessor shall, at Lessor's
expense, repair such damage, but not Lessee's fixtures, equipment or tenant
improvements, as soon as reasonably possible and this Lease shall continue in
full force and effect.  If Lessee fails to exercise such option during said
twenty (20) day period, then Lessor may at Lessor's option terminate and cancel
this Lease as of the expiration of said twenty (20) day period by giving written
notice to Lessee of Lessor's election to do so within ten (10) days after the
expiration of said twenty (20) day period, notwithstanding any term or provision
in the grant of option to the contrary.

     9.5  Abatement of Rent; Lessee's Remedies.

          (a)  In the event Lessor repairs or restores the Building or Premises
pursuant to the provisions of this paragraph 9, and any part of the Premises are
not usable (including loss of use due to loss of access or essential services),
the rent payable hereunder (including Lessee's Share of Operating Expense
Increase) for the period during which such damage, repair or restoration
continues shall be abated, provided (1) the damage was not the result of the
negligence of Lessee, and (2) such abatement shall only be to the extent the
operation and profitability of Lessee's business as operated from the Premises
is adversely affected.  Except for said abatement of rent, if any, Lessee shall
have no claim again Lessor for any damage suffered by reason of any such damage,
destruction, repair or restoration.

          (b)  If Lessor shall be obligated to repair or restore the Premises or
the Building under the provisions of this Paragraph 9 and shall not commence
such repair or restoration within ninety (90) days after such occurrence, or if
Lessor shall not complete the restoration and repair within six (6) months after
such occurrence, Lessee may at Lessee's option cancel and terminate this Lease
by giving Lessor written notice of Lessee's election to do so at any time prior
to the commencement or completion, respectively, of such repair or restoration.
In such event this Lease shall terminate as of the date of such notice.

          (c)  Lessee agrees to cooperate with Lessor in connection with any
such restoration and repair, including but not limited to the approval and/or
execution of plans and specifications required.
<PAGE>

     9.6   Termination - Advance Payments. Upon termination of this Lease
pursuant to this paragraph 9, an equitable adjustment shall be made concerning
advance rent and any advance payments made by Lessee to Lessor. Lessor shall, in
addition, return to Lessee so much of Lessee's security deposit as has not
theretofore been applied by Lessor.

     9.7   Waiver.  Lessor and Lessee waive the provisions of any statute which
relate to termination of leases when leased property is destroyed and agree that
such event shall be governed by the terms of this Lease.

10.  Real Property Taxes.

     10.1  Payment of Taxes.  Lessor shall pay the real property tax, as defined
in paragraph 10.3, applicable to the Office Building Project subject to
reimbursement by Lessee of Lessee' share of such taxes in accordance with the
provisions of paragraph 4.2, except as otherwise provided in paragraph 10.2

     10.2  Additional Improvements.  Lessee shall not be responsible for paying
any increase in real property tax specified in the tax assessor's records and
work sheets as being caused by additional improvements placed upon the Office
Building Project by other lessees or by Lessor for the exclusive enjoyment of
any other lessee.  Lessee shall, however, pay to Lessor at the time that
Operating Expenses are payable under paragraph 4.2(c) the entirety of any
increase in real property tax if assessed solely by reason of additional
improvements placed upon the Premises by Lessee or at Lessee's request.

     10.3  Definition of "Real Property Tax."  As used herein, the term "real
property tax" shall include any form of real estate tax or assessment, general,
special, ordinary or extraordinary, and any license fee, commercial rental tax,
improvement bond or bonds, levy or tax (other than inheritance, personal income
or estate taxes) imposed on the Office Building Project or any portion thereof
by any authority having the director indirect power to tax, including any city,
county, state or federal government, or any school, agricultural, sanitary,
fire, street, drainage or other improvement district thereof, as against any
legal or equitable interest of Lessor in the Office Building Project or in any
portion thereof, as against Lessor's right to rent or other income therefrom,
and as against Lessor's business of leasing the Office Building Project.  The
term "real property tax" shall also include any tax, fee, levy, assessment or
charge (i) in substitution of, partially or totally, any tax, fee, levy,
assessment or charge hereinabove included within the definition of "real
property tax," or (ii) the nature of which was hereinbefore included within the
definition of "real property tax," or (iii) which is imposed for a service or
right not charged prior to June 1, 1978, or, if previously charged, has been
increased since June 1, 1978, or (iv) which is imposed as a result of a change
in ownership, as defined by applicable local statutes for property tax purposes,
of the Office Building Project or which is added to a tax or charge hereinbefore
included within the definition of real property tax by reason of such change of
ownership, or (v) which is imposed by reason of this transaction, any
modifications or changes hereto, or any transfers hereof.

     10.4  Joint Assessment. If the improvements or property, the taxes for
which are to be paid separately by Lessee under paragraph 10.2 or 10.5 are not
separately assessed, Lessee's portion of that tax shall be equitably determined
by Lessor from the respective valuations assigned in the assessor's work sheets
or such other information (which may include the cost of construction) as may be
reasonably available. Lessor's reasonable determination thereof, in good faith,
shall be conclusive.

     10.5  Personal Property Taxes.

           (a) Lessee shall pay prior to delinquency all taxes assessed against
and levied upon trade fixtures, furnishings, equipment and all other personal
property of Lessee contained in the Premises or elsewhere.

           (b) If any of Lessee's said personal property shall be assessed with
Lessor's real property, Lessee shall pay to Lessor the taxes attributable to
Lessee within ten (10) days after receipt of a written statement setting forth
the taxes applicable to Lessee's property.
<PAGE>

11.  Utilities

     11.1  Services Provided by Lessor.  Lessor shall provide heating,
ventilation, air conditioning, and janitorial service as reasonably required,
reasonable amounts of electricity for normal lighting and office machines, water
for reasonable and normal drinking and lavatory use, and replacement light bulbs
and/or fluorescent tubes and ballasts for standard overhead fixtures.

     11.2  Services Exclusive to Lessee.  Lessee shall pay for all water, gas,
heat, light, power, telephone and other utilities and services specially or
exclusively supplied and/or metered exclusively to the Premises or to Lessee,
together with any taxes thereon.  If any such services are not separately
metered to the Premises, Lessee shall pay at Lessor's options, either Lessee's
Share or a reasonable proportion to be determined by Lessor of all charges
jointly metered with other premises in the Building.

     11.3  Hours of Service. Said services and utilities shall be provided
during generally accepted business day sand hours or such other days or hours as
may hereafter be set forth. Utilities and services required at other times shall
be subject to advance request and reimbursement by Lessee to Lessor of the cost
thereof.

     11.4  Excess Usage by Lessee.  Lessee shall not make connection to the
utilities except by or through existing outlets and shall not install or use
machinery or equipment in or about the Premises that uses excess water, lighting
or power, or suffer or permit any act that causes extra burden upon the
utilities or services, including but not limited to security services, over
standard office usage for the Office Building Project.  Lessor may, in its sole
discretion, install at Lessee's expense supplemental equipment and/or separate
metering applicable to Lessee's excess usage or loading.

     11.5  Interruptions.  There shall be no abatement of rent and Lessor shall
not be liable in any respect whatsoever for the inadequacy, stoppage,
interruption or discontinuance of any utility or service due to riot, strike,
labor dispute, breakdown, accident, repair or other cause beyond Lessor's
reasonable control or in cooperation with governmental request or directions.

12.  Assignment and Subletting.

     12.1  Lessor's Consent Required.  Lessee shall not voluntarily or by
operation of law assign, transfer, mortgage, sublet, or otherwise transfer or
encumber all or any part of Lessee's interest in the Lease or in the Premises,
without Lessor's prior written consent, which Lessor shall not unreasonably
withhold.  Lessor shall respond to Lessee's request for consent hereunder in a
timely manner and any attempted assignment, transfer, mortgage, encumbrance or
subletting without such consent shall be void, and shall constitute a material
default and breach of this Lease without the need for notice to Lessee under
paragraph 13.1.  "Transfer" within the meaning of this paragraph 12 shall
include the transfer or transfers aggregating: (a) if Lessee is a corporation,
more than twenty-five percent (25%) of the voting stock of such corporation, or
(b) if Lessee is a partnership, more than twenty-five percent (25%) of the
profit and loss participation in such partnership.

     12.2  Lessee Affiliate.  Notwithstanding the provisions of paragraph 12.1
hereof, Lessee may assign or sublet the Premises, or any portion thereof,
without Lessor's consent, to any corporation which controls, is controlled by or
is under common control with Lessee, or to any corporation resulting from the
merger or consolidation with Lessee, or to any person or entity which acquires
all the assets of Lessee as a going concern of the business that is being
conducted on the Premises, all of which are referred to as "Lessee Affiliate";
provided that before such assignment shall be effective, (a) said assignee shall
assume, in full, the obligations of Lessee under this Lease and (b) Lessor shall
be given written notice of such assignment and assumption.  Any such assignment
shall not, in any way, affect or limit the liability of Lessee under the terms
of this Lease even if after such assignment or subletting the terms of this
Lease are materially changed or altered without the consent of Lessee, the
consent of whom shall not be necessary.
<PAGE>

     12.3  Terms and Conditions Applicable to Assignment and Subletting.

           (a) Regardless of Lessor's consent, no assignment or subletting shall
release Lessee of Lessee's obligations hereunder or alter the primary liability
of Lessee to pay the rent and other sums due Lessor hereunder including Lessee's
Share of Operating Expense Increase, and to perform all other obligations to be
performed by Lessee hereunder.

           (b) Lessor may accept rent from any person other than Lessee pending
approval or disapproval of such assignment.

           (c) Neither a delay in the approval or disapproval of such assignment
or subletting, nor the acceptance of rent, shall constitute a waiver or
estoppels of Lessor's right to exercise its remedies for the breach of any of
the terms or conditions of this paragraph 12 or this Lease.

           (d) If Lessee's obligations under this Lease have been guaranteed by
third parties, then an assignment or sublease, and Lessor's consent thereto,
shall not be effective unless said guarantors give their written consent to such
sublease and the terms thereof.

           (e) The consent by Lessor to any assignment or subletting shall not
constitute a consent to any subsequent assignment or subletting by Lessee or to
any subsequent or successive assignment or subletting by the sublessee.
However, Lessor may consent to subsequent sublettings and assignments of the
sublease or any amendments or modifications thereto without notifying Lessee or
anyone else liable on the Lease or sublease and without obtaining their consent
and such action shall not relieve such persons from liability under this Lease
or said sublease; however, such persons shall not be responsible to the extent
any such amendment or modification enlarges or increases the obligations of the
Lessee or sublease under this Lease or such sublease.

           (f) In the event of any default under this Lease, Lessor may proceed
directly against Lessee, any guarantors or any one else responsible for the
performance of this Lease, including the sublessee, without first exhausting
Lessor's remedies against any other person or entity responsible therefor to
Lessor, or any security held by Lessor or Lessee.

           (g) Lessor's written consent to any assignment or subletting of the
Premises by Lessee shall not constitute an acknowledgement that no default then
exists under this Lease of the obligations to be performed by Lessee nor shall
such consent be deemed a waiver of any then existing default, except as may be
otherwise stated by Lessor at the time.

           (h) The discovery of the fact that any financial statement relied
upon by Lessor in giving its consent to an assignment or subletting was
materially false shall, at Lessor's election, render Lessor's said consent null
and void.

           (i) As an additional condition to assignment and subletting, Lessee
shall not assign nor sublet less than 8,000 rentable square feet of the
Premises.

     12.4  Additional Terms and Conditions Applicable to Subletting.  Regardless
of Lessor's consent, the following terms and conditions shall apply to any
subletting by Lessee of all or any part of the Premises and shall be deemed
included in all subleases under this Lease whether or not expressly incorporated
therein;

           (a) Lessee hereby assigns and transfers to Lessor all of Lessee's
interest in all rentals and income arising from any sublease heretofore or
hereafter made by Lessee, and Lessor may collect such rent and income and apply
same toward Lessee's obligations under this Lease; provided, however, that until
a default shall occur in the performance of Lessee's obligations under this
Lease, Lessee may receive, collect and enjoy the rents accruing under such
sublease, Lessor shall not, by reason of this or any other assignment of such
sublease to Lessor nor by reason of the collection of the rents from a
sublessee, be deemed liable to the sublessee for any failure of Lessee to
perform and comply with any of Lessee's obligations to such sublessee under such
sublease.  Lessee hereby irrevocably authorizes and directs any such sublessee,
upon receipt of a written notice from Lessor stating that a default exists in
the performance of Lessee's obligations under this Lease, to pay to Lessor the
rents due and to become due under the sublease.  Lessee agrees that such
sublessee shall have the right to rely
<PAGE>

upon any such statement and request from Lessor, and that such sublessee shall
pay such rents to Lessor without any obligation or right to inquire as to
whether such default exists and notwithstanding any notice from or claim from
Lessee to the contrary. Lessee shall have no right or claim against said
sublessee or Lessor for any such rents so paid by said sublessee to Lessor.

           (b) No sublease entered into by Lessee shall be effective unless and
until it has been approved in writing by Lessor, in entering into an sublease.
Lessee shall use only such form of sublessee as is satisfactory to Lessor, and
once approved by Lessor, such sublease shall not be changed or modified without
Lessor's prior written consent.  Any sublease shall, by reason of entering into
a sublease under this Lease, be deemed, for the benefit of Lessor, to have
assumed and agreed to conform and comply with each and ever obligation herein to
be performed by Lessee other than such obligations as are contrary to or
inconsistent with provisions contained in a sublease to which Lessor has
expressly consented in writing.

           (c) In the event Lessee shall default in the performance of its
obligations under this Lease, Lessor at its option and without any obligation to
do so, may require any sublessee to attorn to Lessor, in which event Lessor
shall undertake the obligations of Lessee under such sublease from the time of
the exercise of said option to the termination of such sublease; provided,
however, Lessor shall not be liable for any prepaid rents or security deposit
paid by such sublessee to Lessee or for any other prior defaults of Lessee under
such sublease.

           (d) No sublessee shall further assignor sublet all or any part of the
P remises without Lessor's prior written consent.

           (e) With respect to any subletting to which Lessor has consented,
Lessor agrees to deliver a copy of any notice of default by Lessee to the
sublessee. Such sublessee shall have the right to cure a default of Lessee
within three (3) days after service of said notice of default upon such
sublessee, and the sublessee shall have a right of reimbursement and offset from
and against Lessee for any such defaults cured by the sublessee.

     12.5  Lessor's Expenses.  In the event Lessee shall assign or sublet the
Premises or request the consent of Lessor to any assignment or subletting or if
Lessee shall request the consent of Lessor for any act Lessee proposes to do
then Lessee shall pay Lessor's reasonable costs and expenses incurred in
connection therewith, including attorneys', architects', engineers' or other
consultants' fees.

     12.6  Conditions to Consent.  Lessor reserves the right to condition any
approval to assign or sublet upon Lessor's determination that (a) the proposed
assignee or sublessee shall conduct a business on the Premises of a quality
substantially equal to that of Lessee and consistent with the general character
of the other occupants of the Office Building Project and not in violation of
any exclusives or rights then held by other tenants, and (b) the proposed
assignee or sublessee be at least as financially responsible as Lessee was
expected to be at the time of the execution of this Lease or of such assignment
or subletting, whichever is greater.

13.  Default; Remedies

     13.1  Default.  The occurrence of any one or more of the following events
shall constitute a material default of this Lease by Lessee:

           (a) The vacation or abandonment of the Premises by Lessee. Vacation
of the Premises shall include the failure to occupy the Premises for a
continuous period of sixty (60) days or more, whether or not the rent is paid.

           (b) The breach by Lessee of any of the covenants, conditions or
provisions of paragraphs 7.3(a), (b) or (d) (alterations), 12.1 (assignment or
subletting), 13.1(a) (vacation or abandonment), 13.1(e) (insolvency), 13.1(f)
(false statement), 16(a) (estoppel certificate), 30(b) (subordination), 33
(auctions), or 41.1 (easements), all of which are hereby deemed to be material,
non-curable defaults without the necessity of any notice by Lessor to Lessee
thereof,

           (c) The failure by Lessee to make any payment of rent or any other
payment required to be made by Lessee hereunder, as and when due, where such
failure shall continue for a
<PAGE>

period of three (3) days after written notice thereof from Lessor to Lessee. In
the event that Lessor serves Lessee with a Notice to Pay Rent or Quit pursuant
to applicable Unlawful Detainer statutes such Notice to Pay Rent or Quit shall
also constitute the notice required by this subparagraph.

           (d) The failure by Lessee to observe or perform any of the covenants,
conditions or provisions of this Lease to be observed or performed by Lessee
other than those referenced in subparagraphs (b) and (c), above, where such
failure shall continue for a period of thirty (30) days after written notice
thereof from Lessor to Lessee; provided, however, that if the nature of Lessee's
noncompliance is such that more than thirty (30) days are reasonably required
for its cure, then Lessee shall not be deemed to be in default if Lessee
commenced such cure within said thirty (30) day period and thereafter diligently
pursues such cure to completion.  To the extent permitted by law, such thirty
(30) day notice shall constitute the sole and exclusive notice required to be
given to Lessee under applicable Unlawful Detainer statutes.

           (e)(i) The making by Lessee of any general arrangement or general
assignment for the benefit of creditors; (ii) Lessee becoming a "debtor" as
defined in 11 U.S.C. (S)101 or any successor statute thereto (unless, in the
case of a petition filed against Lessee, the same is dismissed within sixty (60)
days; (iii) the appointment of a trustee or receiver to take possession of
substantially all of Lessee's assets located at the Premises or of Lessee's
interest in this Lease, where possession is not restored to Lessee within thirty
(30) days; or (iv) the attachment, execution or other judicial seizure of
substantially all of Lessee's assets located at the Premises or of Lessee's
interest in this Lease, where such seizure is not discharged within thirty (30)
days, in the event that an provision of this paragraph 13.1(e) is contrary to
any applicable law, such provision shall be of no force or effect.

           (f) The discovery by Lessor that any financial statement given to
Lessor by Lessee, or its successor in interest or by any guarantor of Lessee's
obligation hereunder, was materially false.

     13.2  Remedies. In the event of any material default or breach of this
Lease by Lessee, Lessor may at any time thereafter, with or without notice or
demand and without limiting lessor in the exercise of any right or remedy which
Lessor may have by reason of such default:

           (a) Terminate Lessee's right to possession of the Premises by any
lawful means, in which case this Lease and the term hereof shall terminate and
Lessee shall immediately surrender possession of the Premises to Lessor. In such
event Lessor shall be entitled to recover from Lessee all damages incurred by
Lessor by reason of Lessee's default including, but not limited to, the cost of
recovering possession of the Premises; expenses of reletting, including
necessary renovation and alteration of the Premises, reasonable attorneys' fees,
and any real estate commission actually paid; the worth at the time of award by
the court having jurisdiction thereof of the amount by which the unpaid rent for
the balance of the term after the time of such award exceeds the amount of such
rental loss for the same period that Lessee proves could be reasonably avoided;
that portion of the leasing commission paid by Lessor pursuant to paragraph 15
applicable to the unexpired term of this Lease.

           (b) Maintain Lessee's right to possession in which case this Lease
shall continue in effect whether or not Lessee shall have vacated or abandoned
the Premises. In such event Lessor shall be entitled to enforce all of Lessor's
rights and remedies under his Lease, including the right to recover the rent as
it becomes due hereunder.

           (c) Pursue any other remedy now or hereafter available to Lessor
under the laws or judicial decisions of the state wherein the Premises are
located. Unpaid installments of rent and other unpaid monetary obligations of
Lessee under the terms of this Lease shall bear interest from the date due at
the maximum rate then allowable by law.

     13.3  Default by Lessor. Lessor shall not be in default unless Lessor fails
to perform obligations required of Lessor within a reasonable time, but in no
event later than thirty (30) days after written notice by Lessee to Lessor and
to the holder of any first mortgage or deed of
<PAGE>

trust covering the Premises whose name and address shall have theretofore been
furnished to Lessee in writing, specifying wherein Lessor has failed to perform
such obligation; provided, however, that if the nature of Lessor's obligations
such that more than thirty (30) days are required for performance then Lessor
shall not be in default if Lessor commences performance within such 30-day
period and thereafter diligently pursues the same to completion.

     13.4  Late Charges.  Lessee hereby acknowledges that Late payment by Lessee
to Lessor of Base Rent, Lessee's Share of Operating Expense Increase or other
sums due hereunder will cause Lessor to incur costs not contemplated by this
Lease, the exact amount of which will be extremely difficult to ascertain. Such
costs include, but are not limited to, processing and accounting charges, and
late charges which may be imposed on Lessor by the terms of any mortgage or
trust deed covering the Office Building Project.  Accordingly, if any
installment of Base Rent, Operating Expense Increase, or any other sum due from
Lessee shall not be received by Lessor or Lessor's designee within ten (10 days
after such amount shall be due, then, without any requirement for notice to
Lessee, Lessee shall pay to Lessor a late charge equal to 6% of such overdue
amount.  The parties hereby agree that such late charge represents a fair and
reasonable estimate of the costs Lessor will incur by reason of late payment by
Lessee.  Acceptance of such late charge by Lessor shall in no event constitute a
waiver of Lessee's default with respect to such overdue amount, nor prevent
Lessor from exercising any of the other rights and remedies granted hereunder.

14.  Condemnation.  If the Premises or any portion thereof or the Office
Building Project are taken under the power of eminent domain, or sold under the
threat of the exercise of said power (all of which are herein called
"condemnation"), this Lease shall terminate as to the part so taken as of the
date the condemning authority takes title or possession, whichever first occurs;
provided that if so much of the Premises or the Office Building Project are
taken by such condemnation as would substantially and adversely affect the
operation and profitability of Lessee's business conducted from the  Premises,
Lessee shall have the option, to be exercised only in writing within thirty (30)
days after Lessor shall have given Lessee written notice of such taking (or in
the absence of such notice, within thirty (30) days after the condemning
authority shall have taken possession), to terminate this Lease as of the date
the condemning authority takes such possession.  If Lessee does not terminate
this Lease in accordance with the foregoing, this Lease shall remain in full
force and effect as to the portion of the Premises remaining, except that the
rent and Lessee's Share of Operating Expense Increase shall be reduced in the
proportion that the floor area of the Premises taken bears to the total floor
area of the Premises.  Common Areas taken shall be excluded from the Common
Areas usable to Lessee and no reduction of rent shall occur with respect thereto
or by reason thereof.  Lessor shall have the option in its sole discretion to
terminate this Lease as of the taking of possession by the condemning authority,
by giving written notice to Lessee of such election within thirty (30) days
after receipt of notice of a taking by condemnation of any part of the Premises
or the Office Building Project.  Any award for the taking of all or any part of
the Premises or the Office Building Project under the power of eminent domain or
any payment made under threat of the exercise of such power shall be the
property of Lessor, whether such award shall be made as compensation for
diminution in value of the leasehold or for the taking of the fee, or as a
severance damages; provided, however, that Lessee shall be entitled to any
separate award for loss of or damage to Lessee's trade fixtures, removable
personal property and unamortized tenant improvements that have been paid for by
Lessee.  For that purpose the cost of such improvements shall be amortized over
the original term of this Lease excluding any options.  In the event that this
Lease is not terminated by reason of such condemnation, Lessor shall to the
extent of severance damages received by Lessor in connection with such
condemnation, repair any damage to the Premises caused by such condemnation
except to the extent that Lessee has been reimbursed therefor by the condemning
authority.  Lessee shall pay any amount in excess of such severance damages
required to complete such repair.
<PAGE>

15.  Broker's Fee.

     (a) The brokers involved in this transaction are Prentiss Properties as
"listing broker" and Lee & Associates as "cooperating broker," licensed real
estate broker(s).  A "cooperating broker" is defined as any broker other than
the listing broker entitled to a share of any commission arising under this
Lease.  Upon execution of this Lease by both parties, Lessor shall pay to said
brokers jointly, or in such separate shares as they may mutually designate in
writing, a fee as set forth in a separate agreement between Lessor and said
broker(s), the sum of $ (per separate agreement), for brokerage services
rendered by said broker(s) to Lessor in this transaction.

     (b) Lessor further agrees that (i) if Lessee exercises any Option, as
defined in paragraph 39.1 of this Lease, which is granted to Lessee under this
Lease, or any subsequently granted option which is substantially similar to an
Option granted to Lessee under this Lease, or (ii) if Lessee acquires any rights
to the Premises or other premises described in this Lease which are
substantially similar to what Lessee would have acquired had an Option herein
granted to Lessee been exercised, or (iii) if Lessee remains in possession of
the Premises after the expiration of the term of this Lease after having failed
to exercise an Option, or (iv) if said broker(s) are the procuring cause of any
other lease or sale entered into between the parties pertaining to the Premises
and/or any adjacent property in which Lessor has an interest, or (v) if the Base
Rent is increased, whether by agreement or operation of an escalation clause
contained herein, then as to any of said transactions or rent increases, Lessor
shall pay said broker(s) a fee in accordance with the schedule of said broker(s)
in effect at the time of execution of this Lease. Said fee shall be paid at the
time such increased rental is determined.

     (c) Lessor agrees to pay said fee not only on behalf of Lessor but also on
behalf of any person, corporation, association, or other entity having an
ownership interest in said real property or any part thereof, when such fee is
due hereunder.  Any transferee of Lessor's interest in this Lease, whether such
transfer is by agreement or by operation of law, shall be deemed to have assumed
Lessor's obligation under this paragraph 15.  Each listing and cooperating
broker shall be a third party beneficiary of the provisions of this paragraph 15
to the extent of their interest in any commission arising under this Lease and
may enforce that right directly against Lessor; provided, however, that all
brokers having a right to any part of such total commission shall be a necessary
party to any suit with respect thereto.

     (d) Lessee and Lessor, each represent and warrant to the other that neither
has had any dealings with any person, firm, broker or finder (other than the
person(s), if any, whose names are set forth in paragraph 15(a), above) in
connection with the negotiation of this Lease and/or the consummation of the
transaction contemplated hereby, and no other broker or other person, firm or
entity is entitled to any commission or finder's fee in connection with said
transaction and Lessee and Lessor do each hereby indemnify and hold the other
harmless from and against any costs, expenses, attorneys' fees or liability for
compensation or charges which may be claimed by any such unnamed broker, finder
or other similar party by reason of any dealings or actions of the indemnifying
party.

16.  Estoppel Certificate

     (a) Each party (as "responding party") shall at any time upon not less than
ten (10) days' prior written notice from the other party ("requesting party")
execute, acknowledge and deliver to the requesting party a statement in writing
(i) certifying that this Lease is unmodified and in full force and effect (or,
if modified, stating the nature of such modification and certifying that this
Lease, as so modified, is in full force and effect) and the date to which the
rent and other charges are paid in advance, if any, and (ii) acknowledging that
there are not, to the responding party's knowledge, any uncured defaults on the
part of the requesting party, or specifying such defaults if any are claimed.
Any such statement may be conclusively relied upon by any prospective purchaser
or encumbrancer of the Office Building Project or of the business of Lessee.
<PAGE>

     (b)  At the requesting party's option, the failure to deliver such
statement within such time shall be a material default of this Lease by the
party who is to respond, without any further notice to such party, or it shall
be conclusive upon such party that () this Lease is in full force and effect,
without modification except as may be represented by the requesting party, (ii)
there are no uncured defaults in the requesting party's performance, and (iii)
if Lessor is the requesting party, not more than one month's rent has been paid
in advance.

     (c)  If Lessor desires to finance, refinance, or sell the Office Building
Project, or any part thereof, Lessee hereby agrees to deliver to any lender or
purchaser designated by Lessor such financial statements of Lessee as may be
reasonably required by such lender or purchaser.  Such statements shall include
the past three (3) years' financial statements of Lessee.  All such financial
statements shall be received by Lessor and such lender or purchaser in
confidence and shall be used only for the purposes herein set forth.

17.  Lessor's Liability.  The term "Lessor" as used herein shall mean only the
owner or owners, at the time in question, of the fee title or a lessee's
interest in a ground lease of the Office Building Project, and except as
expressly provided in paragraph 15, in the event of any transfer of such title
or interest, Lessor herein named (and in case of any subsequent transfers then
the grantor) shall be relieved from and after the date of such transfer of all
liability as respects Lessor's obligations thereafter to be performed, provided
that any funds in the hands of Lessor or the then grantor at the time of such
transfer, in which Lessee has an interest, shall be delivered to the grantee.
The obligations contained in this Lease to be performed by Lessor shall, subject
as aforesaid, be binding on Lessor's successors and assigns, only during their
respective periods or ownership.

18.  Severability.  The invalidity of any provision of this Lease as determined
by a court of competent jurisdiction shall in no way affect the validity of any
other provision hereof.

19.  Interest on Past-due Obligations.  Except as expressly herein provided, any
amount due to Lessor not paid when due shall bear interest at the maximum rate
then allowable by law or judgments from the date due.  Payment of such interest
shall not excuse or cure any default by Lessee under this Lease; provided,
however, that interest shall not be payable on late charges incurred by Lessee
nor on any amounts upon which late charges are paid by Lessee.

20.  Time of Essence.  Time is of the essence with respect to the obligations to
be performed under this Lease.

21.  Additional Rent.  All monetary obligations of Lessee to Lessor under the
terms of this Lease, including but not limited to Lessee's Share of Operating
Expense Increase and any other expenses payable by Lessee hereunder shall be
deemed to be rent.

22.  Incorporation of Prior Agreements; Amendments.  This Lease contains all
agreements of the parties with respect to any matter mentioned herein.  No prior
or contemporaneous agreement or understanding pertaining to any such matter
shall be effective.  This Lease may be modified in writing only, signed by the
parties in interest at the time of the modification.  Except as otherwise stated
in this Lease, Lessee hereby acknowledges that neither the real estate broker
listed in paragraph 15 hereof nor any cooperating broker on this transaction nor
the Lessor or any employee or agents of any of said persons has made any oral or
written warranties or representations to Lessee relative to the condition or use
by Lessee of the Premises or the Office Building Project and Lessee acknowledges
that Lessee assumes all responsibility regarding the Occupational Safety Health
Act, the legal use and adaptability of the Premises and the compliance thereof
with all applicable laws and regulations in effect during the term of this
Lease.

23.  Notices.  Any notice required or permitted to be given hereunder shall be
in writing and may be given by personal delivery or by certified or registered
mail, and shall be deemed sufficiently given if delivered or addressed to Lessee
or to Lessor at the address noted below or adjacent to the signature of the
respective parties, as the case may be.  Mailed notices shall be deemed given
upon actual receipt at the address required, or forty-eight hours following
deposit
<PAGE>

in the mail, postage prepaid, whichever first occurs. Either party may by notice
to the other specify a different address for notice purposes except that upon
Lessee's taking possession of the Premises, the Premises shall constitute
Lessee's address for notice purposes. A copy of all notices required or
permitted to be given to Lessor hereunder shall be concurrently transmitted to
such party or parties at such addresses as Lessor may from time to time
hereafter designate by notice to Lessee.

24.  Waivers.  No waiver by Lessor of any provision hereof shall be deemed a
waiver of any other provision hereof or of any subsequent breach by Lessee of
the same or any other provision.  Lessor's consent to, or approval of, any act
shall not be deemed to render unnecessary the obtaining of Lessor's consent to
or approval of any subsequent act by Lessee.  The acceptance of rent hereunder
by Lessor shall not be a waiver of any preceding breach by Lessee of any
provision hereof, other than the failure of Lessee to pay the particular rent so
accepted, regardless of Lessor's knowledge of such preceding breach at the time
of acceptance of such rent.

25.  Recording.  Either Lessor or Lessee shall, upon request of the other,
execute, acknowledge and deliver to the other a "short form" memorandum of this
Lease for recording purposes.

26.  Holding Over.  If Lessee, with Lessor's consent, remains in possession of
the Premises or any part thereof after the expiration of the term hereof, such
occupancy shall be a tenancy from month to month upon all the provisions of this
Lease pertaining to the obligations of Lessee, except that the rent payable
shall be two hundred percent (200%) of the rent payable immediately preceding
the termination date of this Lease, and all Options, if any, granted under the
terms of this Lease shall be deemed terminated and be of no further effect
during said month to month tenancy.

27.  Cumulative Remedies.  No remedy or election hereunder shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies at
law or in equity.

28.  Covenants and Conditions.  Each provision of this Lease performable by
Lessee shall be deemed both a covenant and a condition.

29.  Binding Effect; Choice of Law.  Subject to any provisions hereof
restricting assignment or subletting by Lessee and subject to the provisions of
paragraph 17, this Lease shall bind the parties, their personal representatives,
successors and assigns.  This Lease shall be governed by the laws of the State
where the Office Building Project is located and any litigation concerning this
Lease between the parties hereto shall be initiated in the county in which the
Office Building Project is located.

30.  Subordination.

     (a) This Lease, and any Option or right of first refusal granted hereby, at
Lessor' option, shall be subordinate to any ground lease, mortgage, deed of
trust, or any other hypothecation or security now or hereafter placed upon the
Office Building Project and to any and all advances made on the security thereof
and to all renewals, modifications, consolidations, replacements and extensions
thereof.  Notwithstanding such subordination, Lessee's right to quiet possession
of the Premises shall not be disturbed if Lessee is not in default and so long
as Lessee shall pay the rent and observe and perform all of the provisions of
this Lease, unless this Lease is otherwise terminated pursuant to its terms.  If
any mortgagee, trustee or ground lessor shall elect to have this Lease and any
Options granted hereby prior to the lien of its mortgage, deed of trust or
ground lease and shall give written notice thereof to Lessee, this Lease and
such Options shall be deemed prior to such mortgage, deed of trust or ground
lease, whether this Lease or such Options are dated prior or subsequent to the
date of said mortgage, deed of trust or ground lease or the date of recording
thereof.

     (b) Lessee agrees to execute any documents required to effectuate an
attornment, a subordination, or to make this Lease or any Option granted herein
prior to the lien of any mortgage, deed of trust or ground lease, as the case
may be.  Lessee's failure to execute such
<PAGE>

documents within ten (10) days after written demand shall constitute a material
default by Lessee hereunder without further notice to Lessee or, at Lessor'
option, Lessor shall execute such documents on behalf of Lessee as Lessee's
attorney-in-fact. Lessee does hereby make, constitute and irrevocably appoint
Lessor as Lessee's attorney-in-fact and in Lessee's name, place and stead, to
execute such documents in accordance with this paragraph 30(b).

31.  Attorneys' Fees.

     31.1  If either party or the broker(s) named herein bring an action to
enforce the terms hereof or declare rights hereunder, the prevailing party in
any such action, trial or appeal thereon, shall be entitled to his reasonable
attorneys' fees to be paid by the losing party as fixed by the court in the same
or a separate suit, and whether or not such action is pursued to decision or
judgment.  The provisions of this paragraph shall inure to the benefit of the
broker named herein who seeks to enforce a right hereunder.

     31.2  The attorneys' fee award shall not be computed in accordance with any
court fee schedule, but shall be such as to fully reimburse all attorneys' fees
reasonably incurred in good faith.

     31.3  Lessor shall be entitled to reasonable attorneys' fees and all other
costs and expenses incurred in the preparation and service or notice of default
and consultations in connection therewith, whether or not a legal transaction is
subsequently commenced in connection with such default.

32.  Lessor's Access.

     32.1  Lessor and Lessor's agents shall have the right to enter the Premises
at reasonable times for the purpose of inspecting the same, performing any
services required of Lessor, showing the same to prospective purchasers,
lenders, or lessees, taking such safety measures, erecting such scaffolding or
other necessary structures, making such alterations, repairs, improvements or
additions to the Premises or to the Office Building Project as Lessor may
reasonably deem necessary or desirable and the erecting, using and maintaining
of utilities, services, pipes and conduits through the Premises and/or other
premises as long as there is no material adverse effect to Lessee's use of the
Premises.  Lessor may at any time place on or about the Premises or the Building
any ordinary "For Sale" signs and Lessor may at any time during the last 120
days of the term hereof place on or about the Premises any ordinary "For Lease"
signs.

     32.2  All activities of Lessor pursuant to this paragraph shall be without
abatement of rent, nor shall Lessor have any liability to Lessee for the same.

     32.3  Lessor shall have the right to retain keys to the Premises and to
unlock all doors in or upon the Premises other than to files, vaults and safes,
and in the case of an emergency to enter the Premises by any reasonably
appropriate means, and any such entry shall not be deemed a forceable or
unlawful entry or detainer of the Premises or an eviction.  Lessee waives any
charges for damages or injuries or interference with Lessee's property or
business in connection therewith.

33.  Auctions.  Lessee shall not conduct, nor permit to be conducted, either
voluntarily or involuntarily, any auction upon the Premises or the Common Areas
without first having obtained Lessor's prior written consent.  Notwithstanding
anything to the contrary in this Lease, Lessor shall not be obligated to
exercise any standard of reasonableness in determining whether to grant such
consent.  The holding of any auction on the Premises or Common Areas in
violation of this paragraph shall constitute a material default of this Lease.

34.  Signs.  Lessee shall not place any sign upon the Premises or the Office
Building Project without Lessor's prior written consent.  Under no circumstances
shall Lessee place a sign on any roof of the Office Building Project.

35.  Merger.  The voluntary or other surrender of this Lease by Lessee, or a
mutual cancellation thereof, or a termination by Lessor, shall not work a
merger, and shall, at the option
<PAGE>

of Lessor, terminate all or any existing subtenancies or may, at the option of
Lessor, operate as an assignment to Lessor of any or all of such subtenancies.

36.  Consents.  Except for paragraphs 33 (auctions) and 34 (signs) hereof,
wherever in this Lease the consent of one party is required to an act of the
other party such consent shall not be unreasonably withheld or delayed.

37.  Guarantor.  In the event that there is a guarantor of this Lease, said
guarantor shall have the same obligations as Lessee under this Lease.

38.  Quiet Possession.  Upon Lessee paying the rent for the Premises and
observing and performing all of the covenants, conditions and provisions on
Lessee's part to be observed and performed hereunder, Lessee shall have quiet
possession of the Premises for the entire term hereof subject to all of the
provisions of this Lease.  The individuals executing this Lease on behalf of
Lessor represent and warrant to Lessee that they are fully authorized and
legally capable of executing this Lease on behalf of Lessor and that such
execution is binding upon all parties holding an ownership interest in the
Office Building Project.

39.  Options.

     39.1  Definition.  As used in this paragraph the word "Option" has the
following meaning: (1) the right or option to extend the term of this Lease or
to renew this Lease or to extend or renew any lease that Lessee has on other
property of Lessor; (2) the option of right of first refusal to lease this
Premises or the right of first offer to lease the Premises or the right of first
refusal to lease other space within the Office Building Project or other
property of Lessor or the right of first offer to lease other space within the
Office Building Project or other property of Lessor; (3) the right or option to
purchase the Premises or the Office Building Project, or the right of first
refusal to purchase the Premises or the Office Building Project or the right of
first offer to purchase the Premises or the Office Building Project, or the
right or option to purchase other property of Lessor, or the right of first
refusal to purchase other property of Lessor or the right of first offer to
purchase other property of Lessor.

     39.2  Options Personal.  Each Option granted to Lessee in this Lease is
personal to the original Lessee and may be exercised only by the original Lessee
while occupying the Premises who does so without the intent of thereafter
assigning this Lease or subletting the Premises or any portion thereof, and may
not be exercised or be assigned, voluntarily or involuntarily, by or to any
person or entity other than Lessee; provided, however, that an Option may be
exercised by or assigned to any Lessee Affiliate as defined in paragraph 12.2 of
this Lease.  The Options, if any, herein granted to Lessee are not assignable
separate and apart from this Lease, nor may any Option be separated from this
Lease in any manner, either by reservation or otherwise.

     39.3  Multiple Options. In the event that Lessee has any multiple options
to extend or renew this Lease a later option cannot be exercised unless the
prior option to extend or renew this Lease has been so exercised.

     39.4  Effect of Default on Options.

           (a) Lessee shall have no right to exercise an Option, notwithstanding
any provision in the grant of Option to the contrary, (i) during the time
commencing from the date Lessor gives to Lessee a notice of default pursuant to
paragraph 13.1(c) or 13.1(d) and continuing until the noncompliance alleged in
said notice of default is cured, or (ii) during the period of time commencing on
the day after a monetary obligation to Lessor is due from Lessee and unpaid
(without any necessity for notice thereof to Lessee) and continuing until the
obligation is paid, or (iii) in the event that Lessor has given to Lessee three
or more notices of default under paragraph 13.1(c), or paragraph 13.1(d),
whether or not the defaults are cured, during the 12 month period of time
immediately prior to the time that Lessee attempts to exercise the subject
Option, (iv) if Lessee has committed any non-curable breach, including without
limitation those described in paragraph 13.1(b), or is otherwise in default of
any of the terms, covenants or conditions of this Lease.
<PAGE>

           (b) The period of time within which an Option may be exercised shall
not be extended or enlarged by reason of Lessee's inability to exercise an
Option because of the provisions of paragraph 39.4(a).

           (c) All rights of Lessee under the provisions of an Option shall
terminate and be of no further force or effect, notwithstanding Lessee's due and
timely exercise of the Option, if, after such exercise and during the term of
this Lease, (i) Lessee fails to pay to Lessor a monetary obligation of Lessee
for a period of thirty (30) days after such obligation becomes due (without any
necessity of Lessor to give notice thereof to Lessee), or (ii) Lessee fails to
commence to cure a default specified in paragraph 13.1(d) within thirty (30)
days after the date that Lessor gives notice to Lessee of such default and/or
Lessee fails thereafter to diligently prosecute said cure to completion, or
(iii) Lessor gives to Lessee three or more notices of default under paragraph
13.1(c), or paragraph 13.1(d), whether or not the defaults are cured, or (iv) if
Lessee has committed any non-curable breach, including without limitation those
described in paragraph 13.1(b), or is otherwise in default of any of the terms,
covenants or conditions of this Lease.

40.  Security Measures - Lessor's Reservations.

     40.1  Lessee hereby acknowledges that Lessor shall have no obligation
whatsoever to provide guard service or other security measures for the benefit
of the Premises or the Office Building Project.  Lessee assumes all
responsibility for the protection of Lessee, its agents, and invitees and the
property of Lessee and of Lessee's agents and invitees from acts of third
parties.  Nothing herein contained shall prevent Lessor, at Lessor's sole
option, from providing security protection for the Office Building Project or
any part thereof, in which event the cost thereof shall be included within the
definition of Operating Expenses, as set forth in paragraph 4.2(b).

     40.2  Lessor shall have the following rights:

           (a) To change the name, address or title of the Office Building
Project or building in which the Premises are located upon not less than 90 days
prior written notice;

           (b) To, at Lessee's expense, provide and install Building standard
graphics on the door of the Premises and such portions of the Common Areas as
Lessor shall reasonably deem appropriate;

           (c) To permit any lessee the exclusive right to conduct any business
as long as such exclusive does not conflict with any rights expressly given
herein;

           (d) To place such signs, notices or displays as Lessor reasonably
deems necessary or advisable upon the roof, exterior of the buildings or the
Office Building Project or on pole signs in the Common Areas:

     40.3  Lessee shall not:

           (a) Use a representation (photographic or otherwise) of the Building
or the Office Building Project or their name(s) in connection with Lessee's
business;

           (b) Suffer or permit anyone, except in emergency to go upon the roof
of the Building.

41.  Easements.

     41.1  Lessor reserves to itself the right, from time to time, to grant such
easements, rights and dedications that Lessor deems necessary or desirable, and
to cause the recordation of Parcel Maps and restrictions, so long as such
easements, rights, dedications, Maps and restrictions do not unreasonably
interfere with the use of the Premises by Lessee.  Lessee shall sign any of the
aforementioned documents upon request of Lessor and failure to do so shall
constitute a material default of this Lease by Lessee without the need for
further notice to Lessee.

     41.2  The obstruction of Lessee's view, air, or light by any structure
erected in the vicinity of the Building, whether by Lessor or third parties,
shall in no way affect this Lease or impose any liability upon Lessor.
<PAGE>

42.  Performance Under Protest.  if at any time, a dispute shall arise as to any
amount or sum of money to be paid by one party to the other under the provisions
hereof, the party against whom the obligation to pay the money is asserted shall
have the right to make payment "under protest" and such payment shall not be
regarded as a voluntary payment, and there shall survive the right on the part
of said party to institute suit for recovery of such sum.  If it shall be
adjudged that there was no legal obligation on the part of said party to pay
such sum or any part thereof, said party shall be entitled to recover such sum
or so much thereof as it was not legally required to pay under the provisions of
this Lease.

43.  Authority.  If Lessee is a corporation, trust, or limited partnership,
Lessee, and each individual executing this Lease on behalf of such entity
represent and warrant that such individual is duly authorized to execute and
deliver this Lease on behalf of said entity.  If Lessee is a corporation, trust
or partnership, Lessee shall, within thirty (30) days after execution of this
Lease, deliver to Lessor evidence of such authority satisfactory to Lessor.

44.  Conflict.  Any conflict between the printed provisions, Exhibits or Addenda
of this Lease and the typewritten or handwritten provisions, if any, shall be
controlled by the typewritten or handwritten provisions.

45.  No Offer.  Preparation of this Lease by Lessor or Lessor's agent and
submission of same to Lessee shall not be deemed an offer to Lessee to lease.
This Lease shall become binding upon Lessor and Lessee only when fully executed
by both parties.

46.  Lender Modification.  Lessee agrees to make such reasonable modifications
to this Lease as may be reasonably required by an institutional lender in
connection with the obtaining of normal financing or refinancing of the Office
Building Project.

47.  Multiple Parties.  If more than one person or entity is named as either
Lessor or Lessee herein, except a otherwise expressly provided herein, the
obligations of the Lessor or Lessee herein shall be the joint and several
responsibility of all persons or entities named herein as such Lessor or Lessee,
respectively.

48.  Work Letter.  This Lease is supplemented by that certain Work Letter of
even date executed by Lessor and Lessee, attached hereto as Exhibit C, and
incorporated herein by this reference.

49.  Attachments.  Attached hereto are the following documents which constitute
a part of this Lease:

Exhibit A - Floor Plan
Exhibit B - Rules & Regulations
Addendum to Lease

Lessor and Lessee have carefully read and reviewed this lease and each term and
provision contained herein and, by execution of this lease, show their informed
and voluntary consent thereto.  The parties hereby agree that, at the time this
lease is executed, the terms of this lease are commercially reasonable and
effectuate the intent and purpose of lessor and lessee with respect to the
premises.

If this lease has been filled in it has been prepared for submission to your
attorney for his approval.  No representation or recommendation is made by the
American Industrial Real Estate Association or by the Real Estate Broker or its
agents or employees as to the legal sufficiency, legal effect, or tax
consequences of this lease or the transaction relating thereto:  The parties
shall rely solely upon the advice of their own legal counsel as to the legal and
tax consequences of this lease.
<PAGE>

LESSOR                                     LESSEE

Thomas Seaman, Receiver for 12233          STV Communications, Inc., a
  Olympic Boulevard                        California corporation

By /s/ Thomas Seaman                       By /s/ Jeffrey Gerst
Its Receiver                               Its Secretary

                                           By /s/ Martin Gaspar
                                           Its COO

Executed at Newport Beach on February 17, 2000
Address 1500 Quail Street, Ste. 550
Newport Beach, CA  92660
<PAGE>

Exhibit A

Picture of Floor Plan
<PAGE>

Addendum to Lease

This Addendum (the "Addendum") amends, modifies and supplements the term and
conditions of that certain Standard Office Lease (the "Lease") entered into
between Thomas Seaman, Receiver for 12233 West Olympic Boulevard ("Lessor") and
STV Communications, Inc., ("Lessee"), dated January 23, 2000 with respect to the
premises located at 12233 West Olympic Boulevard, Suites 208 and 308, Los
Angeles, California (the "Premises").  In the event of a conflict between the
terms of this addendum and the terms of the Lease, the terms of this addendum
shall prevail.  Capitalized terms used herein not otherwise defined shall have
the same meaning as in the Lease.

Section 4.3 Rent Increase: Commencing upon the first day of the 13th month of
the Term, the monthly Base Rent shall increased to thirty-three thousand four
hundred and eight-five and 92/100 dollars ($33,485.92).  Commencing upon the
first day of the 25th month of the Term, the monthly Base Rent shall be
increased to thirty-four thousand seven hundred and seventy-three and 84/100
dollars ($34,773.84).

Section 5 Security Deposit:

     (a) Concurrently with Lessee's execution and delivery of this Lease, Lessee
shall deliver to Lessor an unconditional, irrevocable letter of credit in the
amount of $100,000 in a form acceptable to Lessor in its sole discretion (the
"Letter of Credit").  The Letter of  Credit shall be held by Lessor as a
security deposit to secure Lessee's faithful performance of Lessee's obligations
under this Lease.  The Letter of Credit shall be issued by a financial
institution acceptable to Lessor in its sole discretion and such financial
institution must have an established presence in Los Angeles County, California
and the Letter of Credit must be presentable in Los Angeles County, California.
If Lessee fails to pay Rent or otherwise defaults with respect to any provision
of this Lease and fails to cure any such default within any applicable notice
and cure period provided in this Lease, then Lessor may execute one or more
drafts on the Letter of Credit for the payment of any Rent, or for the payments
of any other sum for which Lessor may become obligated by reason of Lessee's
default, or for payment to Lessor for any loss or damage which Lessor may suffer
thereby.  The Letter of Credit shall contain language allowing Lessor to draw
upon the Letter of Credit upon presentation to the issuer of the Letter of
Credit of Lessor's written statement that Lessor is entitled to the funds
represented by such Letter of Credit in accordance with the terms hereof.
Notification of or approval by Lessee prior to any drawing upon the Letter of
Credit shall not be required.  If Lessor so uses or applies all or any portion
of the amount represented by the Letter of Credit, then Lessee shall, within ten
(10) days after written demand therefor, at Lessor's sole option, (i) deposit
cash with Lessor in lieu of the Letter of Credit in the amount drawn, or (ii)
deliver a replacement letter of credit in the amount drawn so that the total
amounts represented by the Letter of Credit and the replacement letter of credit
equals the amount of the Letter of Credit immediately preceding such use or
application by Lessor, and Lessee's failure to do so shall be a material breach
of this Lease.

     (b) The financial institution issuing the Letter of Credit shall provide to
Lessor, not less frequently than every ninety (90) days, a written statement
reflecting that the Letter of Credit is in effect, the then current expiration
date and other information reasonably requested by Lessor.  No later than sixty
(60) days prior to the expiration of the Letter of Credit or any replacements or
renewal thereof, Lessee shall deliver a new Letter of Credit substantially in
the same form as the then existing Letter of Credit except that the expiration
date set forth in the Letter of Credit which is then being replaced, and the
issuer may be changed by Lessee to a financial institution acceptable to Lessor
in its sole discretion.  If Lessee fails to deliver a new Letter of Credit as
required herein, the Lessor shall have the right, at its sole option, to draw
upon and present the
<PAGE>

then existing Letter of Credit for the entire amount available thereunder. Until
such time as Lessee shall thereafter deliver a new Letter of Credit in the form
and substance required hereunder, Lessor shall retain possession of the funds so
drawn as a security deposit to secure Lessee's faithful obligations under this
Lease. Any such replacement Letter of Credit shall satisfy and be subject to the
provisions set forth in subparagraph (a) above. Should the Letter of Credit then
in effect be revoked or should the creditworthiness of the issuer of the Letter
of Credit then in effect become impaired (in Lessor's sole, reasonable
judgment), then Lessee shall deliver a replacement Letter of Credit in the form
and substance required herein.

     (c) If Lessee performs all of Lessee's obligations under this Lease, then
the Letter of Credit, or so much thereof as has not theretofore been applied by
Lessor in accordance with this Lease shall be returned to Lessee, without
interest, within sixty (60) days following the expiration, without renewal, of
the term of this Lease and after Lessee has vacated the Premises. If Lessor
transfers the Premises or any portion thereof and transfers to or deposits with
the transferee the Letter of Credit, Lessor shall be discharged from any further
liability with respect thereto.

Section 12(f) Transfer Premium:  Subject to the terms of Section 12, if Lessor
consents to a sublease or assignment, Lessee shall pay to Lessor fifty percent
(50%) of all rent, additional rent or other consideration payable by such
transferee in connection with the transfer in excess of the Base Rent or any
additional rent payable by Lessee under this Lease during the term of the
transfer on a per rentable square foot basis if less than all of the Premises is
transferred, including, without limitation, key money, bonus money or other cash
consideration paid by transferee to Lessee in connection with such transfer, but
excluding any payment which is not in excess of fair market value for (i)
services rendered by Lessee to transferee or (ii) for assets, inventory,
equipment, or furniture transferred by Lessee to transferee in connection with
such sublease or assignment.

Section 39.  Option to Extend Term: Paragraph 39.1 is deleted in its entirety.
The Lessor covenants with the Lessee that if the Lessee duly and regularly pays
the Rent and any and all additional amounts required to be paid pursuant to this
Lease and performs each and every covenant, provision and agreement on the part
of the Lessee to be paid, rendered, observed and performed herein, the Lessor
will at the expiration of the then expiring term on written notice by the Lessee
to the Lessor given by the Lessee not more than twelve (12) months prior to the
expiration of the then expiring term and received by the Lessor not less than
nine (9) months prior to the expiration of the then expiring term grant to the
Lessee a five (5) year renewal of lease of the leased Premises (the "Renewal
Term") on the same terms and conditions herein save and except the Base Rent,
Operating Expense Increase and other charges.

The Base Rent, Operating Expense Increase and other charges for the Renewal Term
shall be determined by negotiations between the Lessor and Lessee hereto.  If
the parties hereto are unable to agree in writing as to the Base Rent, Operating
Expense Increase and other charges for the Renewal Term ninety (90) days prior
to the end of the Lease, this Lease shall end at the conclusion of the five year
Term, and this Option to Extend Term and any subsequent options to extend term
shall be null and void.

The Lessee agrees to execute all documents reasonably required by Lessor to
exercise the Option to Extend Term.  The Lessee shall execute such documents
prior to the commencement date of the Renewal Term.
<PAGE>

The Lessee's Option to Extend Term hereunder is personal to the Lessee and
automatically expires on any Transfer or parting with possession of all or any
part of the Premises whether or not such transfer or parting with possession is
with the consent of the Lessor.

Section 50.  Signage:  Lessee shall have the non-exclusive right, during the
Lease Term, at Lessee's sole cost and expense, to install monument signage along
the Olympic Boulevard frontage of Building at a location reasonably set forth by
Lessor, containing the letters "STV" ("Monument Signage").  The dimensions of
the letters and of the Monument Signage shall otherwise be subject to Lessor's
reasonable approval, and any applicable governmental requirements.  Lessee shall
be responsible, at Lessee's sole cost and expense, to repair and maintain the
Monument Signage in good condition during the Lease Term.  Lessee shall also be
solely responsible for any electrical costs associated with the Monument Signage
if applicable.  In addition, Lessee shall be responsible for the cost and
expense of the removal of the Monument Signage as of the termination or earlier
expiration of the Lease Term, and for the cost of repair of any damages to the
Building resulting from such removal.

Section 51.  Tenant Improvement Allowance(s):  Lessee agrees to accept the
Premises in their current condition.  Lessee to be responsible for installation
and construction of modifications or improvements to the Premises ("Tenant
Improvements"), including permits and governmental approvals, subject to
Lessor's advance written approval of architectural plans.  Lessor shall
reimburse Lessee for the cost of the Tenant Improvements up to a maximum amount
of $15,615.48, subject to Lessor's confirmation of the completion of Tenant's
Improvements ("First Tenant Improvement Allowance").  Lessor will reimburse
Lessee an additional $92,189.00 ("Second Tenant Improvement Allowance") within
ten days of notification to Lessor that Lessee has increased the amount of the
Letter of Credit to $193,000 as set forth below, and subject to Lessor's
confirmation of the completion of the additional tenant improvements.
Commencement of the lease may not be delayed by any delays in the completion
Tenant Improvements.  Lessee to use only licensed and insured contractors who
shall name Lessor as an additional insured.  Lessee hereby indemnifies Lessor
against any liens placed on the Property due to Lessee's non-payment of Tenant
Improvement expenses.

Agreed and Accepted:

Thomas Seaman, Receiver for                  STV Communications, Inc.
12233 W. Olympic Boulevard                   a California Corporation

By: /s/ Thomas Seaman                        By: Jeffrey Gerst
Its: Court Appointed Receiver                Its: Secretary
Date: February 17, 2000                      Date: 2/7/00

                                             By: Martin Gaspar
                                             Its: COO

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