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                                                                   Exhibit 10.34

"ATTACHED RIDER SETS FORTH RIGHTS AND OBLIGATIONS OF TENANTS AND LANDLORDS UNDER
THE RENT STABILIZATION LAW." ("LOS DERECHOS Y RESPONSIBILIADES DE INQUILINOS Y
CASEROS ESTAN DISPONIBLE EN ESPANOL")

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                        STANDARD FORM OF APARTMENT LEASE
                     THE REAL ESTATE BOARD OF NEW YORK, INC.

(C) Copyright 1998. All Rights Reserved. Reproduction in whole or in part
prohibited.
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PREAMBLE: This lease contains the agreements between You and Owner concerning
Your rights and obligations and the rights and obligations of Owner. You and
Owner have other rights and obligations which are set forth in government laws
and regulations.

      You should read this Lease and all of its attached parts carefully. If You
have any questions, of if You do not understand any words or statements, get
clarification. Once You and Owner sigh this Lease You and Owner will be presumed
to have read and understood it. You and Owner admit that all agreements between
You and Owner have been written into this Lease. You understand that any
agreements made before or after this Lease was signed and not written into it
will not be enforceable.

THIS LEASE is made on October 29, 2000 between Owner, Related Broadway
Development, L.L.C. whose address is 255 West 94th Street, New York, NY 10024
and You, the Tenant, Constellation 3D Inc. whose address is 230 Park Avenue,
#453, New York, NY 10169

1. APARTMENT AND USE

[GRAPHIC OMITTED] Owner agrees to lease to You Apartment 100 on the 10th floor
in the Building at 255 West 94th Street Borough of Manhattan, City and State of
New York.

       You shall use the Apartment for living purposes only. The
Apartment may be occupied by the tenant or tenants named above and by the
immediate family of the tenant or tenants and by occupants as defined in and
only in accordance with Real Property Law ss.235-f.

2. LENGTH OF LEASE

[GRAPHIC OMITTED] The term (that means the length) of this Lease is Two years, 0
months Sixteen days, beginning on November 15, 2000 and ending on November 30,
2002. If you do not do everything You agree to do in this Lease, Owner may have
the right to end it before the above date. If Owner does not do everything that
owner agrees to do in this Lease, You may have the right to end the Lease before
ending date.

3. RENT

[GRAPHIC OMITTED] Your monthly rent for the Apartment is $5195.00 until adjusted
pursuant to Article 4 below. You must pay Owner the rent, in advance on the
first day of each month either at Owner's office or at another place that Owner
may inform You of by written notice. You must pay the first month's rent to
Owner when You sign this Lease if the lease begins on the first day of the
month. If the Lease begins after the first day of the month, You must pay when
you sign this lease (1) the part of the rent from the beginning date of this
Lease until the last day of the month and (2) the full rent for the next full
calendar month. If this Lease is Renewal Lease, the rent for the first month of
this Leas need not be paid until the first day of the month when the renewal
form begins.

4. RENT ADJUSTMENTS

      If this Lease is for a Rent Stabilized apartment, the rent herein shall be
adjusted up or down during the Lease term, including retroactively, to conform
to the Rent Guidelines. Where Owner, upon application to the State Division of
Housing and Community Renewal ("authorized agency") is found to be entitled to
an increase in rent or other relief, You and Owner agree: a. to be bound by such
determination; b. where the authorized agency has granted an increase in rent,
You shall pay such increase in the manner set forth by the authorized agency; c.
except that in the event that an order is issued increasing the stabilization
rent because of Owner hardship, You may within thirty (30) days of your receipt
of a copy of the order, cancel your lease on sixty (60) days written notice to
Owner. During said period You may continue in occupancy at no increase in rent.

5. SECURITY DEPOSIT

[GRAPHIC OMITTED] You are required to give Owner the sum of $5195.00 when You
sign this Lease as a security deposit, which is called in law a trust. Owner
will deposit security in Chase Manhattan Bank bank at 380 Madison Ave, NYC
10017. If the Building contains six or more apartments, the bank account will
earn interest. If You carry out all of your agreements in this Lease, at the end
of each calendar year Owner of the bank will pay to Owner 1% interest on the
deposit for administrative costs and to You all other interest earned on the
security deposit.

      If You carry out all of your agreements in this Lease and if You move out
of the Apartment and return it to Owner in the same condition it was in when You
first occupied it, except for ordinary wear and tear or damage caused by fire
or other casualty, Owner will return to You the full amount of your security
deposit and interest to which You are entitled within 60 days after this Lease
ends. However, if You do not carry out all your agreements in this Lease, Owner
may keep all or part of your security deposit and any interest which has not yet
been paid to You necessary to pay Owner for any losses incurred, including
missed payments.

      If Owner sells or leases the building, Owner will turn over your security,
with interest, either to You or to the person buying or leasing (lessee) the
building within 5 days after the sale or lease. Owner will then notify You, by
registered or certified mail, of the name and address of the person or company
to whom the deposit has been turned over. In such case, Owner will have no
further responsibility to You for the security deposit. The new owner or lessee
will become responsible to You for the security deposit.

6. IF YOU ARE UNABLE TO MOVE IN

      A situation could arise which might prevent Owner from letting You move
into the Apartment on the beginning date set in this Lease. If this happens for
reasons beyond Owner's reasonable control, Owner will not be responsible for
Your damages

----------
[GRAPHIC OMITTED] Space to be filled in.
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or expenses, and this Lease will remain in effect. However, in such case, this
Lease will start on the date when You can move in, and the ending date in
Article 2 will be changed to a date reflecting the full term of years set forth
in Article 2. You will not have to pay rent until the move-in date Owner gives
You by written notice, or the date You move in, whichever is earlier. If Owner
does not give You notice that the move-in date is within 30 days after the
beginning date of the term of this lease as stated in Article 2, You may tell
Owner in writing, that Owner has 15 additional days to let You move in, or else
the Lease will end. If Owner does not allow you to move in within those
additional 15 days, then the Lease is ended. Any money paid by You on account of
this Lease will then be refunded promptly by Owner.

7. CAPTIONS

      In any dispute arising under the Lease, in the event of a conflict between
the text and a caption, the text controls.

8. WARRANTY OF HABITABILITY

      A. All of the sections of this Leas are subject to the provisions of the
Warranty of Habitability Law in the form it may have from time to time during
this Lease. Nothing in this Lease can be interpreted to mean that You have given
up any of your rights under that Law. Under that law, Owner agrees that the
Apartment and the Building are fit for human habitation and that there will be
no conditions which will be detrimental to life, health or safety.

      B. You will do nothing to interfere or make more difficult Owner's efforts
to provide You and all other occupants of the Building with the required
facilities and services. Any condition caused by your misconduct or the
misconduct of anyone under your direction or control shall not be a breach by
Owner.

9. CARE OF YOUR APARTMENT-END OF LEASE-MOVING OUT

      A. You will take good care of the apartment and will not permit or do any
damage to it, except for damage which occurs through ordinary wear and tear. You
will move out on or before the ending date of this lease and leave the Apartment
in good order and in the same condition as it was when You first occupied it,
except for ordinary wear and tear and damage caused by fire or other casualty.

      B. When this Lease ends, You must remove all of your movable property. You
must also remove at your own expense, any wall covering, bookcases, cabinets,
mirrors, painted murals or any other installation or attachment You may have
installed in the Apartment, even if it was done with Owner's consent. You must
restore and repair to its original condition those portions of the Apartment
affected by those installations and removals. You have not moved out until all
persons, furniture and other property of yours is also out of the Apartment. If
your property remains in the Apartment after the Lease ends, Owner may either
treat You as still in occupancy and charge You for use, or may consider that You
have given up the Apartment and any property remaining in the Apartment. In this
event, Owner may either discard the property or store it at your expense. You
agree to pay Owner for all costs and expenses incurred in removing such
property. The provisions of this article will continue to be in effect after the
end of this Lease.

10. CHANGES AND ALTERATIONS TO APARTMENT

      You cannot build in, add to, change or alter, the Apartment in any way,
including wallpapering, painting, repainting, or other decorating, without
getting Owner's written consent before You do anything. Without Owner's prior
written consent, You cannot install or use in the Apartment any of the
following: dishwasher machines, clothes washing or drying machines, electric
stoves, garbage disposal units, heating, ventilating or air conditioning units
or any other electrical equipment which, in Owner's reasonable opinion, will
overload the existing wiring installation in the Building or interfere with the
use of such electrical wiring facilities by other tenants of the Building. Also,
You cannot place in the Apartment water-filled furniture.

11. YOUR DUTY TO OBEY AND COMPLY WITH LAWS, REGULATIONS AND LEASE RULES

      A. Government Laws and Orders. You will obey and comply (1) with all
present and future city, state and federal laws and regulations, including the
Rent Stabilization Code and Law, which affect the Building or the Apartment, and
(2) with all orders and regulations of Insurance Rating Organizations which
affect the Apartment and the Building. You will not allow any windows in the
Apartment to be cleaned from the outside, unless the equipment and safety
devices required by law are used.

      B. Owner's Rules Affecting You. You will obey all Owner's listed in this
Lease and all future reasonable rules of Owner or Owner's agent. Notice of all
additional rules shall be delivered to You in writing or posted in the lobby or
other public place in the building. Owner shall not be responsible to You for
not enforcing any rules, regulations or provisions of another tenant's lease
except to the extent require by law.

      C. Your Responsibility. You are responsible for the behavior of yourself,
of your immediate family, your servants and people who are visiting You. You
will reimburse Owner as additional rent upon demand for the cost of all losses,
damages, fines and reasonable legal expenses incurred by Owner because You,
members of your immediate family, servants or people visiting You have not
obeyed government laws and orders of the agreements or rules of this Lease.

12. OBJECTIONABLE CONDUCT

      As a tenant in the Building. You will not engage in objectionable conduct.
Objectionable conduct means behavior which makes or will make the Apartment or
the Building less fit to live in for You or other occupants. It also means
anything which interferes with the right of others to properly and peacefully
enjoy their Apartments, or causes conditions that are dangerous, hazardous,
unsanitary and detrimental to other tenants in the Building. Objectionable
conduct by You gives Owner the right to end this Lease.

13. SERVICES AND FACILITIES

      A. Required Services. Owner will provide cold and hot water and heat as
required by law, repairs to the Apartment, as required by law, elevator service
if the Building has elevator equipment, and the utilities, if any, included in
the rent, as set forth in sub-paragraph B. You are not entitled to any rent
reduction because of a stoppage or reduction of any of the above services unless
it is provided by law.

[GRAPHIC OMITTED] B. The following utilities are included in the rent heat, gas
& hot water

      C. Electricity and Other Utilities. If Owner provides electricity or gas
and the charge is included in the rent on [GRAPHIC OMITTED] Page 1, or if You
buy electricity or gas from Owner for a separate (submetered) charge, your
obligations are described in the Rider attached to this Lease. If electricity or
gas is not included in the rent or is not charged separately by Owner, You must
arrange for this service directly with the utility company. You must also pay
directly for telephone service if it is not included in the rent.

      D. Appliances. Appliances supplied by Owner in the Apartment are for your
use. They will be maintained and repaired or replaced by Owner, but if repairs
or replacement are made necessary because of your negligence or misues, You will
pay Owner for the cost of such repair or replacement as additional rent.

      E. Elevator Service. If the elevator is the kind that requires an employee
of Owner to operate it, Owner may end this service without reducing the rent if:
(1) Owner gives You 10 days notice that this service will end; and (2) within a
reasonable time after the end of this 10-day notice, Owner begins to substitute
an automatic control type of elevator and proceeds diligently with its
installation.

      F. Storeroom Use. If Owner permits You to use any storeroom, laundry or
any other facility located in the building but outside of the Apartment, the use
of this storeroom or facility will be furnished to You free of charge and at
your own risk, except for loss suffered by You due to Owner's negligence. You
will operate at your expense any coin operated appliances located in such
storerooms or laundries.

14. INABILITY TO PROVIDE SERVICES

      Because of a strike, labor, trouble, national emergency, repairs, or any
other cause beyond Owner's reasonable [illegible] Owner may not be able to
provide or may be delayed in providing any services or in making any repairs to
the Building.

                                     Page 5
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[ILLEGIBLE], any rights you may have against Owner are only those rights which
are allowed by laws in effect when the reduction in service occurs.

15. ENTRY TO APARTMENT

      During reasonable hours and with reasonable notice, except in emergencies,
Owner may enter the Apartment for the following reasons:

      (A) to erect, use and maintain pipes and conduits in and through the walls
and ceilings of the Apartment; to inspect the Apartment and to make any
necessary repairs or changes Owner decides are necessary. Your rent will not be
reduced because of any of this work, unless required by Law.

      (B) To show the Apartment to persons who may wish to become owners or
lessees of the entire Building or may be interested in lending money to Owner;

      (C) For four months before the end of the Lease, to show the Apartment to
persons who wish to rent it;

      (D) If during the last month of the Lease You have moved out and removed
all or almost of all of your property from the Apartment, Owner may enter to
make changes, repairs, or decorations. Your rent will not be reduced for that
month and this Lease will not be ended by Owner's entry.

      (E) If at any time You are not personally present to permit Owner or
Owner's representatives to enter the Apartment and entry is necessary or allowed
by law or under this lease, Owner or Owner's representatives may nevertheless
enter the Apartment. Owner may enter by force in an emergency. Owner will not be
responsible to You, unless during this entry, Owner or Owner's representative is
negligent or misuses your property.

16. ASSIGNING; SUBLETTING; ABANDONMENT

      (a) Assigning and Subletting. You cannot assign this Lease or sublet the
Apartment without Owner's advance written consent in each instance to a request
made by You in the manner, required by Real Property Law ss.226-b, and in
accordance with the provisions of the Rent Stabilization Code and Law, relating
to subletting. Owner may refuse to consent to a lease assignment for any reason
or no reason, but if Owner unreasonably refuses to consent to request for a
Lease assignment properly made, at your request in writing, Owner will end this
Lease effective as of thirty days after your request. The first and every other
time you wish to sublet the Apartment, You must get the written consent of Owner
unless Owner unreasonably withholds consent following your request to sublet in
the manner provided by Real Property Law ss.226.b. Owner may impose a
reasonable credit check fee on You in connection with an application to assign
or sublet. If You fail to pay your rent Owner may collect rent from subtenant or
occupant without releasing You from the Lease. Owner will credit the amount
collected against the rent due from You. However, Owner's acceptance of such
rent does not change the status of the subtenant or occupant to that of direct
tenant of Owner, and does not release You from this Lease.

      (b) Abandonment. If You move out of the Apartment (abandonment) before the
end of this Lease without the consent of Owner, this Lease will not be ended
(except as provided by law following Owner's unreasonable refusal to consent to
an assignment or subletting request by You.) You will remain responsible for
each monthly payment of rent as it becomes due until the end of this Lease. In
case of abandonment, your responsibility for rent will end only if Owner chooses
to end this Lease for default as provided in Article 17.

17. DEFAULT

      (1) You default under the Lease if You act in any of the following ways:

            (a)   You fail to carry out any agreement or provision of this Lease

            (b)   You or another occupant of the Apartment behaves in an
                  objectionable manner;

            (c)   You do not take possession or move into the Apartment 15 days
                  after the beginning of this Lease;

            (d)   You and other legal occupants of the Apartment move out
                  permanently before this Lease ends;

If You do default in any one of these ways, other than a default in the
agreement to pay rent, Owner may serve You with a written notice to stop or
correct the specified default within 10 days. You must then either stop or
correct the default within 10 days, or, if You need more than 10 days, You must
begin to correct the default within 10 days and continue to do all that is
necessary to correct the default as soon as possible.

      (2) If You do not stop or begin to correct a default within 10 days, Owner
may give You a second written notice that this Lease will end six days after the
date the second written notice is sent to You. At the end of the 6-day period,
this Lease will end. You then must move out of the Apartment. Even though this
Lease ends, You will remain liable to Owner for unpaid rent up to the end of
this Lease, the value of your occupancy, if any, after the Lease ends, and
damages caused to Owner after that time as stated in Article 18.

      (3) If You do not pay your rent when this Lease requires after a personal
demand for rent has been made, or within three days after a statutory written
demand for rent has been made, or if the Lease ends, Owner may do the following:
(a) enter the apartment and retake possession of it if You have moved out; or
(b) go to court and ask that You and all other occupants in the Apartment be
compelled to move out.

      Once this Lease has been ended, whether because of default or otherwise,
You give up any right You might otherwise have to reinstate or renew the Lease.

18. REMEDIES OF OWNER AND YOUR LIABILITY

      If this Lease is ended by Owner because of your default, the following are
the rights and obligations of You and Owner.

      (a) You must pay your rent until this Lease has ended. Thereafter, You
must pay an equal amount for what the law calls "use and occupancy" until You
actually move out.

      (b) Once You are out, Owner may re-rent the Apartment or any portion of it
for a period of time which may end before or after the ending date of this
Lease. Owner may re-rent to a new tenant at a lesser rent or may charge a higher
rent than the rent in this Lease.

      (c) Whether the Apartment is re-rented or not, You must pay to Owner as
damages:

            (1) the difference between the rent in this Lease and the amount, if
any, of the rents collected in any later lease or leases of the Apartment for
what would have been the remaining period of this Lease; and

            (2) Owner's expenses for advertisements, broker's fees and the cost
of putting the Apartment in good condition for re-rental; and

        *** (3) Owner's expenses for attorney's fees.

      (d) You shall pay all damages due in monthly installments on the rent day
established in this Lease. Any legal action brought to collect one or more
monthly installments of damages shall not prejudice in any way Owner's right to
collect the damages for a later month by a similar action. If the rent collected
by Owner from a subsequent tenant of the Apartment is more than the unpaid rent
and damages which You owe Owner, You cannot receive the difference. Owner's
failure to re-rent to another tenant will not release or change your liability
for damages, unless the failure is due to Owner's deliberate inaction.

19. ADDITIONAL OWNER REMEDIES

      If You do not do everything You have agreed to do, or if You do anything
which shows that You intend not to do what You have agreed to do, Owner has the
right to ask a Court to make You carry out your agreement or to give the Owner
such other relief as the Court can provide. This is in addition to the remedies
in Article 17 and 18 of this lease.

20. FEES AND EXPENSES

      A. Owner's Right. You must reimburse Owner for any of the following fees
and expenses incurred by Owner or persons who live with You, visit You, or work
for You;

            (1) Making any repairs to the Apartment or the Building which result
from misuse or negligence by You or persons who live with You, visit You, or
work for You.

*** This may be deleted.
<PAGE>

            (2) Repairing or replacing any appliance damaged by Your misuse or
negligence.

            (3) Correcting any violations of city, state or federal laws or
orders and regulations of insurance rating organizations concerning the
Apartment or the Building which You or persons who live with You, visit You, or
work for You have caused;

            (4) Preparing the Apartment for the next tenant if You move out of
your Apartment before the Lease ending date;

        *** (5) Any legal fees and disbursements for legal actions or
proceedings brought by Owner against You because of a Lease default by You or
for defending lawsuits brought against Owner because of your actions;

            (6) Removing all of your property after this Lease is ended;

            (7) All other fees and expenses incurred by Owner because of your
failure to obey any other provisions and agreements of this Lease;

      These fees and expenses shall be paid by You to Owner as additional rent
within 30 days after You receive Owner's bill or statement. If this Lease has
ended when these fees and expenses are incurred, You will still be liable to
Owner for the same amount as damages.

      B. Tenant's Right. Owner agrees that unless sub-paragraph 5 of this
Article 20 has been stricken out of this Lease, You have the right to collect
reasonable legal fees and expenses incurred in a successful defense by You of a
lawsuit brought by Owner against You or brought by You against Owner to the
extent provided by Real Property Law, section 234.

21. PROPERTY LOSS, DAMAGES OR INCONVENIENCE

      Unless caused by the negligence or misconduct of Owner or Owner's agents
or employees, Owner or Owner's agents and employees are not responsible to You
for any of the following: (1) any loss of or damage to You or your property in
the Apartment or the Building due to any accidental or intentional cause, even a
theft or another crime committed in the Apartment or elsewhere in the Building;
(2) any loss of or damage to your property delivered to any employee of the
Building (i.e., doorman, superintendent, etc.); or (3) any damage or
inconvenience caused to You by actions, negligence or violations of a Lease by
any other tenant or person in the Building except to the extent required by law.

      Owner will not be liable for any temporary interference with light,
ventilation, or view caused by construction by or in behalf of Owner. Owner will
not be liable for any such interference on a permanent basis caused by
construction on any parcel of land not owned by Owner. Also, Owner will not be
liable to You for such interference caused by the permanent closing, darkening
or blocking up of window, if such action is required by law. None of the
foregoing events will cause a suspension or deduction of the rent or allow You
to cancel the Lease.

22. FIRE OR CASUALTY

      A. If the Apartment becomes unusable, in part or totally, because of fire,
accident or other casualty, this Lease will continue unless ended by Owner under
C below or by You under D below. But the rent will be reduced immediately. This
reduction will be based upon the part of the Apartment which is unusable.

      B. Owner will repair and restore the Apartment, unless Owner decides to
take actions described in paragraph C below.

      C. After a fire, accident or other casualty in the Building, Owner may
decide to tear down the Building or to substantially rebuild it. In such case,
Owner need not restore the Apartment but may end this Lease. Owner may do this
even if the Apartment has not been damaged, by giving You written notice of this
decision within 30 days after the date when the damage occurred. If the
Apartment is usable when Owner gives You such notice, this Lease will end 60
days from the last day of the calendar month in which You were given the notice.

      D. If the Apartment is completely unusable because of fire, accident or
other casualty and it is not repaired in 30 days, You may give Owner written
notice that You end the Lease. If You give that notice, this Lease is considered
ended on the day that the fire, accident or casualty occurred. Owner will
refund your security deposit and the pro-rata portion of rents paid for the
month in which the casualty happened.

      E. Unless prohibited by the applicable insurance policies, to the extent
that such insurance is collected, You and Owner release and waive all right of
recovery against the other or anyone claiming through or under each by way of
subrogation.

23. PUBLIC TAKING

      The entire building or a part of it can be acquired (condemned) by any
government or government agency for a public or quasi-public use or purpose. If
this happens, this Lease shall end on the date the government or agency take
title. You shall have no claim against Owner for any damage resulting; You also
agree that by signing this Lease, You assign to Owner any claim against the
Government or Government agency for the value of the unexpired portion of this
Lease.

24. SUBORDINATION CERTIFICATE AND ACKNOWLEDGEMENTS

      All leases and mortgages of the Building or of the land on which the
Building is located, now in effect or made after this Lease is signed, come
ahead of this Lease. In other words, this Lease is "subject and subordinate to"
any existing or future lease or mortgage on the Building or land, including any
renewals, consolidations, modifications and replacements of these leases or
mortgages. If certain provisions of any of these leases or mortgages come into
effect, the holder of such lease or mortgage can end this Lease. If this
happens, You agree that You have no claim against Owner or such case or mortgage
holder. If Owner requests, You will sign promptly an acknowledgement of the
"subordination" in the form that Owner requires.

      You also agree to sign (if accurate) a written acknowledgement to any
third party designated by Owner that this Lease is in effect, that Owner is
performing Owner's obligations under this Lease and that you have no present
claim against Owner.

25. TENANT'S RIGHT TO LIVE IN AND USE THE APARTMENT

      If You pay the rent and any required additional rent on time and You do
everything You have agreed to do in this Lease, your tenancy cannot be cut off
before the ending date, except as provided for in Articles 22, 23, and 24.

26. BILLS AND NOTICE

      A. Notices to You. Any notice from Owner or Owner's agent or attorney will
be considered properly given to You if it (1) is in writing; (2) is signed by or
in the name of Owner of Owner's agent; and (3) is addressed to You at the
Apartment and delivered to You personally or sent by registered or certified
mail to You at the Apartment. The date of service of any written notice by Owner
to you under this agreement is the date of delivery or mailing of such notice.

      B. Notices to Owner. If You wish to give a notice to Owner, You must write
it and deliver it or send it by registered or certified mail to Owner at the
address noted on page 1 of this Lease or at another address of which Owner or
Agent has given You written notice.

27. GIVING UP RIGHT TO TRIAL BY JURY AND COUNTERCLAIM

      A. Both You and Owner agree to give up the right to a trial by jury in a
court action, proceeding or counter claim on any matters concerning this Lease,
the relationship of You and Owner as Tenant and Landlord or your use or
occupancy of the Apartment. This agreement to give up the right to a jury trial
does not include claims for personal injury or property damage.

      B. If Owner begins any court action or proceeding against You which asks
that You be compelled to move out, You cannot make a counterclaim unless You are
claiming that Owner has not done what Owner is supposed to do about the
condition of the Apartment or the Building.

*** This may be deleted.
<PAGE>

28. NO WAIVER OF LEASE PROVISIONS

            A. Even if Owner accepts your rent or fails once or more often to
take action against You when You have not done what You have agreed to do in
this Lease, the failure of Owner to take action or Owner's acceptance of rent
does not prevent Owner from taking action at a later date if You again do not do
what You have agreed to do.

            B. Only a written agreement between You and Owner can waive any
violation of this Lease.

            C. If You pay and Owner accepts an amount less than all the rent
due, the amount received shall be considered to be in payment of all or a part
of the earliest rent due. It will not be considered an agreement by Owner to
accept this lesser amount in full satisfaction of all of the rent due.

            D. Any agreement to end this Lease and also to end the rights and
obligations of You and Owner must be in writing, signed by You and Owner or
Owner's agent. Even if You give keys to the Apartment and they are accepted by
any employee, or agent, or Owner, this Lease is not ended.

29. CONDITION OF THE APARTMENT

            When You signed this Lease, You did not rely on anything said by
Owner, Owner's agent to superintendent about the physical condition of the
Apartment, the Building or the land on which it is built. You did not rely on
any promises as to what would be done, unless what was said or promised is
written in this Lease and signed by both You and Owner or found in Owner's floor
plans or brochure shown to You before You signed the Lease. Before signing this
Lease, You have inspected the apartment and You accept it in its present
condition "as is," except for any condition which You could not reasonably have
seen during your inspection. You agree that Owner has not promised to do any
work in the Apartment except as specified in attached "Work" rider.

30. RENT INCREASE FOR MAJOR CAPITAL IMPROVEMENT

[GRAPHIC OMITTED] Owner advises you that an application for increase in
stabilized rent on the ground of a building-wide major capital improvement dated
n/a Docket No. n/a is now pending before the State Division of Housing and
Community Renewal (Agency). Such application involves the following major
capital improvements which are now completed or in progress:

You agree that the stabilized rent herein may be increased during the term of
this lease by reason of such improvement as of a date and in the amount
permitted by an order from the Agency.

31. DEFINITIONS.

            A. Owner: The term "Owner" means the person or organization
receiving or entitled to receive rent from You for the Apartment at any
particular time other than a rent collector or managing agent of Owner. "Owner"
includes the owner of the land or Building, a lessor, or sublessor of the land
or Building and a mortgagee in possession. It does not include a former owner,
even if the former owner signed this Lease.

            B. You: The Term "You" means the person or persons signing this
Lease as Tenant and the successors and assigns of the signer. This Lease has
established a tenant-landlord relationship between You and Owner.

32. SUCCESSOR INTERESTS

            The agreements in this Lease shall be binding on Owner and You and
on those who succeed to the interest of Owner or You by law, by approved
assignment or by transfer.

Owners Rules - a part of this lease - see page 6

      TO CONFIRM OUR AGREEMENTS, OWNER AND YOU RESPECTIVELY SIGN THIS LEASE AS
OF THE DAY AND YEAR FIRST WRITTEN ON PAGE 1.

Witnesses

/s/ [Illegible]                                   /s/ [Illegible]         [L.S.]
---------------------------------         --------------------------------
                                          Owner's Signature

/s/ Vincent F. DeFalco                            /s/ [Illegible]         [L.S.]
---------------------------------         --------------------------------
        VINCENT F. DEFALCO                Tenant's Signature
Notary Public, State of New York
        No. 01DE5958870                                                   [L.S.]
  Qualified in Rockland County            --------------------------------
Commission Expires May 31, 2002           Tenant's Signature

                                    GUARANTY

      The undersigned Guarantor guarantees to Owner the strict performance of
and observance by Tenant of all the agreements, provisions and rules in the
attached Lease. Guarantor agrees to waive all notices when Tenant is not paying
rent or not observing and complying with all of the provisions of the attached
Lease. Guarantor agrees to be equally liable with Tenant so that Owner may sue
Guarantor directly without first suing Tenant. The Guarantor further agrees that
his guaranty shall remain in full effect even if the Lease is renewed, changed
or extended in any way and even if Owner has to make a claim against Guarantor.
Owner and Guarantor agree to waive trial by jury in any action, proceeding or
counterclaim brought against the other on any matters concerning the attached
Lease or the Guaranty.<PAGE>

                                                                   Exhibit 10.35

                            CUMMINGS PROPERTIES, LLC
                                 STANDARD FORM

                             AMENDMENT TO LEASE # 1

      In connection with a lease currently in effect between the parties at 21-G
Olympia Avenue, Suites 80 and 85, Woburn, Massachusetts, executed on November
10, 2000 and terminating November 14, 2001, and in consideration of the mutual
benefits to be derived herefrom, Cummings Properties, LLC, LESSOR, and
Constellation 3D, Inc., LESSEE, hereby agree effective November 15, 2000, to
amend said lease as follows:

1.    Base rent is hereby changed to sixty nine thousand four hundred twenty
      (69,420) dollars per year or $5,785 per month.

2.    THIS PARAGRAPH DOES NOT APPLY

3.    Notwithstanding anything in Section 5 of the lease to the contrary, in
      consideration of the rent increase provided in Section 1 above, LESSOR
      shall pay all charges for utilities used at the leased premises, including
      gas, oil, water and sewer and electricity used during normal business
      hours for office lighting, building standard air conditioning equipment,
      and small office machines such as personal computers, copiers, facsimile
      machines and postage meters.

      This amendment shall not either party in any manner until it has been
executed by both parties. All other terms, conditions and covenants of the
present lease shall continue to apply, and to the extent any inconsistency
exists between this amendment and the lease, including any prior amendments, the
conditions herein shall control and supersede any earlier provisions.

      In Witness Whereof, LESSOR and LESSEE have hereunto set their hands and
common seals this _______ day of __________, 2000.

LESSOR: CUMMINGS PROPERTIES, LLC                LESSEE: CONSTELLATION 3D, INC.

  By:                                           By: /s/ Vladimir Schwartz
     ---------------------------                   -----------------------------
                 Duly Authorized                                 Duly Authorized
                                                   Print Name: Vladimir Schwartz
09/00
<PAGE>

                            CUMMINGS PROPERTIES, LLC

                                  STANDARD FORM

                                COMMERCIAL LEASE                  10000664-DJC-A

in consideration of the Covenants herein contained, Cummings Properties, LLC,
hereinafter called LESSOR, does hereby lease to Constellation 3D, Inc. (a FL
corp.), 230 Park Avenue, New York, NY 1016 hereinafter called LESSEE, the
following described premises, hereinafter called the leased premises:
approximately 2,243 square feet at 21-G Olympia Avenue, Suite 80 and 85, Woburn,
MA 01801.

TO HAVE AND HOLD the leased premises for a term of one (1) year commencing at
noon on November 15, 2000 and ending at noon on November 14, 2001 unless sooner
terminated as herein provided. LESSOR and LESSEE now covenant and agree that the
following terms and conditions shall govern this lease during the term hereof
and for such further time as LESSEE shall hold the leased premises or any
portion thereof.

      1. RENT. LESSEE shall pay to LESSOR base rent at the rate of sixty two
thousand six hundred ninety one (62,691) U.S. dollars per year, drawn on a U.S.
bank, payable in advance in monthly installments of $5,224.25 on the first day
in each calendar month. The first monthly payment, plus an appropriate fraction
of a monthly payment for any portion of a month at the commencement of the lease
term, shall be made upon LESSEE's execution of this lease. All payments shall be
made to LESSOR or agent at 200 West Cummings Park, Woburn, Massachusetts 01801,
or at such other place as LESSOR shall from time to time in writing designate.
If the "Cost of Living" has increased as shown by the Consumer Price Index
(Boston, Massachusetts, all items, all urban consumers), U.S. Bureau of Labor
Statistics, the amount of base rent due during each calendar year of the lease
and any extensions thereof shall be annually adjusted in proportion to any
increase in the Index. All such adjustments shall take place with the rent due
on January of each year during the lease term. The base month from which to
determine the amount of each increase in the Index shall be January 2000, which
figure shall be compared with the figure for November 2001, and each November
thereafter to determine the percentage increase (if any) in the base rent to be
paid during the following calendar year. In the event the Consumer Price Index
as presently computed is discontinued as a measure of "Cost of Living" changes,
any adjustment shall then be made on the basis of a comparable index then in
general use.

      2. SECURITY DEPOSIT. LESSEE shall pay to LESSOR a security deposit in the
amount of ten thousand four hundred (10,400) U.S. dollars upon the execution of
this lease by LESSEE, which shall be held as security for LESSEE's performance
as herein provided and refunded to LESSEE without interest at the end of this
lease, subject to LESSEE's satisfactory compliance with the conditions hereof.
LESSEE may not apply the security deposit to any payment due under the lease. In
the event of any default or breach of this lease by LESSEE, however, LESSOR may
elect to apply the security deposit first to any unamortized improvements
completed for LESSEE's occupancy, then to offset any outstanding invoice or
other payment due to LESSOR, and then to outstanding rent. If all or any portion
of the security deposit is applied to cure a default or breach during the term
of the lease, LESSEE shall restore said deposit forthwith. LESSEE's failure to
remit the full security deposit or any portion thereof or to restore said
deposit when due shall constitute a substantial lease default. Until such time
as LESSEE pays the security deposit and first month's rent, LESSOR may declare
this lease null and void for failure of consideration.

      3. USE OF PREMISES. LESSEE shall use the leased premises only for the
purpose of office space.

      4. ADDITIONAL RENT. LESSEE shall pay to LESSOR as additional rent a
proportionate share (based on square footage leased by LESSEE as compared with
the total leaseable square footage of the building or buildings of which the
leased premises are a part (hereinafter called the building)) of any increase in
the real estate taxes levied against the land and building, whether such
increase is caused by an increase in the tax rate, or the assessment on the
property or a change in the method of determining real estate taxes. LESSEE
shall make payment within 30 days after receipt of any invoice from LESSOR, and
any additional rent shall be prorated should the lease terminate before the end
of any tax year. The base from which to determine the amount of any increase in
taxes shall be the rate and the assessment in effect as of July 1, 2000.

      5. UTILITIES. LESSOR shall provide equipment per LESSOR's building
standard specifications to heat the leased premises in season and to cool all
office areas between May 1 and November 1. LESSEE shall pay all charges for
utilities used on the leased premises, including electricity, gas, oil, water
and sewer, and shall use whichever utility service provider LESSOR shall
designate from time to time. LESSEE shall pay the utility provider or LESSOR, as
applicable, for all such utility charges as determined by separate meters
serving the leased premises and/or as a proportionate share of the utility
charges for the building if not separately metered. LESSEE shall also pay LESSOR
a proportionate share of any other fees and charges relating in any way to
utility use at the building.

      6. COMPLIANCE WITH LAWS. LESSEE acknowledges that no trade, occupation,
activity or work shall be conducted in the leased premises or use made thereof
which may be unlawful, improper, noisy, offensive, or contrary to any applicable
statute, regulation, ordinance or bylaw. LESSEE shall keep all employees working
in the leased premises covered by Worker's Compensation Insurance and shall
obtain any licenses and permits necessary for LESSEE'S use and occupancy. LESSEE
shall be responsible for causing the leased premises and any alterations by
LESSEE allowed hereunder to be in full compliance with any applicable statute,
regulation, ordinance or bylaw.

      7. FIRE, CASUALTY, EMINENT DOMAIN. Should a substantial portion of the
leased premises, or of the property of which they are a part, be substantially
damaged by fire or other casualty, or be taken by eminent domain, LESSOR may
elect to terminate this lease. When such fire, casualty, or taking renders the
leased premises substantially unsuitable for their intended use, a proportionate
abatement of rent shall be made, and LESSEE may elect to terminate this lease
if: (a) LESSOR fails to give written notice within 30 days of intention to
restore the leased premises; or (b) LESSOR fails to restore the leased premises
to a condition substantially suitable for their intended use within 90 days of
said fire, casualty or taking. LESSOR reserves all rights for damages or injury
to the leased premises for any taking by eminent domain, except for damage to
LESSEE's property or equipment.

      8. FIRE INSURANCE. LESSEE shall not permit any use of the leased premises
which will adversely affect or make voidable any insurance on the property of
which the leased premises are a part or on the contents of said property, or
which shall be contrary to any law, regulation or recommendation from time to
time made by the Insurance Services Office (or successor organization), state
fire prevention agency, local fire department, LESSOR's insurer or any similar
entity. LESSEE shall not vacate the leased premises or permit same to be
unoccupied other than during LESSEE's customary non-business days or hours.
<PAGE>

      9. MAINTENANCE OF PREMISES. LESSOR shall be responsible for all structural
maintenance of [ILLEGIBLE] maintenance of all space heating and cooling
equipment, sprinklers, doors, locks, plumbing, and electrical wiring, but
specifically excluding damage caused by the careless, malicious, willful or
negligent acts of LESSEE or others, chemical, water or corrosion damage from any
source, and maintenance of any non-building standard leasehold improvements,
whether installed by LESSOR, LESSEE or a prior occupant. LESSEE agrees to
maintain at its expense all other aspects of the leased premises in the same
condition as they are at the commencement of the term or as they may be put in
with LESSOR's written consent during the term of this lease, normal wear and
tear and damage by fire or other casualty only excepted, and whenever necessary
to replace light bulbs and glass, acknowledging that the leased premises are now
in good order and the light bulbs and glass whole. LESSEE shall at all times
properly control and vent all solvents, degreasers, radioactive materials,
smoke, odors, and any other materials that may be harmful, and shall not cause
the area surrounding the leased premises or any other common area as defined
below to be in anything other than a neat and clean condition, depositing all
waste in appropriate receptacles. LESSEE shall be solely responsible for any
damage to plumbing equipment, sanitary lines, or any other portion of the
building which results from the discharge or use of any substance by LESSEE.
LESSEE shall not permit the leased premises to be overloaded, damaged, stripped
or defaced, nor suffer any waste, and will not keep animals within the leased
premises. If the leased premises include an wooden mezzanine type space, the
floor capacity of such space is suitable only for office use, light storage or
assembly work. LESSEE will protect any carpet with plastic or Masonite chair
pads under any rolling chairs. Unless heat is provided at LESSOR's expense,
LESSEE shall maintain sufficient heat to prevent freezing of pipes or other
damage. Any increase in air conditioning equipment or electrical capacity, or
any installation or maintenance of equipment which is necessitated by some
specific aspect of LESSEE's use of the leased premises, whether installed by
LESSOR, LESSEE or a prior occupant, shall be LESSEE's sole responsibility, at
LESSEE's expense and subject to LESSOR's prior written consent. All maintenance
provided by LESSOR shall be during LESSOR's normal business hours.

      10. ALTERATIONS. LESSEE shall not make structural alterations or additions
of any kind to the leased premises, but may make nonstructural alterations with
LESSOR'S prior written consent. All such allowed alterations shall be at
LESSEE's expense and shall conform with LESSOR'S construction specifications. If
LESSOR or its agent provides any services or maintenance for LESSEE in
connection with such alterations or otherwise under this lease, including any
maintenance for LESSEE is required but has failed to do, LESSEE will promptly
pay any just invoice. LESSEE shall not permit any mechanics' liens, or similar
liens, to remain upon the leased premises in connection with work of any
character performed or claimed to have been performed at the direction of LESSEE
and shall cause any such lien to be released or removed forthwith without cost
to LESSOR. Any alterations or additions shall become part of the leased premises
and the property of LESSOR. Any alterations completed by LESSOR or LESSEE shall
be LESSOR's building standard unless noted otherwise. LESSOR shall have the
right at any time to make additions to the building, change the arrangement of
parking areas, stairs, or walkways or otherwise alter common areas as defined
below or the exterior of the building.

      11. ASSIGNMENT OR SUBLEASING. LESSEE shall not assign this lease or sublet
or allow any other entity or individual to occupy the whole or any part of the
leased premises without LESSOR'S prior written consent in each and every
instance. In no case may LESSEE assign this lease or sublet the leased premises
to any other current or prospective tenant of LESSOR, or any affiliate of such
current or prospective tenant. Notwithstanding LESSOR's consent to any
assignment or subleasing, LESSEE and GUARANTOR shall remain liable to LESSOR for
the payment of all rent and for the full performance of all covenants and
conditions of this lease. LESSEE shall pay LESSOR for legal and administrative
expenses incurred by LESSOR in connection with any consent requested hereunder
by LESSEE.

      12. SUBORDINATION. This lease shall be subject and subordinate to any and
all mortgages and other instruments in the nature of a mortgage, now or at any
time hereafter, and LESSEE shall, when requested, promptly execute and deliver
such written instruments as shall be necessary to show the subordination of this
lease to said mortgages or other such instruments in the nature of a mortgage.

      13. LESSOR's ACCESS. LESSOR and its agents and designees may at any
reasonable time enter to view the leased premises: to show the leased premises
to others, to make repairs and alterations as LESSOR or its designee should
elect to do for the leased premises, the common areas, or any other portions of
the building; and without creating any obligation or liability for LESSOR, to
make repairs which LESSEE is required but has failed to do.

      14. SNOW REMOVAL The plowing of snow from all roadways and unobstructed
parking areas shall be at the sole expense of LESSOR. The control of snow and
ice on all walkways, steps and loading areas serving the leased premises and all
other areas not readily accessible to plows shall be the sole responsibility of
LESSEE. Notwithstanding the foregoing, however, LESSEE shall hold LESSOR and
OWNER harmless from any and all claims by LESSEE's employees, agents, callers or
invitees for damage or personal injury resulting in any way from snow or ice on
any area serving the leased premises.

      15. ACCESS AND PARKING. Unless otherwise provided herein, LESSEE shall
have the right without additional charge to use parking facilities provided for
the leased premises in common with others entitled to the use thereof. Said
parking areas plus any stairs, corridors, walkways, elevators or other common
areas (herein collectively called the common areas) shall in all cases be
considered a part of the leased premises when they are used by LESSEE or
LESSEE's employees, agents, callers or invitees. LESSEE will not obstruct in any
manner any portion of the building or the walkways or approaches to the
building, and will conform to all rules and regulations now or hereafter made by
LESSOR for parking, and for the care, use, or alteration of the building, its
facilities and approaches. LESSEE further warrants that LESSEE will not permit
any employee or visitor to violate this or any other covenant or obligation or
LESSEE. No unattended parking will be permitted between 7:00 PM and 7:00 AM
without LESSOR's prior written approval, and from November 15 through April 15
annually, such parking shall be permitted only in those areas specifically
designated for assigned overnight parking. Unregistered or disabled vehicles, or
storage trailers of any type, may not be parked at any time. LESSOR may tow, at
LESSEE's sole risk and expense, any misparked vehicle belonging to LESSEE or
LESSEE's employees, agents, caller or invitees, at any time. LESSOR does not
provide and shall not be responsible for providing any security services.

      16. LIABILITY. LESSEE shall be solely responsible as between LESSOR and
LESSEE for deaths or personal injuries to all persons whomsoever occurring in or
on the leased premises (including any common areas that are considered part of
the leased premises hereunder) from whatever cause arising, and damage to
property, including damage by fire or other casualty, to whomsoever belonging
arising out of the use, control, condition or occupation of the leased premises
by LESSEE and LESSEE agrees to indemnify and save harmless LESSOR and OWNER from
any and all liability, including but not limited to costs, expenses, damages,
causes of action, claims, judgments and attorney's fees caused by or in any way
growing out of any matters aforesaid, except for death, personal injuries or
property damage directly resulting from the sole negligence of LESSOR.

      17. INSURANCE. LESSEE will secure and carry at its own expense a
commercial general liability policy insuring LESSEE, LESSOR and OWNER against
any claims based on bodily injury (including death or property damage arising
out of the condition of the leased premises (including any common areas that are
considered part of the leased premises hereunder) or their use by LESSEE,
including damage by fire or other casualty, such policy to insure LESSEE, LESSOR
and OWNER against any claim up to $1,000,000 in the case of any one accident
involving bodily injury (including death), and $1,000,000 against any claim for
damage to property. LESSOR and OWNER shall be included in each such policy as
additional insureds using ISO Form CG 20 26 11 85 or some other form approved by
LESSOR, and each such policy shall be written by or with a company or companies
satisfactory to LESSOR. Prior to occupancy, LESSEE will deliver to LESSOR
certificates and any applicable riders or endorsements showing that such
insurance is in force, and thereafter will provide renewal certificates at least
15 days prior to the expiration of any such policies. All such insurance
certificates shall provide that such policies shall not be cancelled without at
least 10 days prior written notice to each insured. In the event LESSEE fails to
provide or maintain such insurance at any time during the term of this lease,
LESSOR may elect to contract for such insurance at LESSEE's expense.

      18. SIGNS. LESSOR authorizes, and LESSEE at LESSEE's expense agrees to
erect promptly upon commencement of this lease, signage for the leased premises
in accordance with LESSOR's building standards for style, size, location, etc.
LESSEE shall obtain the prior written consent of LESSOR before erecting any sign
on the leased premises, which consent shall include approval as to size,
wording, design and location. LESSOR mat at LESSEE's expense remove and dispose
of any sign not approved, erected, maintained or displayed in conformance with
this lease.
<PAGE>

      19. BROKERAGE. LESSEE warrants and represents to LESSOR that LESSEE has
[ILLEGIBLE] with no broker or third person with respect to the [ILLEGIBLE] and
LESSEE agrees to indemnify LESSOR against any brokerage claims arising by virtue
of this lease. LESSOR warrants and represents to LESSEE that LESSOR has employed
no exclusive broker or agent in connection with the letting of the leased
premises.

      20. DEFAULT AND ACCELERATION OF RENT. In the event that (a) any assignment
for the benefit of creditors, trust mortgage, receivership or other insolvency
proceeding shall be made or instituted with respect to LESSEE or LESSEE's
property; (b) LESSEE shall default in the observance or performance of any of
LESSEE's convenants, agreements, or obligations hereunder, and such default
shall not be corrected within 10 days after written notice thereof, or (c)
LESSEE vacates the leased premises, then LESSOR shall have the right thereafter,
while such default continues and without demand or further notice, to re-enter
and take possession of the leased premises, to declare the term of this lease
ended, and to remove LESSEE's effects, without being guilty of any manner of
trespass or conversion, and without prejudice to any remedies which might be
otherwise used for arrears of rent or other default or breach of the lease. If
LESSEE shall default in the payment of the security deposit, rent, taxes, or
substantial invoice from LESSOR or LESSOR's agent for goods and/or services or
other sum herein specified, and such default shall continue for 10 days after
written notice thereof, and because both parties agree that nonpayment of said
sums when due is a substantial breach of the lease, and, because the payment of
rent in monthly installments is for the sole benefit and convenience of LESSEE,
then, in addition to any other remedies, the entire balance of rent due
hereunder shall become immediately due and payable as liquidated damages.
LESSOR, without being under any obligation to do so and without thereby waiving
any default, may remedy same for the account and at the expense of LESSEE. If
LESSOR pays or incurs any obligations for the payment of money in connection
therewith, such sums paid or obligations incurred, plus interest and costs,
shall be paid to LESSOR by LESSEE as additional rent. Any sums received by
LESSOR from or on behalf of LESSEE at any time shall be applied first to any
unamortized improvements completed for LESSEE's occupancy, then to offset any
outstanding invoice or other payment due to LESSOR, and then to outstanding
rent. LESSEE agrees to pay reasonable attorney's fees and/or administrative
costs incurred by LESSOR in enforcing any or all obligations of LESSEE under
this lease at any time. LESSEE shall pay LESSOR interest at the rate of 18
percent per annum on any payment from LESSEE to LESSOR which is past due.

      21. NOTICE. Any notice from LESSOR to LESSEE relating to the leased
premises or to the occupancy thereof shall be deemed duly served when left at
the leased premises, or served by constable, or sent to the leased premises or
to the last address designated by notice in accordance with this section, by
certified or registered mail, return receipt requested, postage prepaid, or by
recognized courier service with a receipt therefor, addressed to LESSEE. Any
notice from LESSEE to LESSOR relating to the leased premises or to the occupancy
thereof shall be deemed duly served when served by constable, or delivered to
LESSOR by certified or registered mail, return receipt requested, postage
prepaid, or by recognized courier service with a receipt therefor, addressed to
LESSOR at 200 West Cummings Park, Woburn, MA 01801 or at LESSOR's last
designated address. No oral notice or representation shall have any force or
effect. Time is of the essence in the service of any notice.

      22. OCCUPANCY. In the event that LESSEE takes possession of the leased
premises prior to the start of the lease term, LESSEE will perform and observe
all of its covenants from the date upon which it takes possession. LESSEE shall
not remove its goods or property from the leased premises other than in the
ordinary and usual course of business, without having first paid LESSOR all rent
which may become due during the entire term of this lease. LESSOR may require
LESSEE to relocate to another similar facility upon prior written notice to
LESSEE and on terms comparable to those herein, in the event that LESSEE
continues to occupy or control all or any part of the leased premises after the
termination of this lease without the written permission of LESSOR, LESSEE shall
be liable to LESSOR for any and all loss, damages or expenses incurred by
LESSOR, and all other terms of this lease shall continue to apply, except that
use and occupancy payments shall be due in full monthly installments at a rate
of 150 percent of the monthly rent due under this lease immediately prior to
termination or at LESSOR's then current published rent for the leased
premises, whichever is greater, it being understood that such extended occupancy
is a tenancy at sufferance, solely for the benefit and convenience of LESSEE and
of greater rental value, LESSEE's control or occupancy of all or any part of the
leased premises beyond noon on the last day of any monthly rental period shall
constitute LESSEE's occupancy for an entire additional month, and increased
payment as provided in this section shall be due and payable immediately in
advance. LESSOR's acceptance of any payments from LESSEE during such extended
occupancy shall not alter LESSEE's status as a tenant at sufferance.

      23. FIRE PREVENTION. LESSEE agrees to use every reasonable precaution
against fire, and agrees to provide and maintain approved, labled fire
extinguishers, emergency lighting equipment, and exit signs and complete any
other modifications within the leased premises as required or recommended by the
insurance Services Office (or successor orgainization), OSHA, the local fire
department, LESSOR's insurer or any similar entity.

      24. OUTSIDE AREA. Any goods, equipment, or things of any type or
description held or stored in any common area without LESSOR's prior written
consent shall be deemed abandoned and may be removed by LESSOR at LESSEE's
expense without notice. LESSEE shall maintain a building standard size dumpster
in a location approved by LESSOR, which dumpster shall be provided and serviced
at LESSEE's expense whichever disposal firm LESSOR may designate from time to
tome. Alternatively, if a shared dumpster or compactor is provided by LESSOR,
LESSEE shall pay the disposal firm or LESSOR, as applicable, LESSEE's
proportionate share of any costs associated therewith.

      25. ENVIRONMENT. LESSEE will so conduct and operate the leased premises as
not to interfere in any way with the use and enjoyment of other portions of the
same or neighboring buildings by others by reason of odors, smoke, exhaust,
smells, noise, pets, accumulation of garbage or trash, vermin or other pests, or
otherwise, and will at its expense employ a professional pest control service if
necessary. LESSEE agrees to maintain efficient and effective devices for
preventing damage to plumbing and heating equipment from solvents, degreasers,
cutting oils, propellants, acids, etc. which may be present at the leased
premises. No hazardous materials or wastes shall be stored, disposed of, or
allowed to remain at the leased premises at any time, and LESSEE shall be solely
responsible for any and all corrosion or other damage in any way associated with
the use, storage and/or disposal of same by LESSEE.

      26. RESPONSIBILITY. Neither LESSOR nor OWNER shall be held liable to
anyone for loss or damage caused in any way by the use, leakage, seepage or
escape of water from any source, or for the interruption or cessation of any
service rendered customarily to the leased premises or building or agreed to by
the terms of this lease, or due to any accident, the making of repairs,
alterations or improvements, labor difficulties, weather conditions, mechanical
breakdowns, trouble or scarcity in obtaining fuel, electricity, service or
supplies from the sources from which they are usually obtained for the building,
or due to any change in any utility or service provider, or any cause beyond
LESSOR's immediate control.

      27. SURRENDER. LESSEE shall at the termination of this lease remove all of
LESSEE's good and effects from the leased premises. LESSEE shall deliver to
LESSOR the leased premises and all keys and locks thereto, all fixtures and
equipment connected therewith, and all alterations, additions and improvements
made to or upon the leased premises, whether completed by LESSEE, LESSOR or
others, including but not limited to any offices, partitions, window blinds,
floor coverings (including computer floors), plumbing fixtures, air conditioning
equipment and ductwork of any type, exhaust fans or heaters, water coolers,
burglar alarms, telephone wiring, telephone equipment air or gas distribution
piping, compressors, overhead cranes, hoists, trolleys or conveyers, counters,
shelving or signs attached to walls or floors, and all electrical work,
including but not limited to lighting fixtures of any type, wiring, conduit,
EMT, transformers, distribution panels, bus ducts, raceways, outlets and
disconnects, and furnishings and equipment which have been bolted, welded,
nailed, screwed, glued or otherwise attached to any wall, floor, ceiling, roof,
pavement or ground, or which have been directly wired to any portion of the
electrical system or which have been plumbed to the water supply, drainage or
venting systems serving the leased premises. LESSEE shall deliver the leased
premises fully sanitized from any chemicals or other contaminants, broom clean,
and in the same condition as they were at the commencement of this lease, or any
prior lease between the parties for the leased premises, or as they were
modified during said term with LESSOR's written consent, reasonable wear and
tear and damage by fire or other casualty only excepted. Any of LESSEE's
property that remains in the leased premises upon termination of the lease shall
be deemed abandoned and shall be disposed of as LESSOR sees fit, with no
liability to LESSEE for loss or damage thereto, and at the sole risk of LESSEE,
LESSOR may remove and store any such property at LESSEE's expense; retain same
under LESSOR's control, sell same at public or private sale (without notice) and
apply the net proceeds of such sale to the payment of any sum due hereunder, or
destroy same, in no case shall the leased premises be deemed surrendered to
LESSOR until the termination date provided herein or such other date as may be
specified in a written agreement between the parties, nothwithstanding the
delivery of any keys to LESSOR.
<PAGE>

      28. GENERAL. (a) The invalidity or unenforceability of any provision of
this lease shall not affect or render invalid or unenforceable any other
provision hereof. (b) The obligations of this lease shall run with the land, and
this lease shall be binding upon and inure to the benefit of the parties hereto
and their respective successors and assigns, except that LESSOR and OWNER shall
be liable for obligations occurring only while lessor or owner of the leased
premises. (c) Any action or proceeding arising out of the subject matter of this
lease shall be brought by LESSEE within one year after the cause of action has
occurred and only in a court within the commonwealth of Massachusetts. (d) If
LESSOR is acting under or as agent for any trust or corporation, the obligations
of LESSOR shall be binding upon the trust or corporation, but not upon any
trustee, officer, director, shareholder, or beneficiary of the trust or
corporation individually. (e) If LESSOR is not the owner (OWNER) of the leased
premises, LESSOR represents that OWNER has agreed to be bound by the terms of
this lease unless LESSEE is in default hereof. (f) This lease is made and
delivered in the commonwealth of Massachusetts, and shall be interpreted,
construed, and enforced in accordance with the laws thereof. (g) This lease was
the result of negotiations between parties of equal bargaining strength, and
when executed by both parties shall constitute the entire agreement between the
parties, superseding all prior oral and written agreements, representations,
statements and negotiations relating in any way to the subject matter herein.
This lease may not be extended or amended except by written agreement signed by
both parties or as otherwise provided herein, and no other subsequent oral or
written representation shall have any effect hereon. (h) Notwithstanding any
other statements herein, LESSOR makes no warranty, express or implied,
concerning the suitability of the leased premises for LESSEE's intended use. (i)
LESSEE agrees that if LESSOR does not deliver possession of the leased premises
as herein provided for any reason, LESSOR shall not be liable for any damages to
LESSEE for such failure, but LESSOR agrees to use reasonable efforts to deliver
possession to LESSEE at the earliest possible date. A proportionate abatement of
rent, excluding the cost of any amortized improvements to the leased premises,
for such time as LESSEE may be deprived of possession of the leased premises,
except where a delay in delivery is caused in any way by LESSEE, shall be
LESSEE's sole remedy. (j) Neither the submission of this lease form or any
amendment hereof, nor the prospective acceptance of the security deposit and/or
rent shall constitute a reservation of or option for the leased premises, or an
offer to lease, it being expressly understood and agreed that neither this lease
nor any amendment shall bind either party in any manner whatsoever unless and
until it has been executed by both parties. (k) LESSEE shall not be entitled to
exercise any option contained herein if LESSEE is at that time in default of any
terms or conditions hereof. (l) Except as otherwise provided herein, neither
LESSOR, nor OWNER, nor LESSEE shall be liable for any special, incidental,
indirect or consequential damages, including but not limited to lost profits or
loss of business, arising out of or in any manner connected with performance or
nonperformance under this lease, even if any party has knowledge of the
possibility of such damages. (m) The headings in this lease are for convenience
only and shall not be considered part of the terms hereof. (n) No restriction,
condition or other endorsement by LESSEE on any check nor LESSOR's deposit of
any full or partial payment shall bind LESSOR in any way or limit LESSOR's
rights under this lease. (o) LESSOR, LESSEE, OWNER and GUARANTOR hereby waive
any and all rights to a jury trial in any proceeding in any way arising out of
this lease.

      29. SECURITY AGREEMENT. LESSEE hereby grants LESSOR a continuing security
interest in all existing or hereafter acquired proparty of LESSEE in any of
LESSOR's buildings to secure the payment of rent, the cost of leasehold
improvements, and the performance of any other obligations of LESSEE under this
lease or any subsequent lease between the parties. This provision shall survive
termination of this lease, shall continue under any subsequent lease, and shall
not negate or replace any continuing security interest of LESSOR under any prior
lease between the parties. Default in the payment or performance of any of
LESSEE's obligations under this lease or any subsequent lease shall be a default
under this security agreement, and shall entitle LESSOR to immediately exercise
all of the rights and remedies of a secured party under the Uniform Commercial
Code. LESSEE Agrees to execute a UCC-1 Financing Statement and any other
financing agreement as requested by LESSOR in connection with this security
interest.

      30 WAIVERS, ETC. No consent or waiver express or implied, by LESSOR to or
of any breach of any covenant, condition or duty of LESSEE shall be construed as
a consent or waiver to or of any other breach of the same or any other covenant,
condition or duty. If LESSEE is several persons, several corporations or a
partnership, LESSEE's obligations are joint or partnership and also several.
Unless repugnant to the context, "LESSOR" and "LESSEE" mean the person or
persons, natural or corporate, named above as LESSOR and as LESSEE respectively
and their respective heirs, executors, administrators, successors and assigns.

      31. AUTOMATIC FIVE-YEAR EXTENSIONS. [This Paragraph Does Not Apply]

      32. ADDITIONAL PROVISIONS. (Continued on attached rider(s) if necessary.)

                             - See Attached Rider -

      IN WITNESS WHEREOF, LESSOR and LESSEE have hereunto set their hands and
common seals, intending to be legally bound hereby this ________________________

day of  ________________________________, _____________

LESSOR: CUMMINGS PROPERTIES, LLC             LESSEE: CONSTELLATION 3D, INC.

By:                                          By: /s/ Vladimir Schwartz
    -----------------------------------          -------------------------------
                                                                 Duly authorized

                                             Print name: Vladimir Schwartz
                                                        ------------------------

                                    GUARANTY

      IN CONSIDERATION of Cummings Properties, LLC making this lease with LESSEE
at the request of the undersigned (GUARANTOR) and in reliance on this guaranty,
GUARANTOR hereby personally guarantees the prompt payment of rent by LESSEE and
the performance by LESSEE of all terms, conditions, covenants and agreements of
the lease, any amendments thereto and any extensions or assignments thereof, and
the undersigned promises to pay all expenses including reasonable attorney's
fees incurred by LESSOR in enforcing all obligations of LESSEE under the lease
or incurred by LESSOR in enforcing this guaranty. LESSOR's consent to any
assignments, subleases, amendments and extensions by LESSEE or to any compromise
or release of LESSEE's liability hereunder with or without notice to the
undersigned, or LESSOR's failure to notify the undersigned of any default and/or
reinstatement of the lease by LESSEE, shall not relieve the undersigned from
liability as GUARANTOR.

      IN WITNESS WHEREOF, the undersigned GUARANTOR has hereunto set his/her/its
hand and common seal, intending to be legally bound hereby this 10 day of
November, 2000.

                                /s/ Vladimir Schwartz
                                ------------------------------------------------
                                Print name:  Vladimir Schwartz
                                -----------------------------------
<PAGE>

                            CUMMINGS PROPERTIES, LLC

                                  STANDARD FORM                  100000664-DJC-2

                                 RIDER TO LEASE

The following additional provisions are incorporated into and made a part of the
attached lease:

      A. CONFLICTS. In the event of any conflict between any provision of this
Rider to Lease and the attached lease, the provisions of this Rider shall
govern.

      B. SOUTH ESSEX SEWERAGE DISTRICT. With respect to leases at Cummings
Center (only), LESSEE shall fully comply with all regulations of the South Essex
Sewerage District (SESD) now or hereafter in effect, including prompt filing
with LESSOR of any documents required by SESD regulations, and LESSEE agrees to
indemnify and hold harmless LESSOR and OWNER from any and all liability arising
out of any noncompliance by LESSEE with such regulations.

      C. ACTIVITY AND USE RESTRICTION. With respect to leases at Cummings Center
and 10 and 18 Commerce Way (only), and except as provided below, the following
activities and uses are expressly prohibited at the property of which the leased
premises are a part residential uses (except for facilities for adult congregate
care or assisted living, senior housing, nursing home uses and other adult
residential facilities in certain designated areas of the property); child care,
day care, or public or private elementary or secondary schools; a public park,
playground or playing field, or other activities involving more than casual
contact with the ground; cultivation out-of-doors of fruits and vegetables
destined for human consumption; and fishing or swimming in the ponds and other
waterways on or adjacent to the property. In addition, implementation of a
health and safety plan is required for construction, utilities, maintenance and
other intrusive activities which are likely to involve extensive exposure to or
contact with subsurface soils at the property. Notices of Activity and Use
Limitation providing further information have been recorded at the Essex South
Registry of Deeds and the Middlesex South Registry of Deeds, respectively, as
well as recorded amendments authorizing both child care and a public elementary
school in specific locations at Cummings Center.

      D. RECORDING AND SECURITY. Although LESSOR may at any time be recording
activities at the building with unmonitored remote television cameras, LESSEE
acknowledges and agrees that, as provided in Section 15 above, LESSOR is not
thereby or in any other way providing any security service for LESSEE or its
employees, agents, invitees, contractors and representatives, and that LESSOR
has made no representations whatsoever, written or oral, concerning the safety
of the leased premises or the presence, effectiveness or operability of any
security devices or security measures or the safety or security of LESSEE, its
employees, agents, invitees, callers, contractors and representatives, or
LESSEE's property, against the criminal or wrongful acts of third parties.
LESSEE accepts full responsibility for protecting the persons and property of
LESSEE and those of its employees, agents, invitees, callers, contractors and
representatives and, acknowledging that security devices or measures may fail or
be thwarted by criminals, by other third parties or by electrical or mechanical
malfunction, agrees not to rely on any such devices or measures, and to protect
itself, its property, and its employees, agents, invitees, callers, contractors
and representatives as if such devices or measures did not exist.

      E. ELECTRIC SERVICE. With respect to Cummings Center leases (only), LESSEE
agrees that in the event its average electricity use at the leased premises is
expected to exceed 200 KW of demand per month during the term of this lease, it
will not self-generate or co-generate at the leased premises during the term of
this lease or any extension(s) hereof.

      F. * LESSEE agrees to take possession of the leased premises in "as is"
condition.

      G. * At any one time during the initial term of this lease, provided
LESSEE is not then in default of this lease or in arrears of any rent or invoice
payments, LESSEE shall have the option to lease larger similar space of
approximately 5,000 square feet. LESSEE shall give LESSOR written notice of such
requirement for larger space, and shall then execute LESSOR's then current
standard form lease or amendment to lease for such larger space in the same or
other buildings of LESSOR at LESSOR's then current published rates for a term
equivalent to the initial term of this lease within three business days of
LESSOR's written notice to LESSEE that said larger space will be available. If
LESSOR does not offer such larger similar space within six months after receipt
of written notice from LESSEE, then LESSEE shall have the option within 30 days
thereafter to terminate the unexpired portion of this lease, without penalty and
without any further obligation, either party to the other, by serving LESSOR
with 30 days written notice to that effect. Cancellation of the lease shall be
LESSEE's exclusive remedy for any failure by LESSOR to offer such larger similar
space or any breach by LESSOR of the provisions of this paragraph. Time is of
the essence.

LESSOR: CUMMINGS PROPERTIES, LLC        LESSEE: CONSTELLATION 3D, INC.

By:                                     By: /s/ Vladimir Schwartz
   ----------------------------------      -------------------------------------
                      Duly authorized                            Duly authorized

Date:                                   Print Name: Vladimir Schwartz
     --------------------------------              -----------------------------
                                                                           11/99

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