Document:

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                                                                   Exhibit 10.28

                                LEASE AGREEMENT

THIS INDENTURE OF LEASE made as of the 15th day of July, 1999, by and between
WILLIAM C. ROWELL FAMILY LIMITED PARTNERSHIP, a Maine limited partnership
("Lessor") and FIRST MERCHANTS BANCARD SERVICES, INC., a Maine corporation with
its principal place of business at Portland, County of Cumberland, State of
Maine ("Lessee").

               WITNESSETH:

        Article I. Leased Premises.

        In consideration of the rents, covenants and agreements herein reserved
and contained on the part of the Lessee to be observed and performed, the
Lessor demises, leases and lets to Lessee and Lessee leases and takes from
Lessor Five Thousand Four Hundred (5,400) square feet on the second floor of
the premises situated at 303-315 Forest Avenue, Portland, Maine with the
exclusive right to the use of the parking spaces adjacent to the Baxter
Boulevard side of the leased premises, (it being agreed that Lessee shall have
no right to use any portion of the parking area adjacent to Forest Avenue),
subject to such regulations as Lessor may from time to time make with respect
thereto (hereinafter referred to as the "leased premises"), more particularly
described in Exhibit A attached hereto.

    Article II. Commencement and Ending Date of Term.

        (a)   TO HAVE AND TO HOLD FOR a term of four (4) years, said term of
Lessee's obligation to pay rent hereunder to commence on July 15th, 1999 and to
end four (4) years from the commencement date.

        (b)   Lessor hereby grants and gives to the Lessee the privilege of
one (1) renewal of this Lease, at Lessee's option, said renewal for a period of
three (3) years, exercisable upon the termination of the initial term of the
Lease, so long as Lessee shall not be in default of this Lease. Lessee shall
exercise its option to renew by so notifying the Lessor in writing at least
six (6) months in advance of the commencement date of such renewal period. The
renewal period shall be subject to the same terms and conditions as the initial
term hereof except for the rent which shall be at the then current fair market
value, but in no event shall it be less than the base rent for the final year
of the initial term.

        (c)   Lessor and Lessee may execute a short form or notice of Lease for
recording purpose which short form or notice shall be subject to the reasonable
approval of the attorneys for Lessor and Lessee.

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     Article III.  Lessee's Work.

     (a)  Lessee agrees to accept the premises in their as-is condition, broom
clean at the commencement of this Lease. Any modifications or renovations to the
Leased Premises requested by Lessee shall be in writing and be accompanied by a
complete set of construction plans and specifications for said renovations for
Lessor's review and approval, which approval shall not be unreasonably withheld
or delayed. All such renovations or modifications shall be at Lessee's sole cost
and expense. Under no circumstances, however, shall Lessor's approval be
construed as a representation that Lessee's plans comply with any local, state
or federal ordinance, law or regulation, such compliance remains the sole and
exclusive responsibility of the Lessee.

     (b)  All of Lessee's work shall be confined to the interior of the Leased
Premises with the exception of signage which shall be designed and installed in
compliance with all criteria established by the City of Portland and with the
prior written approval of Lessor, which approval shall not be unreasonably
withheld or delayed. Any and all equipment and fixtures which are to become a
permanent part of the structure shall likewise require the prior written
approval of the Lessor. All work undertaken by Lessee shall not damage or weaken
the structural integrity or strength of the building or any part thereof, and
shall be done in a first-class workmanlike manner and in accordance with all
applicable building codes, regulations and laws including the Americans with
Disabilities Act of 1990 ADA, the Maine Human Rights Act (HRA) and any and all
rules and regulations promulgated thereunder. Any alterations to the leased
premises made by the Lessee which require compliance with the ADA and HRA shall
be done in accordance with this lease; provided that Lessor's consent to such
alterations shall not constitute either Lessor's assumption in whole or in part
of Lessee's responsibility for compliance with the ADA and HRA, or
representation or confirmation by Lessor that such alterations comply with the
provisions of the ADA and HRA. Any such costs associated with ADA or HRA
compliance shall be deducted from the Lessor's construction allowance. Any work
not approved by Lessor shall, at Lessor's sole discretion be removed by Lessee
at Lessee's sole expense.

     (c)  Lessee acknowledges and agrees that the stairway located at the Forest
Avenue side of the leased premises connecting the first and second floors does
not comply with fire and building codes and cannot and shall not be used as an
emergency exit. Lessee and Lessor further agree that neither will undertake any
renovation or reconstruction of this stairway.

     (d)  Upon completion of any work performed by or at the request of Lessee,
its contractors and subcontractors, Lessee upon request of the Lessor, shall
provide a mechanic's lien waiver duly executed acknowledging payment and
releasing any claim against the leased premises.

     Article IV. Rent

     Lessee covenants and agrees to pay Lessor, without notice or demand, at
Lessor's notice address, as net rent for the premises a minimum annual base rent
as follows:

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     YEAR 1: Forty-three Thousand Two Hundred Dollars ($43,200.00) payable in
equal monthly installments of Three Thousand Six Hundred Dollars ($3,600.00)
beginning July 1, 1999 through June 1, 2000;

     YEAR 2: Forty-five Thousand Nine Hundred Dollars ($45,900.00) payable in
equal monthly installments of Three Thousand Eight Hundred Twenty-Five Dollars
($3,825.00) beginning July 1, 2000 through June 1, 2001.

     YEAR 3: Forty-eight Thousand Six Hundred Dollars ($48,600.00) payable in
equal monthly installments of Four Thousand and Fifty Dollars ($4,050.00)
beginning July 1, 2001 through June 1, 2002.

     YEAR 4: Fifty-one Thousand Three Hundred Dollars ($51,300.00) payable in
equal monthly installments of Four Thousand Two Hundred Seventy Five Dollars
($4,275.00) beginning July 1, 2002 through June 1, 2003.

     If the Lessee occupies the Leased Premises sooner than July 1, 1999, Lessee
shall pay to Lessor the proportionate part of any such monthly installment for
the period of such occupancy.

Article V. Additional Rent for Operating Expenses, Taxes, Insurance, and
Renovation Costs.

     (a) Except as otherwise provided herein, Lessor will operate, manage,
maintain and repair or cause to be operated, managed, maintained or repaired
the building in a manner deemed by Lessor appropriate for the best interests of
Lessee and other occupants of the building. Included among the costs and
expenses which constitute Lessor's costs but not limited thereto, shall be, at
the option of Lessor, all costs and expenses of operating, managing, repairing,
repaving, lighting, heating, cleaning, painting, striping, insurance (including
but not limited to fire and extended coverage insurance, insurance against
liability for personal injury, death and property damage, worker's compensation
and unemployment insurance) and landscaping. Lessor reserves the right to
include the costs of water and sewer in the event Lessee's consumption of such
services becomes extraordinary.

     (b) Lessee shall pay to Lessor as additional rent its proportionate share,
as hereinafter defined, of the aforesaid insurance cost and real estate taxes.

     (c) Lessee shall pay to Lessor, as additional rent, its proportionate share
of all real estate taxes, special and general assessments, and other
governmental charges of every kind whatsoever, extraordinary as well as
ordinary, which become due and payable upon Lessor's property during the lease
term, such proportionate share to be prorated for periods at the beginning and
end of the lease term which do not constitute full calendar months or years.

     (d) Lessee's share of Lessor's real estate taxes and insurance shall be
paid in monthly installments in amounts estimated from time to time by Lessor,
one such installment being due on

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the first day of each month of each calendar year. After the end of each
calendar year, the total of Lessor's costs for such year (and at the end of the
lease term for the total of Lessor's costs for the period since the end of the
immediately next preceding calendar year) shall be determined by Lessor and
Lessee's share paid for such period shall immediately, upon such determination,
be adjusted by credit of any excess or payment of any deficiency.

     (e)     Lessee shall be responsible for and pay when due all taxes imposed
upon or assessed against its personal property by all federal, state, country
and all other governmental agencies and authorities whatsoever.

     (f)     Lessor and Lessee agree that Lessee's proportionate share shall be
thirty five percent (35%) of all such costs and expenses.

     (g)     Lessee shall be responsible for and pay when due all costs and
expenses associated with any janitorial services provided to the Leased
Premises. Lessor shall have no obligation for the cleaning and general
maintenance of the interior of the space leased by the Lessee.

     Article VI. Maintenance by Lessor.

     Lessor at its sole cost shall keep or caused to be kept the foundation,
roof and structural portions of the walls of the building including the leased
premises in good order, repair and condition and major repairs to the electric
utility from the exterior of the property of which the leased premises form a
part to the service entrance servicing the leased premises, (the interior
electrical system shall be the responsibility of the Lessee), plumbing and all
repairs to the HVAC system on the exterior of the leased premises (the
balancing of said system shall be the responsibility for the Lessee), except
for damage thereto due to the acts or omissions of Lessee, its agents,
employees or invitees. Lessor shall commence required repairs as soon as
reasonably practicable after receiving written notice from Lessee thereof. This
provision shall not apply in the case of damage or destruction by fire or other
casualty or condemnation or eminent domain, in which events the obligations of
Lessor shall be controlled by Articles XX and XXI. Except as provided in this
Article VI, Lessor shall not be obligated to make repairs, replacements or
improvements of any kind upon the equipment, merchandise, stock and trade
facilities or fixtures in the leased premises, all of which shall be the
Lessee's responsibility.

     In the event the Lessor does not timely perform the maintenance or repairs
required hereunder, Lessee shall notify Lessor in writing that required
maintenance and repair has not been timely performed, and Lessor shall have a
reasonable time, according to the nature of the particular maintenance or
repaid issue, to commence to cure the required item of maintenance or repair.
Lessor's failure to maintain or repair as required under this Agreement shall
constitute a material default of Lessor under this Agreement.

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     Article VII. Security Deposit.

     (a) Lessee deposits herewith with Lessor the sum of Three Thousand Five
Hundred Dollars ($3,500.00) as security for the prompt, full and faithful
performance by Lessee of each and every Provision of this lease and of all
obligations of Lessee hereunder. In the event that Lessee is in default, Lessor
may use, apply or retain the security deposit for the payment of (i) any rent or
other sums of money which Lessee may not have paid or which may become due after
the occurrence of a default, or (ii) any sum expended by Lessor on Lessee's
behalf in accordance with the provisions of this lease or reason of Lessee's
default. The use application or retention of the security deposit by Lessor
shall not prevent Lessor from exercising any other rights or remedies provided
for hereunder or at law and shall not operate as a limitation on any recovery to
which Lessor may otherwise be entitled. The deposit held by Lessor shall be
placed in a non-interest bearing account and upon the termination of this lease,
any portion of the security deposit which is not applied or retained pursuant to
the terms hereof shall be returned to the Lessee.

     (b) If Lessee commits a default hereunder and Lessor applies said deposit
or any part thereof to compensate Lessor for loss, cost, damage or expense
sustained due to such default, upon Lessor's request, Lessee shall forthwith
remit to Lessor cash sufficient to restor said sum to the original sum
deposited. Lessee's failure to do so within five (5) days after receipt of a
demand therefor shall be a default under this lease.

     (c) Lessor may deliver the funds deposited hereunder to any purchaser of or
successor to Lessor's interest in the leased premises and thereupon Lessor shall
be discharged from any liability with respect to such deposit.

     Article VIII. Utilities.

     Lessee shall be responsible for and pay when due all charges for use or
consumption of electricity (which shall be separately metered), natural gas,
telephone, computer access, cable television, and any other utilities used or
consumed in or about the leased premises. In no event shall Lessor be liable for
any interruption or failure in the supply of any such utilities to the leased
premises and in no event shall Lessor be liable for consequential damages.

     Article IX. Conduct of Business by Lessee.

     Lessee shall use the leased premises solely for the offices of First
Merchant Bancard Services, Inc., or an entity owned or controlled by Steven
Goodrich or James Goodrich unless otherwise agreed to in writing by the Lessor.
Notwithstanding Lessor's agreement hereunder, Lessee, First Merchant Bancard
Services, Inc. shall remain primarily responsible for the performance of
Lessee's obligations under the terms of this agreement.

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       Article X. Signs, Awnings, Canopies, Fixtures, Alterations.

       (a)  Except as otherwise provided in this lease, Lessee shall not make or
cause to be made any alterations, additions or improvements or install or cause
to be installed any trade fixtures, exterior signs, floor coverings, interior or
exterior lighting, plumbing fixtures, shades or awnings or make any changes to
the building exterior or grounds without first obtaining Lessor's written
approval and consent, which approval and consent shall not be unreasonably
withheld or delayed.

       (b)  All alterations, decorations, signs, awnings, canopies, fixtures,
additions and improvements made by Lessee, or made by Lessor on the Lessee's
behalf by agreement under this Lease, shall remain the property of the Lessee
for the term of the Lease, or any renewals thereof. Such alterations,
decorations, signs, awnings, canopies, fixtures, additions and improvements
shall not be removed from the leased premises prior to the end of the term
hereof without prior written consent from Lessor or without substitution being
made therefor of substantially equal value. Upon expiration of the term hereof,
or any renewals thereof, all such alterations, decorations, signs, awnings,
canopies, fixtures, additions and improvements shall become the property of the
Lessor. Lessor, however, reserves the right to require Lessee to remove all such
alterations, decorations, signs, awnings, canopies, fixtures, additions and
improvements and to restore the leased premises as provided in Article XI
hereof.

       (c)  Lessee shall promptly pay all contractors and materialmen, so as to
minimize the possibility of a lien attaching the leased premises and should any
lien be made or filed, by reason of any contract made or alleged to be made by
Lessee, Lessee shall bond against or discharge the same within ten (10) days
after written request by Lessor.

       Article XI. Maintenance of Leased Premises.

       (a)  Lessee shall at all times keep the interior leased premises
including the Baxter Boulevard entrance foyer and stairwell in a clean and
orderly manner. In addition, Lessee shall be solely responsible for breakage and
damage to windows and glass and shall promptly replace all broken glass, and
shall be responsible for the cost of all minor repairs to all electrical,
plumbing and HVAC systems serving the leased premises. A minor repair shall be
defined as any item not exceeding $300.00 for each such repair.

       (b)  At the expiration of the term hereof, Lessee shall surrender the
leased premises in generally the same condition as the leased premises were in
upon the commencement of this Lease, reasonable wear and tear excepted, and
shall surrender all keys for the leased premises to Lessor at the place then
fixed for the payment of rent and shall inform Lessor of all combinations on
locks, safes, and vaults, if any, in the leased premises. Lessee shall remove
any alterations or improvements, as may be directed by the Lessor, before
surrendering the leased premises as aforesaid and shall repair any damage to
the leased premises caused thereby. Lessee's obligation

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to observe and perform this covenant shall survive the expiration or the
termination of the term of this Lease or any renewals thereof.

     (c)  Lessee shall be responsible for snow and ice removal from all walkways
servicing the leased premises and all parking spaces reserved to the use of the
Lessee.

     Article XII. Parking and Common Use Area.

     Common Areas.  The parking area, access ways and facilities furnished, or
made available by Lessor including landscape areas, retaining walls, utility
lines and other areas and improvements provided by Lessor shall at all times be
subject to the exclusive management of Lessor, and Lessor shall have the right,
from time to time, to establish, modify and enforce reasonable rules and
regulations with respect to all common areas. Lessor shall have the right from
time to time to change or modify the sizes, locations, shapes and arrangements
of entrances, exits and other common areas, provided however, that the changes
or modifications do not unreasonably interfere with the conduct of Lessee's
business, or reduces the number of parking spaces for use by Tenant, except as
provided in Article I of this agreement.

     Article XIII. Utilities and Services.

     Lessee shall not install any equipment which can exceed the capacity of any
utility facilities and if any equipment installed by Lessee requires additional
utility facilities, the same shall be installed at Lessee's expense in
compliance with all code requirements and only upon the prior written approval
of Lessor, which approval shall not be unreasonably withheld.

     Article XIV. Hazardous Materials.

     Lessee shall not, without the prior written consent of Lessor, cause or
permit knowingly, or unknowingly any hazardous material as defined by all
applicable local state and federal statutes, rules or regulations to be brought
or remain upon, kept, used, discharged, leaked or emitted in or about or treated
at the leased premises. Lessee shall indemnify and hold Lessor harmless from any
and all claims, damages, costs or losses incurred by it including its attorney's
fees as a result of Lessee's breach of this Article. The indemnification and
hold harmless provision shall survive the termination of this Lease Agreement.

     Article XV. Insurance and Indemnity.

     (a) Lessor shall carry public liability insurance on the common areas
providing coverage of not less than One Million Dollars ($1,000,000.00) against
liability for bodily injury including death and personal injury for any one
occurrence and Two Hundred Fifty Thousand Dollars ($250,000.00) property damage
insurance or combined single limited insurance in the amount of One Million
Dollars ($1,000,000.00). Lessor shall also carry insurance for fire, extended
coverage,

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vandalism, malicious mischief and other endorsements deemed advisable by Lessor
insuring all improvements on Lessor's property including the premises and all
leasehold improvements thereon and appurtenances thereto (excluding Lessee's
personal property, trade fixtures, furnishings, equipment, and excluding glass)
for the full insurable value thereof, with such deductibles as Lessor deems
advisable.

     (b)  Lessee shall carry public liability insurance on the premises during
the term hereof, covering Lessee and naming Lessor as an additional named
insured with companies satisfactory to the Lessor, for limits of not less than
One Million Dollars ($1,000,000.00) for bodily injury including death and
personal injury for any one occurrence, Two Hundred Fifty Thousand Dollars
($250,000.00) property damage insurance or a combined single limit of One
Million Dollars ($1,000,000.00). Lessee's insurance shall provide that Lessor
be given a minimum of ten (10) days written notice by the insurance company of
cancellation, termination or change in such insurance. Lessee shall carry
insurance against fire and a standard "Risk" policy of property insurance
protecting against all covered risks or perils of physical loss or damage,
including by not limited to sprinkler leakage and plate glass insurance in
amounts not less than the actual cost of replacing Lessee's merchandise,
equipment, fixtures and furnishings with reasonable deductibles. Lessee shall
provide Lessor at Lessor's request, copies of the policies or certificates
evidencing that such insurance is in full force and effect. The minimum limits
of the comprehensive liability policy of insurance shall in no way limit or
diminish Lessee's liability under Article XV(c) hereof.

     (c)  Lessee shall indemnify, save harmless and at Lessor's option, defend
Lessor, its agents, employees and mortgagee, if any, from and against any and
all liability, liens, claims, demands, damages, expenses, fees, costs, fines,
penalties, suits, proceedings, actions and causes of action of any and every
kind and nature arising or growing out of in anyway connected to Lessee's use,
occupancy or control of the premises or Lessee's operations, conduct or
activities at the leased premises. The obligations contained in this Article to
indemnify Lessor and hold Lessor harmless shall survive the termination of this
Lease.

  Article XVI.  Mutual Waiver of Subrogation Rights.

     Lessor and Lessee and all parties claiming under them mutually release and
discharge each other from all claims and liabilities arising from or caused by
any casualty or hazard covered or required to be covered hereunder in whole or
in part by insurance on the premises or in connection with property on or
activities conducted on the premises and waive any right of subrogation which
might otherwise exist in or accrue to any person on account thereof and
evidence such waiver by endorsement to the required insurance policies,
provided, that in the case of increased cost, the other party shall have the
right within thirty (30) days following written notice to pay such increased
cost thereby keeping such release and waiver in full force and effect.

  Article XVII.  Off-Set Statement, Attornment.

     (a) Within ten (10) days after a request therefor by Lessor, or in the
event that upon any sale,

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assignment or hypothecation of the leased premises and/or the land thereunder
by Lessor an off-set statement shall be required from Lessee, Lessee agrees to
deliver a certificate to any proposed mortgagee or purchaser, or to Lessor,
certifying (is such be the case) that this Lease is in full force and effect
and that there are no defenses or off-sets thereto, or stating those claimed by
Lessee.

     (b)  Upon request of Lessor, Lessee will subordinate its right hereunder
to the lien of any mortgage or mortgages, or the lien resulting from any other
method of financing or refinancing, provided, however, that the subordination
of this Lease to any such mortgage, shall, in any event, be subject to the
commitment and agreement of such mortgagee, for so long as Lessor shall not be
in default hereunder, to recognize and permit quiet enjoyment by Lessee in the
event of entry and/or foreclosure. Lessee shall in the event any proceedings
are brought for the foreclosure of, or in the event of exercise of the power of
sale of any mortgage made by Lessor covering the leased premises, attorn to the
mortgagee or any purchaser upon any such foreclosure or sale and recognize such
mortgagee or purchaser as Lessor hereunder and no entry under any such
mortgage, or other security indenture or sale for the purpose of foreclosing
the same or repossessing or other action pursuant to said mortgage or other
security indenture, shall be regarded as an eviction of Lessee, or its
successors and assigns, constructive or otherwise, or give the Lessee or any
successor or assigns of the Lessee any rights to terminate this Lease, provided
that such mortgage shall be subject to the above-mentioned commitment and
agreement.

     Article XVIII. Assignment and Sub-Letting.

     Lessee will not assign this Lease in whole or in part, nor sub-let all or
any part of the leased premises, without the prior written consent of Lessor in
each instance which consent shall not be unreasonably withheld or delayed. The
consent by Lessor to any assignment or sub-letting shall not constitute a
waiver of the necessity for such consent to any subsequent assignment or
sub-letting. If this Lease be assigned, or if the leased premises or any part
thereof be sub-let or occupied by anyone other than Lessee, and if Lessee is in
default, Lessor may collect the rent from the assignee, subtenant or occupant,
and apply the net amount collected to the rent herein.

     Any assignment (a) as to which Lessor has consented; or (b) which is
required by reason of final non-appealable order of a court of competent
jurisdiction; or (c) which is made by reason of and in accordance with the
provisions of any law or statute including without limitation the laws
governing bankruptcy, insolvency or receivership shall be subject to all terms
and conditions of this Lease and shall not be effective or deemed valid unless
at the time of such assignment:

     (a)  Each assignee or sublessee shall agree in a written statement
satisfactory to Lessor to assume and abide by all of the terms and provisions of
this Lease including those which govern the permitted uses of the premises
described in Article IX herein; and

     (b)  Each assignee or sublessee has submitted a current financial
statement in such form as is acceptable to Lessor in order to assure the future
performance by such assignee or sublessee of

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Lessee's obligations hereunder, and

     (c) Lessee shall pay Lessor an assignment fee as reimbursement to Lessor
for administrative and legal expenses incurred by Lessor in connection with any
such assignment or subletting. The assignment fee initially will be Five Hundred
Dollars ($500.00) and shall increase by Fifty Dollars ($50.00) at the end of
each full lease year of a lease term.

     Article XIX. Governmental Regulations.

     Lessee shall faithfully observe in the use of the leased premises all
municipal and county ordinances and state and federal statutes, rules and
regulations now in force or which may hereafter be in force, and further shall
apply for and receive all permits, licenses and authorizations from any such
authority in advance of operating its business at the leased premises.

     Article XX. Destruction of Leased Premises.

     If the leased premises shall be damaged by fire or other casualty, and are
thereby rendered untenantable, Lessor may, but shall not be required to, cause
such damage to be repaired within sixty (60) days after the occurrence of such
damage, and the rent shall be abated. If the leased premises shall be rendered
wholly untenantable by reason of such occurrence, either the Lessee or Lessor
may, at their option, terminate this Lease and the tenancy hereby created by
giving to the other within thirty (30) days following the date of such
occurrence written notice of an election to do so. If by reason of such
occurrence, the leased premises shall be rendered untenantable only in part,
Lessor, shall at its own expense, cause such damage to be repaired and the rent
shall be proportionately abated, however, Lessor's obligation to effect such
repairs shall be limited to the extent of the insurance proceeds available to
Lessor as a result of said occurrence.

     Article XXI. Eminent Domain.

     (a) If the whole of the leased premises shall be acquired or condemned by
eminent domain for any public or quasi-public use or purpose, or shall be
acquired by private purchase in lieu thereof, then the term of this Lease shall
cease and terminate as of the date of such taking or purchase and all rentals
shall be paid up to that date and Lessee shall have no claim against the Lessor
nor the condemning authority for the value of any unexpired term of this Lease,
nor shall be Lessee have any right to claim and recover from the condemning
authority or from Lessor, such compensation or damages as may be separately
awarded or recoverable by Lessee, or attributable to Lessee on account of any
and all damage to Lessee's leasehold improvements, fixtures or business by
reason of the condemnation and for or on account of any costs or loss suffered
by Lessee in removing Lessee's merchandise, furniture, fixtures, leasehold
improvements and equipment.

     (b) If any part of the leased premises shall be acquired or condemned or
purchased as aforesaid and in the event that such partial taking or condemnation
or purchase shall render the leased premises unsuitable for the business of
Lessee, then the term of this Lease shall cease and

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terminate as of the date of such taking or purchase. In the event of a partial
taking or condemnation which is not extensive enough to render the premises
unsuitable for the business of Lessee, the Lessor shall promptly restore the
leased premises to a condition comparable to its condition at the time of such
condemnation or purchase less the portion lost in the taking or purchase, and
this Lease shall continue in full force and effect. If, during the course of
such restoration, Lessee is deprived of the use of any or all of the leased
premises, the rent shall be abated during the period of deprivation in
proportion to the part of the premises made untenantable.

       Article XXII. Default of the Lessee.

       Default. The occurrence of any one or more or the following events shall
constitute a default hereunder by Lessee:

       (a)  The failure by Lessee to make any payment of base rent or additional
rent or any other payment required hereunder, as and when due, where such
failure shall continue for a period of twenty (20) days after the same shall be
due, shall give Lessor the right to assess a late payment fee of four percent
(4%) of the base rent and any additional rent due for each month in which
payment is not made within twenty (20) days from the time such payment is due.

       (b)  The vacating or abandonment of the premises. Lessee shall be deemed
to have abandoned the premises if the premises remains substantially vacant or
unoccupied for a period of thirty (30) days.

       (c)  The failure by Lessee to observe or perform any of the express or
implied covenants of this lease to be observed or performed by Lessee where such
failure shall continue for a period of more than thirty (30) days after written
notice 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 commences such
cure within said thirty (30) day period, diligently prosecutes such cure to
completion, and completes such cure no later than sixty (60) days from the date
of such notice from Lessor.

       (d)  The failure by Lessee to pay its debts as they become due, or Lessee
becomes insolvent or bankrupt or files and debtor proceeding or has taken
against Lessee in any court pursuant to any statute either in the United States
or any state, a petition in bankruptcy or insolvency or for the reorganization
or for the appointment of a receiver or trustee of all or a portion of Lessee's
property or if Lessee makes an assignment for the benefit of creditors or
petitions for or enters into an arrangement or Lessee suffers this lease to be
taken under a writ of execution, then Lessor in addition to any other rights or
remedies it may have, shall have the right to immediate right of re-entry and
remove all persons and property from the leased premises and such property may
be removed and stored at the cost of and for the account of Lessee, all without
service of notice or resort to legal process and without being deemed guilty of
trespass or becoming liable for any loss or damage which may be occasioned
thereby. In the event of re-entry by Lessor under subparagraph

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(d) of this article XXII, Lessor shall use reasonable diligence in finding
another new tenant for the demised premises in order to mitigate damages and
rentals. Upon any such re-letting, all rentals received by Lessor from such
re-letting shall be applied first, to the payment of any indebtedness other
than rent due hereunder from Lessee to Lessor; second, to the payment of any
costs and reasonable expenses of such re-letting, including brokerage fees and
allowable attorney's fees and of costs of any reasonable alterations and
repairs as may be necessary in order to re-let the premises; and third, to the
payment of rent due and unpaid hereunder and the residue, if any, shall be held
by Lessor and applied in payment of future rent as the same may become due and
payable hereunder. If such rental received from such re-letting during any
months be less than that to be paid during that month by  Lessee hereunder,
Lessee shall pay any such deficiency to Lessor. Such deficiency shall be
calculated and paid monthly. No such re-entry or taking possession of said
premises by Lessor shall be construed as an election on its part to terminate
this Lease unless a written notice of such intention to terminate be given to
Lessee which right Lessor expressly reserves to itself, its successors and
assigns. Should this Lease be terminated, in addition to other remedies it may
have, Lessor may recover from Lessee all damages it may endure by reason of the
breach under which this Lease is terminated, including the cost of recovering
the leased premises, reasonable attorney's fees to the fullest extent allowed
by Maine law and including the amount of rent and charges equivalent to rent
reserved in this Lease for the remainder of the stated term, all of which
amounts shall be immediately due and payable from Lessee to Lessor.

     Article XXIII. Access of Lessor.

     Lessor shall have reasonable access to the leased premises for the purpose
of examining the same, or to make any repairs or reconstruction deemed
necessary by Lessor, and showing the premises to prospective tenants, but the
making of such repairs or reconstructions or such examination shall not unduly
interfere with the Lessee's use of the leased premises nor the conducting of
Lessee's business thereon.

     Article XXIV. Successors.

     All rights and liabilities herein given to, or imposed upon, the
respective parties hereto shall extend to and bind the several respective
successors and assigns of the said parties. No rights, however, shall inure to
the benefit of any assignee of Lessee unless the assignment to such assignee
has been approved by Lessor in writing.

     Article XXV. Lessor's Covenant of Quite Enjoyment.

     Upon payment by Lessee of the rents herein provided and upon the
observance and performance of all the covenants, terms and conditions of
Lessee's part to be observed and performed, Lessee shall peaceably and quietly
hold and enjoy the leased premises for the term hereof without hindrance or
interruption by Lessor.

     Article XXVI. Miscellaneous.

                                       12
<PAGE>
     (a) Accord and Satisfaction.

     Lessor is entitled to accept, receive and deposit any payment made by
Lessee for any reason or purpose or in any amount whatsoever and apply the same
at Lessor's option to any obligation of Lessee and the same shall not constitute
payment of any amount owed except that to which Lessor has applied the same. No
endorsement or statement on any check or letter of Lessee shall be deemed an
accord and satisfaction or otherwise recognized for any purpose whatsoever. The
acceptance of such check or payment shall be without prejudice to Lessor's right
to recover any and all amounts owed by Lessee hereunder and Lessor's right to
pursue any other available remedy.

     (b) Entire Agreement.

     There are no representations, covenants, warranties, promises, agreements,
conditions or undertakings oral or written between Lessor and Lessee other than
herein set forth. Except as herein otherwise provided no subsequent, alteration,
amendment, change or addition to this Lease shall be binding upon Lessor or
Lessee unless in writing and signed by them.

     (c) Notices.

     All notices from Lessee to Lessor required or permitted by any provision of
this Lease Agreement shall be directed to Lessor as follows:

               William C. Rowell Family Limited Partnership
               122 Codman Street
               Portland, ME 04103

     All notices from Lessor to Lessee required or permitted hereunder shall be
directed as follows:

               Stephen Goodrich, President
               First Merchant Bancard Services, Inc.
               303-315 Forest Avenue
               Portland, ME 04101

     All notices to be given hereunder by either party shall be written and sent
by certified mail, postage prepaid or delivered in hand at the address set forth
above. Either party may, at any time or from time to time, notify the other in
writing of a substitute address for that set forth above.

     (e) Limitation of Liability.

     Anything to the contrary herein contained, notwithstanding, there shall be
absolutely no

                                       13
<PAGE>

personal liability on persons, firms or entities who constitute Lessor with
respect to any of the terms, covenants, conditions and provisions of this Lease,
and Lessee shall, subject to rights of any first mortgagee, look solely to the
interest of Lessor, its successors and assigns in Lessor's premises at 303-315
Forest Avenue, Portland, Maine and/or to such coverage as may be provided by
Lessor's insurance carrier, for the satisfaction of each and every remedy of
Lessee in the event of default by Lessor hereunder. This provision shall in no
way be construed to permit Lessee to become a third party beneficiary under
Lessor's insurance contract.

     (f) Partial Invalidity.

     If any provision of this Lease or the application thereof to any person or
circumstance shall to any extent be invalid or unenforceable, the remainder of
this Lease, or the application of such provision to persons or circumstances
other than those as to which it is invalid or unenforceable, shall not be
affected thereby and each provision of this Lease shall be valid and enforceable
to the fullest extent permitted by law.

     (g) Applicable Law.

     This Lease shall be construed and enforced in accordance with the laws of
the State of Maine.

     (h) Mortgagee's Approval.

     If any mortgagee of the Lessor's premises requires any modification of the
terms and provisions of this Lease as a condition to such financing, then Lessor
shall have the right to cancel this Lease if Lessee fails or refuses to be
approved and execute such modifications within thirty (30) days after Lessor's
request therefor, provided that said request is made at least thirty (30) days
prior to the delivery of possession. Upon such cancellation by Lessor, this
Lease shall be null and void and neither party shall have any liability either
for damages or otherwise to the other by reason of such cancellation. In no
event, however, shall Lessee be required to agree and Lessor shall not have any
right of cancellation for Lessee's refusal to agree to any modification of the
provisions of this Lease relating to: The amount of rent or other charges
reserved herein, the size and/or location of the premises, the duration and/or
commencement date of the Lease term; or reducing the improvements to be made by
Lessor to the demised premises prior to delivery of possession.

     (i) Holdover.

     If Lessee holds over in occupancy of the leased premises after the
expiration of the term, Lessee shall become a tenant at sufferance only on a
month to month basis subject to the terms and conditions herein specified, so
far as applicable. Lessee shall pay rent during the holdover period, at a base
rental rate equal to one and one-half (1-1/2) the base rent in effect at the end
of the term, plus the amount of Lessee's share of expenses then in effect.
Lessee shall also be liable for all damages sustained by Lessor on account of
such holding over.

                                       14

<PAGE>

     IN WITNESS WHEREOF, Lessor and Lessee have signed and sealed this Lease as
of the day and year first above written.

Signed, Sealed and Delivered
  in the presence of

                                    WILLIAM C. ROWELL FAMILY LIMITED PARTNERSHIP

/s/ LISA SMITH                               /s/ MARGARET O. ROWELL
--------------------------------         By: -----------------------------------
Witness                                       Margaret O. Rowell, ITS
                                              General Partner

                                          FIRST MERCHANTS BANCARD SERVICES, INC.

/s/ SIGNATURE ILLEGIBLE                      /s/ STEPHEN GOODRICH
--------------------------------         By: -----------------------------------
Witness                                       Stephen Goodrich, Its President

STATE OF MAINE
CUMBERLAND, ss.

     Personally appeared the above-named Margaret Rowell, or William C. Rowell
Family Limited Partnership and acknowledged the foregoing instrument to be his
free act and deed in his capacity and the free act and deed of William C. Rowell
Family Limited Partnership.

     Before me,

                                             /s/ LISA SMITH
                                             -----------------------------------
                                             Notary Public
                                             Commission Expires: June 26, 2002

STATE OF MAINE
CUMBERLAND, ss.                                                           , 1999

     Personally appeared the above-named Stephen Goodrich, President of First
Merchants Bancard Services, Inc. and acknowledged the foregoing instrument to be
his free act and deed in his capacity and the free act and deed of First
Merchants Bancard Services, Inc.

     Before me,

                                       /s/ CHRISTINE S. BOYD
              [SEAL]                   -----------------------------------------
                                       Notary Public
                                       My Commission Expires: September 28, 2001

                                       15<PAGE>
                                                                   Exhibit 10.29

                         STANDARD OFFICE LEASE -- GROSS

                  AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

                                   [AIR LOGO]

1. BASIC LEASE PROVISIONS ("Basic Lease Provisions")

     1.1 PARTIES: This Lease, dated, for reference purposes only, October 1,
1999 is made by and between CFE Management (herein called "Lessor") and
Cardsync Processing Inc., a California Corporation doing business under the
name of --------------------------------, (herein called "Lessee").

     1.2 PREMISES: Suite Number(s) -----------, 2nd floors, consisting of
approximately 9,722 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 25322 Rye Canyon Road
in the City of Santa Clarita 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) commencing October 1, 1999 ("Commencement Date") and
ending September 30, 2002, as defined in paragraph 3.

     1.6 BASE RENT: $16,041.30 per month, payable on the 1st day of each month,
per paragraph 4.1.

     1.7 BASE RENT INCREASE: On each anniversary of the Commencement Date 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: $16,041.30 for October 1, 1999 through
October 31, 1999.

     1.9 SECURITY DEPOSIT: None.

     1.10 LESSEE'S SHARE OF OPERATING EXPENSE INCREASE: 38.9% 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 39 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.

          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 $ -0- 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.

     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.

<PAGE>
[MISSING TEXT] 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 improvement outside the boundaries of the
Office Building Project to be a part of the Common Areas, provided that such
other land and improvements have a reasonable and functional relationship in the
Office Building Project;
<PAGE>
          (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 obligation
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

                                                              Initials:
                                                                       ---------

(c) 1984 American Industrial Real Estate Association                   ---------

                               FULL SERVICE-GROSS
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NJC

<PAGE>
option, by notice in writing to Lessor within ten (10) days thereafter, cancel
this Lease, in which event the parties shall be 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 or 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 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 roofs, 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 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,

<PAGE>
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.

         4.3.1 At the times set forth in paragraph 1.7 of the Basic Lease
Provisions, the monthly Base Rent payable under paragraph 4.1 of this Lease
shall be adjusted by the increase, if any, in the Consumer Price Index of the
Bureau of Labor Statistics of the Department of Labor for All Urban Consumers,
(1967=100), "All Items," for the city nearest the location of the Building,
herein referred to as "C.P.I.," since the date of this Lease.

         4.3.2 The monthly Base Rent payable pursuant to paragraph 4.3.1 shall
be calculated as follows: the Base Rent payable for the first month of the term
of this Lease, as set forth in paragraph 4.1 of this Lease, shall be multiplied
by a fraction the numerator of which shall be the C.P.I. of the calendar month
during which the adjustment is to take effect, and the denominator of which
shall be the C.P.I. for the calendar month in which the original Lease term
commences. The sum so calculated shall constitute the new monthly Base Rent
hereunder, but, in no event, shall such new monthly Base Rent be less than the
Base Rent payable for the month immediately preceding the date for the rent
adjustment.

         4.3.3 In the event the compilation and/or publication of the C.P.I.
shall be transferred to any other governmental department or bureau or

                                                            Initials:___________

                                                                     ___________

(c) 1984 American Industrial Real Estate Association

                               FULL SERVICE-GROSS
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<PAGE>
agency or shall be discontinued, then the index most nearly the same as the
C.P.I., shall be used to make such calculations. In the event that Lessor and
Lessee cannot agree on such alternative index, then the matter shall be
submitted for decision to the American Arbitration Association in the County in
which the Premises are located, in accordance with the then rules of said
association and the decision of the arbitrators shall be binding upon the
parties, notwithstanding one party failing to appear after due notice of the
proceeding. The cost of said Arbitrators shall be paid equally by Lessor and
Lessee.

     4.3.4. Lessee shall continue to pay the rent at the rate previously in
effect until the increase, if any, is determined. Within five (5) days
following the date on which the increase is determined. Lessee shall make such
payment to Lessor as will bring the increased rent current, commencing with the
effective date of such increase through the date of any rental installments
then due. Thereafter the rental shall be paid at the increased rate.

     4.3.5. At such time as the amount of any change in rental required by this
Lease is known or determined, Lessor and Lessee shall execute an amendment to
this Lease setting forth such change.

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.

          (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 Lessee's 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 or 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.

          (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 panelling, 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
materialman's liens
<PAGE>
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

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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 attorney's fees and costs in participating in such
action if Lessor shall decide it is to Lessor's best interest so to do.

          (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, panelings, 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 73(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, communication 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 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 of
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 and 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 form Lessor shall defend the same
at Lessee's expense by consent 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
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 cause 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 6
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

<PAGE>
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 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 has 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.

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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 a 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 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 against 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
Lessors 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.

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's 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 direct or indirect power to tax, including any city,
county, state or federal government, or any school, agriculture, 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 included 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
<PAGE>
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.

TL UTILITIES.

     11.1 SERVICES PROVIDED BY LESSOR. Lessor shall provide heating,
ventilation, air conditioning, **** as reasonable 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 option, 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 days and 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 costs thereof.

****Lessee shall provide its own janitorial service.

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     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 shall require
Lessee to reimburse Lessor for any excess expenses or cost that may arise out
of a breach of this subparagraph by Lessee. 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.

     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 after 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 estoppel
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 subletting 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
sublessee 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 preformed 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.

     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 any 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 upon any such statement and request
from Lessor, and that such sublease 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 any 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 every 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 assign or sublet all or any part of
the Premises 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.

<PAGE>
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's 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 (casements), 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 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

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          (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 statues.

          (e)(i) The masking 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. Section 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 any 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 attorney's 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 this 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 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 obligation is 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 by 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 fee, or as 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.

15. BROKER'S FEE.

     (a) The brokers involved in this transaction are _________________________
____________________ as "listing broker" and __________________________________
____________________ 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), or in the
event there is no separate agreement between Lessor and said broker(s), the sum
of $ ________________________ 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 transference of Lessor's interest in this Lease, whether such
transfer is by agreement or by operation of law shall be deemed to have assumed

<PAGE>
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 form 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

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to which the rent and other charges are paid in advance, if any, and by
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.

     (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 (i) 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 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 of ownership.

18.  GOVERNABILITY. 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 form 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 be 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 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's 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 documents within ten (10) days after
written demand shall constitute a material default by Lessee hereunder without
further notice to Lessee or, at Lessor's 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.

<PAGE>
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 of 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.

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(C)1984 American Industrial Real Estate Association

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<PAGE>
     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 sales,
and in the case of 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 a 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 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 the
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 the 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.

          (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 Lessor 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 and 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 Lessee 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.

<PAGE>
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.

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.

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(C)1984 American Industrial Real Estate Association

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                               PAGE 9 of 10 PAGES
<PAGE>
43. AUTHORITY. If Lessee is a corporation, trust, or general 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 provision, 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 as 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:

          Lessee shall be entitled to defer payment of base rent for a period of
          8 months starting October 1, 1999. After expiration of the 8 month
          period, Lessee will pay as additional rent to cover the arrearage and
          additional $2,500 per month for 3 months, an additional $5,000 per
          month for the following 3 months, and an additional $7,500 per month
          until the arrearage has been paid in full.

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.

LESSOR                             LESSEE
/s/ CFE Management                 /s/ Cardsvnc Processing Inc., a Calif Corp
------------------------------     ------------------------------------------

By  [ILLEGIBLE]                    By  [ILLEGIBLE]
  ----------------------------       ----------------------------------------

  Its  President                     Its  CEO
     -------------------------          -------------------------------------

By                                 By
  ----------------------------       ----------------------------------------

<PAGE>
Executed at   Santa Clarita, CA             Executed at   Santa Clarita, CA
           --------------------------                  ------------------------

on   10-1-99                                on   10-1-99
  ------------------------------------        ---------------------------------

Address                                     Address   25322 Rye Cyn Rd.
       -------------------------------             ----------------------------
                                                      Valencia, CA 91355

                               FULL SERVICE-GROSS

(c)1984 American Industrial Real Estate Association

                              PAGE 10 OF 10 PAGES

For these forms write or call the American Industrial Real Estate Association,
350 South Figuaros Street, Suite 275, Los Angeles, CA 90071, (213) 687-8777
(c)1984-By American Industrial Real Estate Association. All rights reserved. No
part of these words may be reproduced in any form without permission in writing.

<PAGE>
                           RULES AND REGULATIONS FOR
                             STANDARD OFFICE LEASE

                                  [ILLEGIBLE]

Dated: October 1, 1999

By and Between CFE Management as "Lessor" and Oardsvnc Processing Inc., a
               California Corporation as "Lessee"

                                 GENERAL RULES

     1. Lessee shall not suffer or permit the obstruction of any Common Areas,
including driveways, walkways and stairways.

     2. Lessor reserves the right to refuse access to any persons Lessor in good
faith judges to be a threat to the safety, reputation, or property of the Office
Building Project and its occupants.

     3. Lessee shall not make or permit any noise or odors that annoy or
interfere with other lessees or persons having business within the Office
Building Project.

     4. Lessee shall not keep animals or birds within the Office Building
Project, and shall not bring bicycles, motorcycles or other vehicles into areas
not designated as authorized for same.

     5. Lessee shall not make, suffer or permit litter except in appropriate
receptacles for that purpose.

     6. Lessee shall not alter any lock or install new or additional locks or
bolts.

     7. Lessee shall not be responsible for the inappropriate use of any toilet
rooms, plumbing or other utilities. No foreign substances of any kind are to be
inserted therein.

     8. Lessee shall not deface the walls, partitions or other surfaces of the
premises or Office Building Project.

     9. Lessee shall not suffer or permit any thing in or around the Premises or
Building that causes excessive vibration or floor loading in any part of the
Office Building Project.

     10. Furniture, significant freight and equipment shall be moved into or out
of the building only with the Lessor's knowledge and consent, and subject to
such reasonable limitations, techniques and timing, as may be designated by
Lessor. Lessee shall be responsible for any damage to the Office Building
Project arising from any such activity.

     11. Lessee shall not employ any service or contractor for services or work
to be performed in the Building, except as approved by Lessor.

     12. Lessor reserves the right to close and lock the Building on Saturdays,
Sundays and legal holidays, and on other days between the hours of 7:00 P.M. and
7:00 A.M. of the following day. If Lessee uses the Premises during such periods,
Lessee shall be responsible for securely locking any doors it may have opened
for entry.

     13. Lessee shall return all keys at the termination of its tenancy and
shall be responsible for the cost of replacing any keys that are lost.

     14. No window coverings, shades or awnings shall be installed or used by
Lessee.

     15. No Lessee, employee or invitee shall go upon the roof of the Building.

     16. Lessee shall not suffer or permit smoking or carrying of lighted cigars
or cigarettes in areas reasonably designated by Lessor or by applicable
governmental agencies as non-smoking areas.

     17. Lessee shall not use any method of heating or air conditioning other
than as provided by Lessor.

     18. Lessee shall not install, maintain or operate any vending machines upon
the Premises without Lessor's written consent.

     19. The Premises shall not be used for lodging or manufacturing, cooking or
food preparation.

     20. Lessee shall comply with all safety, fire protection and evacuation
regulations established by Lessor or any applicable governmental agency.

     21. Lessor reserves the right to waive any one of these rules or
regulations, and/or as to any particular Lessee, and any such waiver shall not
constitute a waiver of any other rule or regulation or any subsequent
application thereof to such Lessee.

     22. Lessee assumes all risks from theft or vandalism and agrees to keep its
Premises locked as may be required.

     23. Lessor reserves the right to make such other reasonable rules and
regulations as it may from time to time deem necessary for the appropriate
operation and safety of the Office Building Project and its occupants. Lessee
agrees to abide by these and such rules and regulations.

                                 PARKING RULES

     1. Parking areas shall be used only for parking by vehicles no longer than
full size, passenger automobiles herein called "Permitted Size Vehicles."
Vehicles other than Permitted Size Vehicles are herein referred to as "Oversized
Vehicles."

     2. Lessee shall not permit or allow any vehicles that belong to or are
controlled by Lessee or Lessee's employees, suppliers, shippers, customers, or
invitees to be loaded, unloaded, or parked in areas other than those designated
by Lessor for such activities.

     3. Parking stickers or identification devices shall be the property of
Lessor and be returned to Lessor by the holder thereof upon termination of the
holder's parking privileges. Lessee will pay such replacement charge as is
reasonably established by Lessor for the loss of such devices.

     4. Lessor reserves the right to refuse the sale of monthly identification
devices to any person or entity that willfully refuses to comply with the
applicable rules, regulations, laws and/or agreements.

     5. Lessor reserves the right to relocate all or a part of parking spaces
from floor to floor, within one floor, and/or to reasonably adjacent offsite
location(s), and to reasonably allocate them between compact and standard size
spaces, as long as the same complies with applicable laws, ordinances and
regulations.

     6. Users of the parking area will obey all posted signs and park only in
the areas designated for vehicle parking.

<PAGE>
     7.  Unless otherwise instructed, every person using the parking area is
required to park and lock his own vehicle. Lessor will not be responsible for
any damage to vehicles, injury to persons or loss of property, all of which
risks are assumed by the party using the parking area.

     8.  Validation, if established, will be permissible only by such method or
methods as Lessor and/or its licensee may establish at rates generally
applicable to visitor parking.

     9.  The maintenance, washing, waxing or cleaning of vehicles in the parking
structure or Common Areas is prohibited.

     10. Lessee shall be responsible for seeing that all of its employees,
agents and invitees comply with the applicable parking rules, regulations, laws
and agreements.

     11. Lessor reserves the right to modify these rules and/or adopt such
other reasonable and non-discriminatory rules and regulations as it may deem
necessary for the proper operation of the parking area.

     12. Such parking use as in herein provided is intended merely as a license
only and no bailment is intended or shall be created hereby.

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(copyright) 1984 American Industrial Real Estate Association

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                                   EXHIBIT B

                               PAGE 1 OF 1 PAGES

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