Document:

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                                                                    EXHIBIT 10.8

                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT is made this 31st day of March 1995, between
Security Capital Industrial Trust, a Maryland real estate investment trust
("Landlord"), and the Tenant named below.

<TABLE>
<S>                                 <C>
TENANT:                             Crystal Semiconductor Corporation and Cirrus
                                    Logic, Inc.

TENANT'S REPRESENTATIVE,            Mr. John McGovern, Vice President of Finance
ADDRESS, AND PHONE NO.:             4210 S. Industrial Drive, Austin, Texas 78744
                                    (512-445-7222)

PREMISES:                           Approximately 44,000 square feet in the
                                    Building as shown on Exhibit A until January
                                    1, 1996, with the Premises increasing to
                                    88,000 square feet in the Building as shown
                                    on Exhibit A after January 1, 1996. Tenant
                                    will have reasonable rights of access to the
                                    portion of the Building that is not part of
                                    the Premises prior to January 1, 1996 for
                                    planning, construction, installation and
                                    temporary storage.

PROJECT:                            The portion of Southpark Corporate Center
                                    located on the land legally described as
                                    Lots 13, 14, and 15, Ben White Business
                                    Park, a subdivision in Austin, Travis
                                    County, Texas, according to the map or plat
                                    thereof recorded in Book 84, Pages 88A-88B
                                    of the Plat Records of Travis County, Texas,
                                    as shown on Exhibit A-1.

BUILDING (IF NOT THE
SAME AS THE PROJECT):               Southpark Corporate Center 3, located on the
                                    land legally described as Lots 13, 14, and
                                    15, Ben White Business Park, a subdivision
                                    in Austin, Travis County, Texas, according
                                    to the map or plat thereof recorded in Book
                                    84, Pages 88A-88B of the Plat Records of
                                    Travis County, Texas.

TENANT'S PROPORTIONATE SHARE
OF BUILDING:                        50% until January 1, 1996 and 100% thereafter.

TENANT'S PROPORTIONATE SHARE
OF PROJECT:                         25% until January 1, 1996 and 50% thereafter.

LEASE TERM:                         Beginning on the Commencement Date and ending
                                    on the last day of the 120th full calendar
                                    month thereafter.

COMMENCEMENT DATE:                  July 1, 1995

MONTHLY BASE RENT:

                         Period                                     Rent
                         ------                                     ----

         Commencement Date - December 31, 1995                   $20,863.33

         January 1, 1996 - until the last day of the
         60th full calendar month after the
         Commencement Date                                       $41,726.67

         First day of the 61st full calendar month
         after the Commencement Date until the last day
         of the 120th full calendar month after the
         Commencement Date                                       $46,273.33

ESTIMATED MONTHLY OPERATING         1. Utilities:             N/A
EXPENSE PAYMENTS: (estimates
only and subject to                 2. Common Area Charges:   $1,320.00
adjustment to actual costs
and expenses according to           3. Taxes:                 $6,966.67
the provisions of this
Lease)                              4. Insurance:             $  293.33

                                    5. Others:                $1,320.00

TOTAL ESTIMATED MONTHLY OPERATING
EXPENSE PAYMENTS:                                                     $9,900.00

SECURITY DEPOSIT:                   None.

BROKER:                             Commercial Industrial Properties as agent for the
                                    Tenant, and Oxford Commercial as agent for the
                                    Landlord

ADDENDA:                            Exhibit A - Description of Premises, Building and
                                    Building 4; Exhibit A-1 - Description of Project;
                                    Exhibit B - Construction Addendum; Exhibit B-1 -
                                    Landlord's Improvements; Exhibit B-2 - Tenant
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                                    Floor Plan; Rider 1 to Exhibit B-1; Addendum
                                    1 to Rider 1 of Exhibit B-1; Exhibit C -
                                    Rules and Regulations; Addendum D - Storage,
                                    Generation and Use of Hazardous Materials;
                                    Exhibit D-l - List of Permitted Hazardous
                                    Materials, Exhibit D-2 - Description of
                                    Proposed Use and Processes; Addendum E -
                                    Landlord's Environmental Covenants; Exhibit
                                    F - Sign Specifications for Monument Sign;
                                    Exhibit F-1 - Sign Specifications for
                                    Building Sign; Addendum G - Assignment and
                                    Subletting; Exhibit H - List of other
                                    existing tenants in Project

         1. GRANTING CLAUSE. In consideration of the obligation of Tenant to pay
rent as herein provided and in consideration of the other terms, covenants, and
conditions hereof, Landlord leases to Tenant, and Tenant takes from Landlord,
the Premises, to have and to hold for the Lease Term, subject to the terms,
covenants and conditions of this Lease.

         2. ACCEPTANCE OF PREMISES. Tenant accepts the Premises in its condition
as of the date hereof, subject to all applicable laws, ordinances, and
regulations; provided, however, Landlord agrees to install the tenant
improvements (the "Initial Tenant Improvements") described in the Construction
Addendum, if any, attached hereto. Tenant acknowledges that Landlord has made no
representation or warranty as to the suitability of the Premises for the conduct
of Tenant's business, and Tenant waives any implied warranty that the Premises
are suitable for Tenant's intended purposes. The taking of possession of the
Premises shall be conclusive evidence that Tenant accepts the Premises and that
the Premises were in good condition at the time possession was taken except for
any punchlist items agreed to in writing by Landlord and Tenant, and except for
latent defects. In no event shall Landlord be liable for any defects in the
Premises or for any limitation on its use, except for latent defects.

         3. USE. The Premises shall be used only for the purpose of designing,
engineering, testing, demonstrating, producing, receiving, storing, shipping,
manufacturing of semiconductor integrated circuits and selling (but limited to
wholesale sales) products, materials and merchandise made and/or distributed by
Tenant and for such other lawful purposes as may be incidental thereto. Tenant
shall not conduct or give notice of any auction, liquidation, or going out of
business sale on the Premises. Tenant will use the Premises in a careful, safe
and proper manner and will not commit waste thereon.

                  Tenant, at its sole expense, shall comply with all laws
(including, without limitation, Environmental Requirements, as defined herein,
and laws regarding access for handicapped or disabled persons), ordinances and
regulations, and all declarations, covenants, and restrictions, applicable to
Tenant's use or occupation of the Premises, and with all governmental orders and
directives of public officers which impose any duty or restriction with respect
to the use or occupation of the Premises. Outside storage, including without
limitation, storage of trucks and other vehicles, is prohibited without
Landlord's prior written consent. Tenant shall cause additional improvements to
the Premises done after the Commencement Date to comply with the Americans with
Disabilities Act or similar state statutes or local ordinances or any
regulations promulgated thereunder, all as may be amended from time to time (the
"ADA"), and Tenant shall cause the Premises (and to the extent required by the
Premises, the Project) to hereafter comply with the ADA. Notwithstanding the
foregoing, as of the Commencement Date, Landlord shall make the exterior of the
Building and Landlord's Improvements (as defined on Exhibit B) and other work to
be performed and described on Exhibit B in compliance with the ADA. Landlord
will cause the exterior of the Premises to be in compliance with future changes
as required by state or federal agencies.

                  Tenant shall not permit any objectionable or unpleasant odors,
smoke, dust, gas, noise, or vibrations to emanate from the Premises in violation
of law, or take any other action that would constitute a nuisance or would
unreasonably disturb, interfere with, or endanger Landlord or any other tenants
of the Project. Tenant will not use or permit the Premises to be used for any
purpose or in any manner that would void Tenant's or Landlord's insurance. If
any increase in the cost of any insurance on the Premises or the Project is
caused by Tenant's use of the Premises, or because Tenant vacates the Premises,
then Tenant shall pay the amount of such increase to Landlord.

         4. BASE RENT. Tenant shall pay Base Rent in the amount set forth above.
The first month's Base Rent, and the first monthly installment of estimated
Operating Expenses (as hereafter defined) shall be due and payable on the date
hereof, and Tenant promises to pay to Landlord in advance, without demand,
deduction or set-off, monthly installments of Base Rent on or before the first
day of each calendar month succeeding the Commencement Date. Payments of Base
Rent for any fractional calendar month shall be prorated. All payments required
to be made by Tenant to Landlord hereunder shall be payable at such address as
Landlord may specify from time to time by written notice delivered in
accordance herewith. The obligation of Tenant to pay Base Rent and other sums to
Landlord and the obligations of Landlord under this Lease are independent
obligations. Tenant shall have no right at any time to abate, reduce, or set-off
any rent due hereunder except where expressly provided in this Lease. Tenant
waives and releases all statutory liens and offset rights as to rent.

                  If Tenant is delinquent in any monthly installment of Base
Rent beyond 5 days after the due date thereof, and after notice as provided
below, Tenant shall pay to Landlord on demand a late charge equal to 5 percent
of such delinquent sum, to help defray the additional costs and expenses to
Landlord for processing such late payment. Tenant shall not be obligated to pay
the late charge until Landlord has given Tenant 5 days written notice of the
delinquent payment (which may be given at any time during the delinquency);
provided, however, that such notice shall not be required more than twice in any
12-month period or five times over the term of the Lease. The provision of such
late charge shall be in addition to all of Landlord's other rights and remedies
hereunder or at law and shall not be construed as a penalty or as limiting
Landlord's remedies in any manner.

         5. SECURITY DEPOSIT. [Intentionally Omitted]

         6. OPERATING EXPENSE PAYMENTS. During each month of the Lease Term, on
the same date that Base Rent is due, Tenant shall pay Landlord an amount equal
to 1/12 of the annual cost, as estimated by Landlord from time to time, of
Tenant's Proportionate Share (hereinafter defined) of Operating Expenses for the
Project. Payments thereof for any fractional calendar month shall be prorated.
The term "Operating Expenses" means all costs and expenses incurred by Landlord
with the respect to the ownership, maintenance, and operation of the Project
including, but not limited to costs of Taxes (hereinafter defined) and
reasonable fees payable to tax consultants and attorneys for consultation and
contesting taxes; insurance; utilities; maintenance and repair of certain
portions of the Project, including mowing, landscaping, exterior lighting and
other items described in Paragraph 11 below; painting (except that Landlord
shall be required to provide one quality exterior painting of the Premises for
each five years of occupancy by Tenant at Landlord's expense); amounts paid to
contractors and subcontractors for work or services performed in connection with
any of the foregoing; charges or assessments of any association to which the
Project is subject; property management fees payable to a property manager,
including any affiliate of Landlord, but in no event will the property
management fee expense exceed 3% of the gross rents received by Landlord from
Tenant, or if there is no property manager, an administration fee of 3% of the
gross rents received by Landlord. Operating Expenses do not include costs or
expenses or depreciation or amortization for capital repairs and capital
replacements required to be made by Landlord under Paragraph 10 of this Lease,
debt service under mortgages or ground rent under ground leases, costs of
restoration to the extent of net insurance proceeds received by Landlord with
respect thereto, leasing commissions, or the costs of renovating space for
tenants. Tenant shall be entitled from time to time upon request to receive
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Landlord as may be necessary in Tenant's reasonable judgment to support and
evidence Operating Expenses and the calculation of Tenant's Proportionate Share.

                  If Tenant's total payments for any year are less than Tenant's
Proportionate Share of actual Operating Expenses for such year, Tenant shall pay
the difference to Landlord within 30 days after demand and receipt of a
reconciliation of the difference. If the total payments of Tenant for any year
are more than Tenant's Proportionate Share of actual Operating Expenses for such
year, Landlord shall retain such excess and credit it against Tenant's next
payments, and provide Tenant with a reconciliation of the difference. For
purposes of calculating Tenant's Proportionate Share of Operating Expenses, a
year shall mean a calendar year except the first year, which shall begin on the
Commencement Date, and the last year, which shall end on the expiration of this
Lease. With respect to Operating Expenses which Landlord allocates to the entire
Project, Tenant's "Proportionate Share" shall be the percentage set forth on the
first page of this Lease as Tenant's Proportionate Share of the Project as
reasonably adjusted by Landlord in the future for changes in the physical size
of the Premises or the Project; and, with respect to Operating Expenses which
Landlord allocates only to the Building, Tenant's "Proportionate Share" shall be
the percentage set forth on the first page of this Lease as Tenant's
Proportionate Share of the Building as reasonably adjusted by Landlord in the
future for changes in the physical size of the Premises or the Building.
Landlord may equitably increase Tenant's Proportionate Share for any item of
expense or cost reimbursable by Tenant that relates to a repair, replacement, or
service that benefits only the Premises or only a portion of the Project that
includes the Premises or that varies with the occupancy of the Project. The
estimated Operating Expenses for the Premises set forth on the first page of
this Lease are only estimates, and Landlord makes no guaranty or warranty that
such estimates will be accurate.

                  Notwithstanding the above, Tenant shall not be obligated to
pay for controllable Operating Expenses in any year to the extent they have
increased by more than five percent (5%) per annum on a cumulative basis from
the first calendar year during the Lease Term. For purposes of this Section,
"controllable Operating Expenses" shall mean those Operating Expenses reasonably
within the control of Landlord. In no event, however, shall Taxes, insurance
premiums or utility costs be deemed controllable Operating Expenses.
Controllable Operating Expenses shall be determined on an aggregate basis and
not on an individual basis, and the cap on controllable Operating Expenses shall
be determined on Operating Expense as they have been adjusted for vacancy or
usage pursuant to the terms of the Lease.

         7. UTILITIES. Tenant shall pay for all water, gas, electricity, heat,
light, power, telephone, sewer, sprinkler services, refuse and trash collection,
and other utilities and services used on the Premises, all maintenance charges
for utilities, and any storm sewer charges or other similar charges for
utilities imposed by any governmental entity or utility provider, together with
any taxes, penalties, surcharges or the like pertaining to Tenant's use of the
Premises. Landlord shall have the right to cause at Tenant's expense any of said
services to be separately metered or charged directly to Tenant by the provider.
Tenant shall pay its share of all charges for jointly metered utilities based
upon consumption, as reasonably determined by Landlord. Landlord shall not be
liable for any interruption or failure of utilities or any other service to the
Premises and no such interruption or failure shall result in the abatement of
rent hereunder. Tenant agrees to limit use of water and sewer for normal
restroom use and nothing herein contained shall impose upon Landlord any duty to
provide sewer or water usage for other than normal restroom usage.

         8. TAXES. Landlord agrees to pay its Proportionate Share of all taxes,
assessments and governmental charges of any kind and nature (collectively
referred to as "Taxes") that accrue against the Project during the Lease Term,
which shall be included as part of the Operating Expenses charged to Tenant
hereunder, provided Landlord shall have the right to contest by appropriate
legal proceedings the amount, validity, or application of any Taxes or liens
thereof. All capital levies or other taxes assessed or imposed on Landlord upon
the rents payable to Landlord under this Lease and any excise, transaction,
sales tax, assessment, levy or charge measured by or based, in whole or in part,
upon such rents from the Premises and/or the Project or any portion thereof
shall be paid by Tenant to Landlord monthly in estimated installments as
additional rent (but only to the extent customarily charged by Landlord to other
tenants); provided, however, in no event shall Tenant be liable for any net
income or franchise taxes. If any such tax or excise is levied or assessed
directly against Tenant, then Tenant shall be responsible for and shall pay the
same at such times and in such manner as the taxing authority shall require.
Landlord agrees to cause the Project to be a separate tax parcel for
governmental billing purposes. Tenant shall be liable for all taxes levied or
assessed against any personal property or fixtures placed in the Premises,
whether levied or assessed against Landlord or Tenant.

         9. INSURANCE. Landlord shall maintain fire and extended coverage
insurance covering the replacement coat of the Project, subject to customary
deductibles. Landlord may, but is not obligated to, maintain such other
insurance and additional coverages as it may reasonably deem necessary,
including, but not limited to, commercial liability insurance and rent loss
insurance. All such insurance shall be included as part of the Operating
Expenses charged to Tenant hereunder. The Project may be included in a blanket
policy (in which case the cost of such insurance allocable to the Project will
be determined by Landlord based upon the insurer's cost calculations). Tenant
shall also reimburse Landlord for any increased premiums or additional insurance
which Landlord reasonably deems necessary as a result of Tenant's use of the
Premises. The fire and extended coverage policy shall not be cancellable unless
20 days prior written notice shall have been given to Tenant. A certificate
evidencing such policy and tenant's notice rights thereunder shall be provided
to Tenant on or before the Commencement Date, and upon any insurance renewal
date. Tenant may maintain such fire and extended coverage upon any failure by
Landlord to maintain such coverage.

                  Tenant, at its expense, shall maintain during the Lease Term a
policy or policies of: fire and extended coverage insurance covering the
replacement cost of all property and improvements, installed or placed in the
Premises by Tenant at Tenant's expense; worker's compensation insurance with no
less than the minimum limits required by law; employer's liability insurance
with such limits as required by law; commercial liability insurance, with
liability limits of not less than $2,000,000 combined single limit per
occurrence (together with such umbrella coverage as Landlord may reasonably
require) for property damage, personal injuries, or deaths of persons occurring
in or about the Premises; provided, however, that Landlord may from time to time
require reasonable increases in any such limits. The commercial liability
policies shall name Landlord as an additional insured, insure on an occurrence
and not a claims-made basis, be issued by insurance companies which are
reasonably acceptable to Landlord, not be cancelable unless 20 days prior
written notice shall have been given to Landlord, and provide primary coverage
to Landlord (any policy issued to Landlord providing duplicate or similar
coverage shall be deemed excess over Tenant's policies). Such policies or
certificates thereof shall be delivered to Landlord by Tenant upon commencement
of the Lease Term and upon each renewal of said insurance.

                  The fire and extended coverage insurance obtained by Landlord
and Tenant shall include a waiver of subrogation by the insurers and all rights
based upon an assignment from its insured, against Landlord or Tenant, their
officers, directors, employees, managers, agents, invitees and contractors, in
connection with any loss or damage thereby insured against. Neither party nor
its officers, directors, employees, managers, agents, invitees or contractors
shall be liable to the other for loss or damage caused by any risk covered by
fire and extended coverage property insurance, and each party waives any claims
against the other party, and its officers, directors, employees, managers,
agents, invitees and contractors for such loss or damage. The failure of a party
to insure its property shall not void this waiver.

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         10. LANDLORD'S REPAIRS. Landlord shall maintain, at its expense, the
structural soundness of the roof, foundation, and exterior walls of the building
of which the Premises are a part and all other parts of the Premises that are
stated to be the responsibility of the Landlord hereunder in good repair,
reasonable wear and tear and damages caused by Tenant (if not covered by the
insurance required to be carried by Landlord pursuant to Section 9 hereof)
excluded. The term "walls" as used in this Paragraph 10 shall not include
windows, glass or plate glass, doors or overhead doors, special store fronts,
dock bumpers, dock plates or levelers, or office entries, unless any of the same
are damaged as a result of a structural problem (other than structural problems
that are uninsured and caused by Tenant). Tenant shall immediately give Landlord
written notice of any repair required by Landlord pursuant to this Paragraph 10,
after which Landlord shall have a reasonable opportunity to repair.

         11. TENANT'S REPAIRS. Landlord shall maintain in good repair and
condition all parts of the Premises and the parking areas, driveways and
landscape and grounds surrounding the Premises. Such maintenance shall be at
Tenant's cost and expense except as to those repairs for which Landlord is
responsible under Paragraph 10, and except for the paving of the parking areas
and the painting of the exterior walls of the Premises, which shall be paid for
by Landlord; provided, however, if Tenant leases less than the entire Project,
Tenant shall only be responsible for its Proportionate Share of the costs of
maintaining any items outside its Premises. In addition, Tenant shall, at
Tenant's expense maintain the heating and air conditioning and other mechanical
systems and components of the Premises, including lighting, electrical systems,
and plumbing lines and equipment. Tenant, at its own cost and expense shall
enter into and deliver to Landlord one or more maintenance service contracts
reasonably acceptable to Landlord with a contractor(s) reasonably approved by
Landlord for heating and air conditioning. The service and maintenance
contract(s) must include all services reasonably required by Landlord. In the
event Tenant does not so deliver the service contract(s), Landlord shall have
the right to contract for said service without notice to Tenant, and Tenant
shall upon demand reimburse Landlord for the full cost thereof. To the extent
not covered by the insurance Landlord is required to maintain pursuant to
Section 9 hereof, and subject to the provisions of Paragraph 15, Tenant shall
repair and pay for any damage to the Premises or the Project caused by Tenant or
Tenant's employees, agents, or invitees, or caused by Tenant's default
hereunder. Tenant shall in any event pay the amount of any deductible for the
insurance Landlord is required to maintain pursuant to Section 9. Tenant shall
reimburse Landlord for all such costs and expenses in accordance with the
provisions of Paragraph 6 above, except to the extent such repairs are covered
by insurance on the Project under policies naming Landlord as the insured.
Notwithstanding the foregoing, Landlord may at any time assume the maintenance
and repair obligations set forth in this paragraph as they relate to the
Premises, if Landlord determines in its reasonable discretion that such
maintenance and repair obligations are not being satisfactorily performed by
Tenant.

         12. TENANT IMPROVEMENTS AND TRADE FIXTURES. Any material alterations,
additions, or improvements made by or on behalf of Tenant to the Premises
("Tenant Improvements") shall be subject to Landlord's prior written consent,
which shall not be unreasonably withheld, provided that such Tenant Improvements
do not affect any structural, or materially affect any mechanical, plumbing or
electrical systems of the Project. All Tenant Improvements shall comply with
insurance requirements and with applicable laws, ordinances, and regulations,
including, without limitation and to the extent applicable, laws and regulations
regarding removal or alteration of structural or architectural barriers to
handicapped or disabled persons (and Tenant shall construct at its expense any
alteration required by such laws or regulations, as they may be amended). All
Tenant Improvements shall be constructed in a good and workmanlike manner and
only good grades of materials shall be used. All plans and specifications for
any Tenant Improvements shall be submitted to Landlord for its approval, and
Landlord may monitor construction of the Tenant Improvements; and Tenant shall
reimburse Landlord for its reasonable out-of-pocket costs in reviewing plans and
documents and in monitoring construction. Landlord may post on and about the
Premises notices and give notices that Landlord shall not be liable on account
of any damage or claim in connection with such construction, and Tenant shall
provide Landlord with the identities and mailing addresses of all persons
performing work or supplying materials, prior to beginning such construction.
Landlord's right to review plans and specifications and monitor construction
shall be solely for its own benefit, and Landlord shall have no duty to see that
such plans and specifications or construction comply with applicable laws,
codes, rules, or regulations. At Landlord's request, Tenant shall obtain payment
and performance bonds for any Tenant Improvements which bonds shall be delivered
to Landlord prior to commencement of work on the Tenant Improvements and shall
be in form and substance reasonably satisfactory to Landlord. Upon completion of
any Tenant Improvements, Tenant shall deliver to Landlord sworn statements
setting forth the names of all contractors and subcontractors who did work on
the Tenant Improvements and final lien waivers from all such contractors and
subcontractors.

                  Tenant, at its own cost and expense, may erect such shelves,
bins, machinery and trade fixtures (collectively "Trade Fixtures") as it desires
provided that such items do not alter the basic character of the Premises or the
Project, do not overload or damage the same, and may be removed without injury
to the Premises, and provided that the construction, erection, and installation
thereof complies with all applicable governmental laws, ordinances, regulations
and with Landlord's reasonable requirements. Subject to Paragraph 39 below, upon
the expiration of the Lease Term, Tenant shall remove its Trade Fixtures and
shall repair any damage caused by such removal, by the last day of the Lease
Term.

         13. SIGNS. Tenant shall not make any changes to the exterior of the
Premises, install any exterior lights, decorations, balloons, flags, pennants,
banners, or painting, or erect or install any signs, windows or door lettering,
placards, decorations, or advertising media of any type which can be viewed from
the exterior of the Premises, without Landlord's prior written consent which
shall not be unreasonably withheld. Upon vacation of the Premises, Tenant shall
remove all signs and repair, paint, and/or replace the building facia surface to
which its signs are attached. Tenant shall obtain all applicable governmental
permits and approvals for sign and exterior treatments. All signs, decorations,
advertising media, blinds, draperies and other window treatment or bars or other
security installations visible from outside the Premises shall be subject to
Landlord's approval and conform in all respects to Landlord's requirements. A
monument sign containing only the name of the Tenant will be installed, at
Landlord's expense, at the southeast corner of South Industrial Drive and
Commercial Center Drive, provided that such proposed signage complies with all
requirements of the City of Austin. Landlord will also install at its expense a
sign containing the name of the Project at the northeast corner of East St. Elmo
and South Industrial Drive. The specifications for these signs are attached
hereto as Exhibit F and Exhibit F-1.

         14. PARKING. Tenant shall be entitled to park in common with other
tenants of the Project in those areas designated for nonreserved parking.
Landlord may allocate parking spaces among Tenant and other tenants in the
Project if Landlord reasonably determines that such parking facilities are
becoming crowded. Landlord shall not be responsible for enforcing Tenant's
parking rights against any third parties. Tenant may enforce its exclusive
parking rights, and may have improperly parked vehicles towed away. Additional
parking agreements are set forth in Exhibit B, Section 3(D).

         15. FIRE AND CASUALTY DAMAGE. If at any time during the Lease Term, the
Premises or the Project is materially damaged by fire or other casualty,
Landlord shall notify Tenant, within 45 days after such damage, as to the amount
of time Landlord reasonably estimates it will take to repair such damage. If the
amount of time estimated to repair the damage exceeds 4 months after the date of
such notification, either Landlord or Tenant may elect, upon notice to the other
party delivered as soon as practicable but not later than 30 days after
Landlord's notice, to terminate this Lease. If neither party elects to terminate
this Lease or if Landlord estimates that the damage will take 4 months after
the date of such notification or less to repair, Landlord shall promptly repair
and reconstruct the improvements, subject to reasonable

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delays arising from the collection of insurance proceeds or from Force Majeure
events, except that Landlord shall not be required to repair and reconstruct any
fixtures, additions, or other improvements paid for by Tenant; and this Lease
shall remain in full force and effect provided that the Lease Term will be
extended for a time equal to the period beginning on the date the loss or damage
was suffered until the repairs and replacement are completed. Tenant at Tenant's
expense shall promptly perform, subject to delays arising from the collection of
insurance proceeds, all repairs or restoration not required to be done by
Landlord and shall promptly reenter the Premises and commence doing business in
accordance with this Lease. Notwithstanding the foregoing, either party may
terminate this Lease if the improvements are damaged during the last year of the
Lease Term and Landlord reasonably estimates that it will take more than one
month to repair such damage.

                  If Landlord elects to repair and/or reconstruct the damaged
improvements and such improvements are located solely within the Premises,
Tenant shall pay to Landlord the amount of the commercially reasonable
deductible under Landlord's insurance policy (up to $10,000) within 10 days
after presentment of Landlord's invoice. If the damage involves the premises of
other tenants, Tenant shall pay the portion of the deductible in the proportion
that the cost of the repair and replacement of the Premises bears to the total
cost of repair and replacement, as determined by Landlord.

                  If the Premises or a portion thereof is not usable as a result
of damage by fire or other casualty to the Premises or building in which the
Premises are located, and Landlord elects to repair and/or reconstruct the
damaged improvements, Base Rent shall be abated for the period of repair and
reconstruction in the proportion which the area of the Premises which is not
usable by Tenant bears to the total area of the Premises. Such abatement shall
be the sole remedy of Tenant, and to the extent permitted by applicable law, and
except as provided herein, Tenant waives any right to terminate the Lease by
reason of damage or casualty loss.

         16. CONDEMNATION. If any part of the Premises or the Project should be
taken for any public or quasi-public use under governmental law, ordinance, or
regulation, or by right of eminent domain, or by private purchase in lieu
thereof (a "Taking" or "Taken"), and the Taking would prevent or materially
interfere with Tenant's use of the Premises or in Landlord's judgment would
materially interfere with or impair its ownership or operation of the Project,
then upon written notice by Landlord or Tenant this Lease shall terminate and
Base Rent shall be apportioned as of said date. If part of the Premises shall be
Taken, and this Lease is not terminated as provided above, the Base Rent payable
hereunder during the unexpired Lease Term shall be reduced to such extent as may
be fair and reasonable under the circumstances. In the event of any such taking,
Landlord shall be entitled to receive the entire price or award from any such
taking without any payment to Tenant, and Tenant hereby assigns to Landlord
Tenant's interest, if any, in such award. Notwithstanding the foregoing, Tenant
shall have the right to make a separate claim against the condemning authority
(but not Landlord) for such compensation as may be separately awarded or
recoverable by Tenant for any costs of Tenant Improvements paid for by Tenant,
moving expenses, damage to Tenant's Trade Fixtures, and other relocation
benefits as may be allowed by law if a separate award for such items is made to
Tenant.

         17. ASSIGNMENT AND SUBLETTING. Without Landlord's prior written
consent, which shall not be unreasonably withheld pursuant to the standards set
forth on Addendum G attached hereto, Tenant shall not assign this Lease or
sublease the Premises or any part thereof or mortgage, pledge, or hypothecate
its leasehold interest or grant any concession or license within the Premises
and any attempt to do any of the foregoing shall be void and of no effect.
Tenant may assign or sublet the Premises, or any part thereof, to any entity
controlling Tenant, controlled by Tenant or under common control with Tenant (a
"Tenant Affiliate"), without the prior written consent of Landlord. Tenant shall
reimburse Landlord for all of Landlord's reasonable out-of-pocket expenses in
connection with any assignment or sublease.

                  Notwithstanding anything else herein to the contrary, Tenant
may assign or sublease without first obtaining Landlord's consent up to
approximately 22,000 square feet in the Building and up to approximately 22,000
square feet in Building 4 (as defined in Section 39 hereof) provided that the
assignee or sublessee will use their portion of the premises in such a manner as
other buildings owned by Landlord in San Antonio or Austin are being used at the
time of the proposed sublease or assignment. The actual square footage amounts
of preapproved sublets and assignments shall be based on final configurations
for the Building and Building 4.

                  Notwithstanding any assignment or subletting, Tenant and any
guarantor or surety of Tenant's obligations under this Lease shall at all times
remain fully responsible and liable for the payment of the rent and for
compliance with all of Tenant's other obligations under this Lease (regardless
of whether Landlord's approval has been obtained for any such assignments or
sublettings). In the event that the rent due and payable by a sublessee or
assignee (or a combination of the rental payable under such sublease or
assignment plus any bonus or other consideration therefor or incident thereto)
exceeds the rental payable under this Lease, then Tenant shall be bound and
obligated to pay Landlord as additional rent hereunder all such excess rental
and other excess consideration (after deducting its reasonable costs and
expenses associated with each sublease or assignment, including leasing
commissions, and after further deducting all tenant improvement costs associated
with such sublease or assignment, including leasing commissions, and after
further deducting all tenant improvement costs and expenses associated with such
sublease or assignment, as well as real estate taxes, insurance and Operating
Expenses paid by Tenant on account of such space during the term of such
sublease or assignment) within 10 days following receipt thereof by Tenant.

                  If this Lease be assigned or if the Premises be subleased
(whether in whole or in part) or if the Premises be occupied in whole or in part
by anyone other than Tenant, then upon a default by Tenant hereunder Landlord
may collect rent from the assignee, sublessee, or other occupant and, except to
the extent set forth in the preceding paragraph, apply the amount collected to
the next rent payable hereunder; and all such rentals collected by Tenant shall
be held in trust for Landlord and immediately forwarded to Landlord. No such
transaction or collection of rent or application thereof by Landlord, however,
shall be deemed a waiver of these provisions or a release of Tenant from the
further performance by Tenant of its covenants, duties, or obligations
hereunder.

         18. INDEMNIFICATION AND WAIVER. Except for Landlord's negligence and to
the extent permitted by law, Tenant agrees to indemnify, defend and hold
harmless Landlord, and Landlord's agents and employees, from and against any and
all losses, liabilities, damages, costs and expenses (including attorneys' fees)
resulting from claims by third parties for injuries to any person and damage to
or theft or misappropriation or loss of property occurring in or about the
Project and arising from the use and occupancy of the Premises or from any
activity, work, or thing done, permitted or suffered by Tenant in or about the
Premises or due to any other act or omission of Tenant, its subtenants,
assignees, invitees, employees, contractors and agents. The furnishing of
insurance required hereunder shall not be deemed to limit Tenant's obligations
under the provisions of this Paragraph 18.

                  Landlord and its agents and employees shall not be liable for,
and Tenant hereby waives all claims against such parties for, damage to property
sustained by Tenant or damage to property sustained by any person claiming
through Tenant resulting from any accident or occurrence in or upon the Premises
or in or about the Project from any cause whatsoever, including without
limitation, damage caused in whole or in part, directly or indirectly, by the
negligence of Landlord or its agents or employees; provided, however, such
waiver as to property shall only be effective to the extent such property is
reasonably coverable by Tenant's insurance.

         19. INSPECTION AND ACCESS. Landlord and its agents, representatives,
and contractors may enter the Premises during normal business hours (upon prior
notice, except in the case of an emergency) to inspect the Premises and to make
such repairs as may be

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required or permitted pursuant to this Lease and for any other business purpose.
Landlord and Landlord's representatives may enter the Premises during normal
business hours upon prior notice for the purpose of showing the Premises to
prospective purchasers or, during the last year of the Lease Term, to
prospective tenants; in addition, Landlord shall have the right to erect a
suitable sign on the Premises stating the Premises are available to let or that
the Project is available for sale. Tenant may escort any person entering the
Premises pursuant to this section. In addition, Tenant may impose its normal,
customary security procedures in connection with any such inspection and access,
including but not limited to requiring such persons to sign its standard visitor
sign-in sheet.

         20. QUIET ENJOYMENT. If Tenant shall perform all of the covenants and
agreements herein required to be performed by Tenant, Tenant shall, subject to
the terms of this Lease, at all times during the Lease Term, have peaceful and
quiet enjoyment of the Premises against any person claiming by, through or under
Landlord.

         21. SURRENDER. Upon termination of the Lease Term or earlier
termination of Tenant's right of possession, Landlord may, by notice to Tenant,
require Tenant at Tenant's expense to remove the liquid nitrogen tank to be
stored in the truck court outside of the Premises, the microwave
telecommunication equipment, the external utility enclosure for air handling
equipment and compressors and any Trade Fixtures (including air handling
equipment and compressors) and/or any or all Tenant Improvements which Landlord
has not approved, and to repair any damage caused by such removal. Tenant shall
not be required to remove any of the Landlord's Improvements. Any such Trade
Fixtures or Tenant Improvements not so removed by Tenant as permitted or
required herein shall be deemed abandoned and may be stored, removed, and
disposed of by Landlord at Tenant's expense, and Tenant waives all claims
against Landlord for any damages resulting from Landlord's retention and
disposition of such property. All obligations of Tenant hereunder not fully
performed as of the termination of the Lease Term shall survive the termination
of the Lease Term, including without limitation, all payment obligations with
respect to Operating Expenses and all obligations concerning the condition and
repair of the Premises.

         22. HOLDING OVER. If, for any reason, Tenant retains possession of the
Premises after the termination of the Lease Term, unless otherwise agreed in
writing, such possession shall be subject to immediate termination by Landlord
at any time, and all of the other terms and provisions of this Lease (excluding
any expansion or renewal option or other similar right or option) shall be
applicable during such holdover period, except that Tenant shall pay Landlord
from time to time, upon demand, as Base Rent for the holdover period, an amount
equal to 150% the Base Rent in effect on the termination date, computed on a
monthly basis for each month or part thereof during such holding over. All other
payments shall continue under the terms of this Lease. In addition, Tenant shall
be liable for all damages incurred by Landlord as a result of such holding over.
No holding over by Tenant, whether with or without consent of Landlord, shall
operate to extend this Lease except as otherwise expressly provided, and this
Paragraph 22 shall not be construed as consent for Tenant to retain possession
of the Premises.

         23. EVENTS OF DEFAULT. Each of the following events shall be an event
of default ("Event of Default") by Tenant under this Lease:

                  (i) Tenant shall fail to pay any installment of Base Rent or
         any other payment required herein when due, and such failure shall
         continue for a period of 10 days from the date such payment was due (a
         "Monetary Default"). Notwithstanding the foregoing, Tenant shall not be
         in default pursuant to this subsection until Landlord has delivered to
         Tenant the notice required pursuant to Section 4 with respect to the
         late charge.

                  (ii) Tenant or any guarantor or surety of Tenant's obligations
         hereunder shall (A) make a general assignment for the benefit of
         creditors; (B) commence any case, proceeding or other action seeking to
         have an order for relief entered on its behalf as a debtor or to
         adjudicate it a bankrupt or insolvent, or seeking reorganization,
         arrangement, adjustment, liquidation, dissolution or composition of it
         or its debts or seeking appointment of a receiver, trustee, custodian
         or other similar official for it or for all or of any substantial part
         of its property (collectively a "Bankruptcy Proceeding"); (C) become
         the subject of any Bankruptcy Proceeding which is not dismissed within
         60 days of its filing or entry; or (D) die or suffer a legal disability
         (if Tenant, guarantor, or surety is an individual) or be dissolved or
         otherwise fail to maintain its legal existence (if Tenant, guarantor or
         surety is a corporation, partnership or other entity). Notwithstanding
         the foregoing, matters set forth in this Section 23(ii) shall not be an
         Event of Default as long as Tenant continues to fully satisfy all its
         obligations under the Lease.

                  (iii) Any insurance required to be maintained by Tenant
         pursuant to this Lease shall be cancelled or terminated or shall expire
         or shall be reduced or materially changed, except, in each case, as
         permitted in this Lease, and such failure to maintain insurance shall
         continue for more than 10 days after Landlord shall have given Tenant
         written notice of such default.

                  (iv) Tenant shall not occupy or shall vacate the Premises or
         shall fail to continuously operate its business at the Premises for the
         permitted use set forth herein, whether or not Tenant is in monetary or
         other default under this Lease, and such vacating of or failure to
         continuously operate shall continue for more than 30 days after
         Landlord shall have given Tenant written notice of such default.
         Tenant's vacating of or failure to continuously operate the Premises
         shall not constitute an Event of Default if, prior to such action,
         Tenant has made arrangements reasonably acceptable to Landlord to (a)
         insure that Tenant's insurance for the Premises will not be voided or
         cancelled with respect to the Premises as a result of such vacancy, (b)
         insure that the Premises are secured and not subject to vandalism, and
         (c) insure that the Premises will be properly maintained after such
         vacation. Tenant shall inspect the Premises at least once each month
         and report monthly in writing to Landlord on the condition of the
         Premises.

                  (v) Tenant shall attempt or there shall occur any assignment,
         subleasing or other transfer of Tenant's interest in or with respect to
         this Lease except as otherwise permitted in this Lease, and such action
         shall continue for more than 10 days after Landlord shall have given
         Tenant written notice of such default.

                  (vi) Tenant shall fail to discharge or provide a title
         indemnity or a bond for any lien placed upon the Premises in violation
         of this Lease within 30 days after becoming aware that any such lien or
         encumbrance is filed against the Premises.

                  (vii) Tenant shall fail to comply with any provision of this
         Lease other than those specifically referred to in this Paragraph 23,
         and except as otherwise expressly provided therein, such default shall
         continue for more than 30 days after Landlord shall have given Tenant
         written notice of such default.

         24. LANDLORD'S REMEDIES. Upon each occurrence of an Event of Default
and so long as such Event of Default shall be continuing, Landlord may at any
time thereafter at its election: (i) terminate this Lease or Tenant's right of
possession, but Tenant shall remain liable as hereinafter provided; and/or (ii)
pursue any remedies provided for under this Lease or at law or in equity. Upon
the termination of this Lease or termination of Tenant's right of possession, it
shall be lawful for Landlord, without formal demand or notice of any kind, to
re-enter the Premises by summary dispossession proceedings or any other action
or proceeding authorized by law and to remove Tenant and all persons

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and property therefrom. If Landlord re-enters the Premises, Landlord shall have
the right to keep in place and use, or remove and store, all of the furniture,
fixtures and equipment at the Premises.

                  If Landlord terminates this Lease, Landlord may recover from
Tenant the sum of: all Base Rent and all other amounts accrued hereunder to the
date of such termination; the cost of reletting the whole or any part of the
Premises, including without limitation brokerage fees and/or leasing commissions
incurred by Landlord, and costs of removing and storing Tenant's or any other
occupant's property, repairing, altering, remodeling, or otherwise putting the
Premises into condition acceptable to a new tenant or tenants, and all
reasonable expenses incurred by Landlord in pursuing its remedies, including
reasonable attorneys' fees and court costs; and the excess of the then present
value of the Base Rent and other amounts payable by Tenant under this Lease as
would otherwise have been required to be paid by Tenant to Landlord during the
period following the termination of this Lease measured from the date of such
termination to the expiration date stated in this Lease, over the present value
of any net amounts which Tenant establishes Landlord can reasonably expect to
recover by reletting the Premises for such period, taking into consideration the
availability of acceptable tenants and other market conditions affecting
leasing. Such present values shall be calculated at a discount rate equal to the
90-day U.S. Treasury bill rate at the date of such termination.

                  If Landlord terminates Tenant's right of possession (but not
this Lease), Landlord shall use reasonable efforts to relet the Premises for the
account of Tenant for such rent and upon such terms as shall be reasonably
satisfactory to Landlord without thereby releasing Tenant from any liability
hereunder and without demand or notice of any kind to Tenant. If Landlord
terminates Tenant's right to possession without terminating the Lease after an
Event of Default, Landlord shall use commercially reasonable efforts to relet
the Premises; provided, however, (a) Landlord shall not be automatically
obligated to accept any tenant proposed by Tenant, (b) Landlord shall have the
right to lease any other space controlled by Landlord first to the extent it is
commercially reasonable to do so, and (c) any proposed tenant shall meet all of
Landlord's standard leasing criteria then in effect. For the purpose of such
reletting Landlord is authorized to make any repairs, changes, alterations, or
additions in or to the Premises as Landlord deems reasonably necessary or
desirable. If the Premises are not relet, then Tenant shall pay to Landlord as
damages a sum equal to the amount of the rental reserved in this Lease for such
period or periods, plus the cost of recovering possession of the Premises
(including attorneys' fees and costs of suit), the unpaid Base Rent and other
amounts accrued hereunder at the time of repossession, and the costs incurred in
any attempt by Landlord to relet the Premises. If the Premises are relet and a
sufficient sum shall not be realized from such reletting [after first deducting
therefrom, for retention by Landlord, the unpaid Base Rent and other amounts
accrued hereunder at the time of reletting, the cost of recovering possession
(including attorneys' fees and costs of suit), all of the costs and expense of
repairs, changes, alterations, and additions, the expense of such reletting
(including without limitation brokerage fees and leasing commissions) and the
cost of collection of the rent accruing therefrom] to satisfy the rent provided
for in this Lease to be paid, then Tenant shall immediately satisfy and pay any
such deficiency. Any such payments due Landlord shall be made upon demand
therefor from time to time and Tenant agrees that Landlord may file suit to
recover any sums falling due from time to time. Notwithstanding any such
reletting without termination, Landlord may at any time thereafter elect in
writing to terminate this Lease for such previous breach.

                  Exercise by Landlord of any one or more remedies hereunder
granted or otherwise available shall not be deemed to be an acceptance of
surrender of the Premises and/or a termination of this Lease by Landlord,
whether by agreement or by operation of law, it being understood that such
surrender and/or termination can be effected only by the written agreement of
Landlord and Tenant. Any law, usage, or custom to the contrary notwithstanding,
Landlord shall have the right at all times to enforce the provisions of this
Lease in strict accordance with the terms hereof; and the failure of Landlord at
any time to enforce its rights under this Lease strictly in accordance with same
shall not be construed as having created a custom in any way or manner contrary
to the specific terms, provisions, and covenants of this Lease or as having
modified the same. Tenant and Landlord further agree that forbearance or waiver
by Landlord to enforce its rights pursuant to this Lease or at law or in equity,
shall not be a waiver of Landlord's right to enforce one or more of its rights
in connection with any subsequent default. A receipt by Landlord of rent or
other payment with knowledge of the breach of any covenant hereof shall not be
deemed a waiver of such breach, and no waiver by Landlord of any provision of
this Lease shall be deemed to have been made unless expressed in writing and
signed by Landlord. To the greatest extent permitted by law, Tenant waives the
service of notice of Landlord's intention to re-enter as provided for in any
statute, or to institute legal proceedings to that end, and also waives all
right of redemption in case Tenant shall be dispossessed by a judgment or by
warrant of any court or judge. The terms "enter," "re-enter," "entry" or
"re-entry," as used in this Lease, are not restricted to their technical legal
meanings. Any reletting of the Premises shall be on such terms and conditions as
Landlord in its sole discretion may determine (including without limitation a
term different than the remaining Lease Term, rental concessions, alterations
and repair of the Premises, lease of less than the entire Premises to any tenant
and leasing any or all other portions of the Project before reletting the
Premises). Subject to Landlord's agreement to use reasonable efforts to relet
the Premises, Landlord shall not be liable, nor shall Tenant's obligations
hereunder be diminished because of, Landlord's failure to relet the Premises or
collect rent due in respect of such reletting.

         25. TENANT'S REMEDIES/LIMITATION OF LIABILITY. Landlord shall not be in
default hereunder and Tenant shall not have any remedy or cause of action unless
Landlord fails to perform any of its obligations hereunder within 30 days after
written notice from Tenant specifying such failure (unless such performance
will, due to the nature of the obligation, require a period of time in excess of
30 days, then after such period of time as is reasonably necessary). All
obligations of Landlord hereunder shall be construed as covenants, not
conditions; and, except as may be otherwise expressly provided in this Lease,
Tenant may not terminate this Lease for breach of Landlord's obligations
hereunder. Notwithstanding the foregoing, Tenant may terminate this Lease if
Landlord does not diligently pursue the construction of the Building and
Building 4. Lack of diligence will be presumed if the Building is not
Substantially Completed by December 31, 1995, and if Building 4 is not
Substantially Completed by December 31, 1996. All obligations of Landlord under
this Lease will be binding upon Landlord only during the period of its ownership
of the Premises and not thereafter. The term "Landlord" in this Lease shall mean
only the owner, for the time being of the Premises, and in the event of the
transfer by such owner of its interest in the Premises, such owner shall
thereupon be released and discharged from all obligations of Landlord thereafter
accruing, but such obligations shall be binding during the Lease Term upon each
new owner for the duration of such owner's ownership. Any liability of Landlord
under this Lease shall be limited solely to its interest in the Project, and in
no event shall any personal liability be asserted against Landlord in connection
with this Lease nor shall any recourse be had to any other property or assets of
Landlord. This limitation on the liability of Landlord shall only be effective
to the extent that its unencumbered equity in the Project is sufficient to
afford Tenant full recovery on at least $1,000,000.00 in damages; provided,
however, that the foregoing clause shall not be applicable to any mortgagee that
is a purchaser or grantee at a foreclosure or conveyance in lieu of foreclosure
of a mortgage covering the Premises. Except as set forth above, Tenant's
remedies for a breach of Landlord's obligations hereunder will be an action for
damages, specific performance, injunctive or other equitable relief and/or
declaratory judgment. As a further remedy, Tenant will be free to sublet or
assign the Premises subject only to the restriction set forth in Addendum G,
paragraph (a)(ii), (iii), (iv) and (v), (b) and (c). In addition, in the event
of any default by Landlord, Tenant may, after the expiration of all cure periods
and upon 10 days prior written notice to Landlord, take such curative or
self-help actions as it deems reasonably necessary. If Landlord fails to
reimburse Tenant for the reasonable costs, fees and expenses incurred by Tenant
in taking such corrective actions within 30 days after demand therefor,
accompanied by invoices, Tenant may bring an action for damages against Landlord
to recover such costs, fees and expenses together with interest thereon at the
rate provided for in the Lease, and reasonable attorneys' fees incurred by
Tenant in bringing such action for damages.

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         26. SUBORDINATION. Landlord represents and warrants to Tenant that as
of the Commencement Date the Premises will not be pledged, mortgaged or
otherwise encumbered. This Lease and Tenant's interest and rights hereunder are
and shall be subject and subordinate at all times to the lien of any first
mortgage, now existing or hereafter created on or against the Project or the
Premises, and all amendments, restatements, renewals, modifications,
consolidations, refinancing, assignments and extensions thereof, without the
necessity of any further instrument or act on the part of Tenant, provided that
Tenant receives from such mortgagee a commercially reasonable non-disturbance
agreement. In such event, Tenant agrees, at the election of the holder of any
such mortgage, to attorn to any such holder. Tenant agrees upon demand to
execute, acknowledge and deliver such instruments, confirming such subordination
and such instruments of attornment as shall be reasonably requested by any such
holder. Notwithstanding the foregoing, any such holder may at any time
subordinate its mortgage to this Lease, without Tenant's consent, by notice in
writing to Tenant, and thereupon this Lease shall be deemed prior to such
mortgage without regard to their respective dates of execution, delivery or
recording and in that event such holder shall have the same rights with respect
to this Lease as though this Lease had been executed prior to the execution,
delivery and recording of such mortgage and had been assigned to such holder.
The term "mortgage" whenever used in this Lease shall be deemed to include deeds
of trust, security assignments and any other encumbrances, and any reference to
the "holder" of a mortgage shall be deemed to include the beneficiary under a
deed of trust.

         27. MECHANIC'S LIENS. Tenant has no express or implied authority to
create or place any lien or encumbrance of any kind upon, or in any manner to
bind the interest of Landlord or Tenant in, the Premises or to charge the
rentals payable hereunder for any claim in favor of any person dealing with
Tenant, including those who may furnish materials or perform labor for any
construction or repairs. Tenant covenants and agrees that it will pay or cause
to be paid all sums legally due and payable by it on account of any labor
performed or materials furnished in connection with any work performed on the
Premises and that it will save and hold Landlord harmless from all loss, cost or
expense based on or arising out of asserted claims or liens against the
leasehold estate or against the interest of Landlord in the Premises or under
this Lease to the extent such claims or liens arose by, through or under Tenant,
but not otherwise. Tenant shall give Landlord immediate written notice of the
placing of any lien or encumbrance against the Premises and cause such lien or
encumbrance to be discharged within 30 days of the filing or recording thereof;
provided, however, Tenant may contest such liens or encumbrances as long as such
contest prevents foreclosure of the lien or encumbrance and Tenant causes such
lien or encumbrance to be bonded or insured over in a manner satisfactory to
Landlord within such 30 day period.

         28. ESTOPPEL CERTIFICATES. Each party agrees, from time to time, within
10 days after request of the other party, to execute and deliver to the
requesting party, or its designee, any estoppel certificate requested, stating
that this Lease is in full force and effect, the date to which rent has been
paid, that there is no default hereunder (or specifying in detail the nature of
the default), the termination date of this Lease and such other matters
pertaining to this Lease as may be requested. Each party's obligation to furnish
each estoppel certificate in a timely fashion is a material inducement for this
Lease. Accordingly, the cure period for failure to provide an estoppel
certificate shall be limited to ten (10) days.

         29. ENVIRONMENTAL REQUIREMENTS. Tenant shall not permit or cause any
party to bring any Hazardous Material upon the Premises or store or use any
Hazardous Material in or about the Premises without Landlord's prior written
consent, except in de minimus quantities for standard office cleaning and
printing use and except as set forth on Addendum D attached hereto. Tenant, at
its sole cost and expense, shall operate its business in the Premises in
compliance with all Environmental Requirements and shall, in accordance with
Environmental Requirements, immediately remediate any Hazardous Materials
released on or from the Project by Tenant, its agents, employees, contractors,
subtenants or invitees. The term "Environmental Requirements" means all
applicable present and future statutes, regulations, ordinances, rules, codes,
judgments, orders or other similar enactments of any governmental authority or
agency regulating or relating to health, safety, or environmental conditions on,
under, or about the Premises or the environment, including without limitation,
the following: the Comprehensive Environmental Response, Compensation and
Liability Act ("CERCLA"); the Resource Conservation and Recovery Act; and all
state and local counterparts thereto, and any regulations or policies
promulgated or issued thereunder. The term "Hazardous Materials" means and
includes petroleum (as defined in CERCLA) and any substance, material, waste,
pollutant, or contaminant listed or defined as hazardous or toxic, under any
Environmental Requirements.

                  Tenant shall indemnify, defend, and hold Landlord harmless
from and against any and all losses (including, without limitation, diminution
in value of the Premises or the Project and loss of rental income from the
Project), claims, demands, actions, suits, damages (including, without
limitation, punitive damages), expenses (including, without limitation,
remediation, corrective action, or cleanup expenses), and costs (including,
without limitation, actual attorneys' fees, consultant fees or expert fees)
which are brought or recoverable against, or suffered or incurred by Landlord as
a result of any breach of the obligations under this Paragraph 29 by Tenant, its
agents, employees, contractors, subtenants, or invitees, regardless of whether
Tenant had knowledge of such noncompliance. The indemnification and hold
harmless obligations of Tenant shall survive any termination of this Lease.

                  Subject to the requirements of Section 19 hereof, Landlord
shall have reasonable access to, and a right to perform inspections and tests
of, the Premises as it may require to determine Tenant's compliance with
Environmental Requirements and Tenant's obligations under this Paragraph 29.
Access shall be granted to Landlord upon Landlord's prior notice to Tenant and
at such times so as to minimize, so far as may be reasonable under the
circumstances, any disturbance to Tenant's operations. Such inspections and
teats shall be conducted at Landlord's expense, unless such inspections or tests
reveal that Tenant has not complied with any Environmental Requirement, in which
case Tenant shall reimburse Landlord for the reasonable cost of such inspection
and tests. Landlord's receipt of or satisfaction with any environmental
assessment in no way waives any rights that Landlord holds against Tenant.
Landlord will provide Tenant with copies of reports and findings of all
inspections and tests.

                  Landlord agrees to be bound by the environmental covenants,
representations and warranties set forth on Addendum E attached hereto.

         30. RULES AND REGULATIONS. Tenant shall, at all times during the Lease
Term and any extension thereof, comply with all reasonable rules and regulations
at any time or from time to time established by Landlord covering use of the
Premises and the Project. The current rules and regulations are attached hereto
as Exhibit C, and Landlord shall enforce such rules and regulations uniformly
among all Tenants in the Project. In the event of any conflict between said
rules and regulations and other provisions of this Lease, the other terms and
provisions of this Lease shall control. Landlord shall not have any liability or
obligation for the breach of any rules or regulations by other tenants in the
Project, provided that Landlord shall enforce such rules and regulations
consistently throughout the Project.

         31. SECURITY SERVICE. Tenant acknowledges and agrees that, while
Landlord may patrol the Project, Landlord is not providing any security services
with respect to the Premises and that Landlord shall not be liable to Tenant
for, and Tenant waives any claim against Landlord with respect to, any loss by
theft or any other damage suffered or incurred by Tenant in connection with any
unauthorized entry into the Premises or any other breach of security with
respect to the Premises.

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         32. FORCE MAJEURE. Except for the payments of any rent required under
this Lease, which is an independent covenant, Landlord and Tenant shall not be
held responsible for delays in the performance of its obligations hereunder when
caused by strikes, lockouts, labor disputes, acts of God, inability to obtain
labor or materials or reasonable substitutes therefor, governmental
restrictions, governmental regulations, governmental controls, enemy or hostile
governmental action, civil commotion, fire or other casualty, and other causes
beyond the reasonable control of Landlord or Tenant ("Force Majeure").

         33. ENTIRE AGREEMENT. This Lease constitutes the complete agreement of
Landlord and Tenant with respect to the subject matter hereof. No
representations, inducements, promises or agreements, oral or written, have been
made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant,
which are not contained herein, and any prior agreements, promises,
negotiations, or representations are superseded by this Lease. This Lease may
not be amended except by an instrument in writing signed by both parties hereto.

         34. SEVERABILITY. If any clause or provision of this Lease is illegal,
invalid or unenforceable under present or future laws, then and in that event,
it is the intention of the parties hereto that the remainder of this Lease shall
not be affected thereby. It is also the intention of the parties to this Lease
that in lieu of each clause or provision of this Lease that is illegal, invalid
or unenforceable, there be added, as a part of this Lease, a clause or provision
as similar in terms to such illegal, invalid or unenforceable clause or
provision as may be possible and be legal, valid and enforceable.

         35. BROKERS. Each party represents and warrants that it has dealt with
no broker, agent or other person in connection with this transaction and that no
broker, agent or other person brought about this transaction, other than the
brokers, if any, set forth on the first page of this Lease, and each party
agrees to indemnify and hold the other harmless from and against any claims by
any other broker, agent or other person claiming a commission or other form of
compensation by virtue of having dealt with the indemnifying party with regard
to this leasing transaction. Landlord agrees to pay all compensation due or to
become due Commercial Industrial Properties and Oxford Commercial in connection
with this transaction.

         36. MISCELLANEOUS.

         (A) Any payments or charges due from Tenant to Landlord hereunder shall
be considered rent for all purposes of this Lease.

         (B) If and when included within the term "Tenant," as used in this
instrument, there is more than one person, firm or corporation, each shall be
jointly and severally liable for the obligations of Tenant.

         (C) All notices required or permitted to be given under this Lease
shall be in writing and shall be sent by registered or certified mail, return
receipt requested, or by a reputable national overnight courier service, postage
prepaid, or by hand delivery addressed to the parties at their addresses below,
with a copy to Landlord at 14100 East 35th Place, Aurora, Colorado 80011. Either
party may by notice given aforesaid change its address for all subsequent
notices. Except where otherwise expressly provided to the contrary, notice shall
be deemed given upon delivery.

         (D) Except as otherwise expressly provided in this Lease or as
otherwise may be required by applicable law, Landlord's granting or withholding
of any consent or approval shall be at its complete discretion.

         (E) At Landlord's request from time to time Tenant shall furnish
Landlord with true and complete copies of the most recent 10-K's and 10-Q's
prepared by Cirrus Logic, Inc.'s accountants to the extent they are intended for
public dissemination.

         (F) Either Landlord or Tenant may prepare and file, and upon request by
the other will execute, a memorandum of lease (which shall not include any
economic or payment terms) in form reasonably satisfactory to the other,
together with a form of release to be issued at the expiration of the Lease.

         (G) The normal rule of construction to the effect that any ambiguities
are to be resolved against the drafting party shall not be employed in the
interpretation of this Lease or any exhibits or amendments hereto.

         (H) The submission by Landlord to Tenant of this Lease shall have no
binding force or effect, shall not constitute an option for the leasing of the
Premises, nor confer any right or impose any obligations upon either party until
execution of this Lease by both parties.

         (I) Words of any gender used in this Lease shall be held and construed
to include any other gender, and words in the singular number shall be held to
include the plural, unless the context otherwise requires. The captions inserted
in this Lease are for convenience only and in no way define, limit or otherwise
describe the scope or intent of this Lease, or any provision hereof, or in any
way affect the interpretation of this Lease.

         (J) Any amount not paid by Tenant within 5 days after its due date in
accordance with the terms of this Lease shall bear interest from such due date
until paid in full at the lesser of the highest rate permitted by applicable law
or 15 percent per year. It is expressly the intent of Landlord and Tenant at all
times to comply with applicable law governing the maximum rate or amount of any
interest payable on or in connection with this Lease. If applicable law is ever
judicially interpreted so as to render usurious any interest called for under
this Lease, or contracted for, charged, taken, reserved, or received with
respect to this Lease, then it is Landlord's and Tenant's express intent that
all excess amounts theretofore collected by Landlord be credited on the
applicable obligation (or, if the obligation has been or would thereby be paid
in full, refunded to Tenant), and the provisions of this Lease immediately shall
be deemed reformed and the amounts thereafter collectible hereunder reduced,
without the necessity of the execution of any new document, so as to comply with
the applicable law, but so as to permit the recovery of the fullest amount
otherwise called for hereunder.

         (K) Construction and interpretation of this Lease shall be governed by
the laws of the state in which the Project is located, excluding any principles
of conflicts of laws.

         (L) Time is of the essence as to the performance of Landlord's and
Tenant's obligations under this Lease.

         (M) All exhibits and addenda attached hereto are hereby incorporated
into this Lease and made a part hereof. In the event of any conflict between
such exhibits or addenda and the terms of this Lease, such exhibits or addenda
shall control.

         (N) The rights and obligations of the parties under this Lease shall be
binding upon and inure to the benefit of the parties hereto and their permitted
successors and assigns.

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                                      -9-
<PAGE>   10

         (O) The Equal Opportunity Clause in Section 202, paragraph 1 through 7
of Executive Order 11246, as amended, and Equal Opportunity Clause
ASPR7-103.18(a) relative to equal employment opportunity and the Implementing
Rules and Regulations of the Office of Federal Contracts Compliance are
incorporated herein by specific reference.

         37. LANDLORD'S LIEN/SECURITY INTEREST. Landlord hereby waives and
releases any security interest or lien that it may have in any of Tenant's
property, either by contract or statute.

         38. LIMITATION OF LIABILITY OF TRUSTEES, SHAREHOLDERS, AND OFFICERS OF
SECURITY CAPITAL INDUSTRIAL TRUST. Any obligation or liability whatsoever of
Security Capital Industrial Trust, a Maryland real estate investment trust,
which may arise at any time under this lease or any obligation or liability
which may be incurred by it pursuant to any other instrument, transaction, or
undertaking contemplated hereby shall not be personally binding upon, nor shall
resort for the enforcement thereof be had to the property of, its trustees,
directors, shareholders, officers, employees or agents, regardless of whether
such obligation or liability is in the nature of contract, tort, or otherwise.

         39. EXPANSION OPTION.

         (A) The following terms shall have the following meanings:

                  (i) The "Option Space" shall mean all or part of Southpark
         Corporate Center 4 ("Building 4"), as shown on Exhibit A hereto.

                  (ii) The "Option Space Commencement Date" shall mean the date
         that is the later of June 30, 1996, or the substantial completion date
         of the Option Space.

         (B) Provided that as of the date Tenant exercises its rights hereunder,
(x) Tenant is the Tenant originally named herein (except for short-term
subtenants related to Tenant's business purpose and affiliates of Tenant), (y)
Tenant actually occupies all of the Premises originally demised under this Lease
and any premises added to the Premises (except for short-term subtenants related
to Tenant's business purpose and affiliates of Tenant, and except for vacancies
permitted pursuant to Subsection 23(iv) hereof), and (z) no Monetary Default or
event which but for the passage of time or the giving of notice, or both, would
constitute a Monetary Default has occurred and is continuing, Tenant shall have
the option to include the portion of the Option Space selected by Tenant as part
of the Premises commencing on the Option Space Commencement Date. In selecting
the Option Space, Tenant shall ensure that the remaining portion of Building 4
not made subject to the option (if any) is of a size and configuration to be
commercially marketable, as reasonably determined by Landlord, and the Option
Space must not be less than 32,000 square feet. If Tenant exercises its right to
include the Option Space as part of the Premises, Tenant shall lease the Option
Space upon all the terms and conditions of the Lease, including the Base Rent
per square foot provided herein (except as set forth in Section 39(F) below)
commencing on the Option Space Commencement Date; provided, however, Tenant
shall not be entitled to any allowances, credits, or abatements with respect
thereto. Notwithstanding the foregoing, Tenant will be entitled to the same
tenant finish allowance per square foot on the Option Space to be paid by
Landlord as with the Building. Landlord will construct and finish out the Option
Space pursuant to the same terms and conditions as set forth on Exhibit B
hereto.

         (C) In addition to its obligation to pay Base Rent (as determined
herein), Tenant shall reimburse and pay Landlord with respect to the Option
Space in the same manner as set forth in the Lease with respect to operating
expenses and other items reimbursable by Tenant. Effective as of the Option
Space Commencement Date, Tenant's Proportionate Share shall be redetermined by
Landlord's architect or construction manager based upon the total floor area of
the Premises (including the Option Space) in proportion to the total floor area
in the Project.

         (D) If Tenant desires to exercise its option for the Option Space,
Tenant must deliver written notice of such exercise to Landlord no later than
January 1, 1996. Time shall be of the essence with respect to the giving of
Tenant's Notice. If Tenant does not exercise its Option by such date, Tenant's
rights under this Section 39 shall be null and void.

         (E) If Landlord is not able to deliver possession of the Option Space
to Tenant by June 30, 1996 because of a Force Majeure event, Landlord shall not
be in default hereunder. In such case, Landlord shall use reasonable efforts to
terminate such Force Majeure event, and the Option Space Commencement Date shall
be the date Landlord is able to deliver possession of the Option Space to
Tenant.

         (F) Notwithstanding Section 39(B) above, if Landlord is subjected to
cost increases in the construction of Building 4 due to:

                  (i) E.E. Reed not agreeing before the commencement of
         construction to honor its existing fixed price contract in the amount
         of $1,215,000 to build Building 4 after reasonable good faith efforts
         by Landlord to require it to do so;

                  (ii) the prime interest rate increasing (as reflected in the
         Wall Street Journal, southwest edition) over the construction period
         interest rate of 8.5% previously used in determining the total shell
         coat of Building 4 between the dates of construction draws on Building
         4 and the date of this Lease (the parties estimate there will be
         approximately $0.095 per square foot per year in additional costs to
         Tenant for each one percent change in the interest rate); or

                  (iii) additional governmental fees and entitlement costs
         (other than those in effect as of the date of this Lease) being
         assessed for the construction of Building 4,

then such additional costs shall be payable by Tenant as an addition to the Base
Rent described above; provided, however, that in the case of (i) and (ii), such
increases shall be passed through to Tenant at a 12% rent constant, and provided
further that if Tenant is not satisfied with any new price suggested by E.E.
Reed, Tenant may require Landlord to rebid the work that is the subject of the
contract and use an alternative bidder reasonably acceptable to Landlord. Tenant
shall be entitled from time to time upon request to receive copies of
documentation from Landlord as may be necessary in Tenant's reasonable judgment
to support and evidence such additional costs. After Tenant delivers its notice
of exercise of its option for the Option Space, Landlord shall notify Tenant in
writing of the total cost increases associated with (i), (ii) and (iii) above.
Upon receipt of Landlord's cost increases, Tenant may for a period of fourteen
(14) days elect by written notice to Landlord to terminate its option for the
Option Space (in which case Tenant shall not owe Landlord any additional sums).

                                                                         Initial
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<PAGE>   11
         40. RENEWAL OPTION.

         (A) Provided that as of the time of the giving of the Extension Notice
and the Commencement Date of the Extension Term, (x) Tenant is the Tenant
originally named herein (except for short-term subtenants related to Tenant's
business purpose and affiliates of Tenant), (y) Tenant actually occupies all of
the Premises initially demised under this Lease and any space added to the
Premises (except for short-term subtenants related to Tenant's business purpose
and affiliates of Tenant, and except for vacancies permitted pursuant to
Subsection 23(iv) hereof), and (z) no Monetary Default exists or would exist but
for the passage of time or the giving of notice, or both; then Tenant shall have
the right to extend the Lease Term (at Tenant's election for all or any part of
the original Premises and additional space acquired pursuant to Sections 39, 42
and 43 hereof, provided that the configuration of space to be leased during the
renewal term shall not be in less than 44,000 square foot increments, and shall
not leave any space remaining that is not of a configuration to be commercially
marketable, as reasonably determined by Landlord) for an additional term of 5
years (such additional term is hereinafter called the "Extension Term")
commencing on the day following the expiration of the Lease Term (hereinafter
referred to as the "Commencement Date of the Extension Term"). Tenant shall give
Landlord notice (hereinafter called the "Extension Notice") of its election to
extend the term of the Lease Term at least 6 months prior to the scheduled
expiration date of the Lease Term.

         (B) The Base Rent payable by Tenant to Landlord during the Extension
Term shall be $5.83 per square foot per year.

         (C) The determination of Base Rent does not reduce the Tenant's
obligation to pay or reimburse Landlord for operating expenses and other
reimbursable items as set forth in the Lease, and Tenant shall reimburse and pay
Landlord as set forth in the Lease with respect to such operating expenses and
other items with respect to the Premises during the Extension Term pursuant to
the same cap on such expenses set forth in the Lease, provided that in the first
year of the Renewal Term the cap will be readjusted based on actual expenses for
the first year of the Renewal Term.

         (D) Except for the Base Rent as determined above, Tenant's occupancy of
the Premises during the Extension Term shall be on the same terms and conditions
as are in effect immediately prior to the expiration of the initial Lease Term;
provided, however, Tenant shall have no further right to any allowances, credits
or abatements or any options to contract, renew or extend the Lease, except that
the options afforded Tenant in Sections 42 and 43 will still be in effect during
the Extension Term.

         (E) If Tenant does not give the Extension Notice within the period set
forth in paragraph (A) above, Tenant's right to extend the Lease Term shall
automatically terminate. Time is of the essence as to the giving of the
Extension Notice.

         (F) Landlord shall have no obligation to refurbish or otherwise improve
the Premises for the Extension Term. The Premises shall be tendered on the
Commencement Date of the Extension Term in "as-is" condition.

         (G) If the Lease is extended for the Extension Term, then Landlord
shall prepare and Tenant shall execute an amendment to the Lease confirming the
extension of the Lease Term and the other provisions applicable thereto (the
"Amendment").

         (H) If Tenant exercises its right to extend the term of the Lease for
the Extension Term, the term "Lease Term" as used in the Lease, shall be
construed to include, when practicable, the Extension Term except as provided in
(D) above.

         41. CANCELLATION OPTION.

         Provided no Monetary Default shall then exist and no condition shall
then exist which with the passage of time or giving of notice, or both, would
constitute a Monetary Default, Tenant shall have the right at any time after
four (4) years from the Commencement Date (the "Cancellation Date") to send
Landlord written notice that Tenant has elected to terminate this Lease with
respect to up to 44,000 square feet designated by Tenant effective six months
thereafter.

         Tenant shall have the right, every six months (upon six months prior
written notice to Landlord), to terminate remaining portions of the space
covered by this Lease (provided that each block of space so terminated is not
less than 44,000 square feet and of a configuration so as to be commercially
marketable, as reasonably determined by Landlord) until all the space subject to
this Lease has been terminated from this Lease. In addition, Tenant shall have
the right, at any time after six (6) months after the Cancellation Date to
notify Landlord that it desires to terminate the lease with respect to one-half
of the Premises as designated by Tenant six months thereafter and one-half of
the Premises twelve months thereafter.

         If Tenant elects to terminate this Lease pursuant to the immediately
preceding paragraphs, the effectiveness of such termination (or terminations)
shall be conditioned upon Tenant paying to Landlord an amount equal to the
unamortized portion of $10 per square foot of the space to be terminated,
amortized over the 10 year term of the Lease at an interest rate of 10.5%,
contemporaneously with Tenant's delivery of a Termination Notice to Landlord. In
the event this Cancellation Option is exercised as to the Option Space, the
amortization term will be adjusted to reflect the actual term of the Lease as to
the Option Space. In the event this Cancellation Option is applied to space
acquired pursuant to Sections 42 or 43, the amortization term and tenant finish
numbers will be adjusted to their actual amounts. In addition, as part of the
termination fee, Tenant shall pay to Landlord, contemporaneously with Tenant's
delivery of a Termination Notice to Landlord, the unamortized portion (at a rate
of 10.5% per year for the remaining term of the Lease) of Landlord's costs
incurred in connection with the improvements of the parking lot as set forth on
Exhibit B attached hereto (which shall in no event exceed $50,000.00).

         Notwithstanding anything else herein to the contrary, space acquired
pursuant to the provisions of Sections 39, 42 and 43 hereof cannot be terminated
until three years after it becomes part of the Premises. Landlord will be
entitled to the access rights provided in Section 19 (subject to the conditions
set forth therein) to show the portion of the Premises to be terminated to
prospective tenants upon receipt of a termination notice as to such space.

         42. RIGHT OF FIRST OFFER.

         (A) "Offered Space" shall mean all or any part of the 88,000 square
feet of space in Building 4 described on Exhibit A attached hereto.

         (B) Provided that as of the date of the giving of Landlord's Notice,
(x) Tenant is the Tenant originally named herein (except for short-term
subtenants related to Tenant's business purpose and affiliates of Tenant), (y)
Tenant actually occupies all of the Premises originally demised under this Lease
and any premises added to the Premises (except for short-term subtenants related
to Tenant's business purpose and affiliates of Tenant, and except for vacancies
permitted pursuant to Subsection 23(iv) hereof), and (z) no Monetary Default or
event which but

                                                            Initial
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                                      -11-

<PAGE>   12

for the passage of time or the giving of notice, or both, would constitute a
Monetary Default has occurred and is continuing, if at any time during the term
of this Lease and the Extension Term any lease for any portion of the Offered
Space shall terminate or the space should otherwise become available, Landlord
shall first offer to Tenant the right to include any space that comes available
within the Offered Space as part of the Premises upon all the terms and
conditions of this Lease, except the Base Rent and finish out allowance will be
as then proposed by Landlord to lease the Offered Space, and except that there
will be no caps on increases in Operating Expenses and other reimbursable items
under the Lease.

         (C) Such offer shall be made by Landlord to Tenant in a written notice
(hereinafter called the "Offer Notice") which offer shall designate the space
being offered and shall specify the terms for such Offered Space. Tenant may
accept the offer set forth in the Offer Notice by delivering to Landlord an
unconditional acceptance (hereinafter called "Tenant's Notice") of such offer
within 10 business days after delivery by Landlord of the Offer Notice to
Tenant. Time shall be of the essence with respect to the giving of Tenant's
Notice. If Tenant does not accept (or fails to timely accept) an offer made by
Landlord pursuant to the provisions of this Section with respect to the Offered
Space designated in the Offer Notice, Landlord shall be under no further
obligation with respect to such Offered Space, except that if Landlord desires
to lease the Offered Space pursuant to economic terms that vary in any respect
by ten percent (10%) from that contained in the Offer Notice, Landlord must
first give Tenant the right to lease the Offered Space on the revised terms and
conditions pursuant to the terms of this Section.

         (D) Tenant must accept all Offered Space offered by Landlord at any one
time if it desires to accept any of such Offered Space and may not exercise its
right with respect to only part of such space.

         (E) The rights afforded in this Section shall be in addition to and not
in lieu of the rights afforded Tenant in Section 39 hereof.

         43. ADDITIONAL RIGHT OF FIRST OFFER. Subject only to existing rights of
other current tenants in Southpark Corporate Center, Tenant shall have a right
of first offer during the term of the Lease and the Extension Term, on any space
owned by Landlord in Southpark Corporate Center containing more than 15,000
square feet. All other provisions of Section 42 shall apply to this Additional
Right of First Offer. A schedule showing all existing tenants in Southpark
Corporate Center and their square footage under lease is attached hereto as
Exhibit H.

         IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of
the day and year first above written.

TENANT:                                        LANDLORD:

CRYSTAL SEMICONDUCTOR CORPORATION              SECURITY CAPITAL INDUSTRIAL TRUST

By: /s/ JAMES H. CLARDY                        By: /s/ ROBERT J. WATSON
   ------------------------------                 ------------------------------
Name:  James H. Clardy                         Name: Robert J. Watson
Title: President                                    ----------------------------
                                               Title: Managing Director
                                                     ---------------------------

CIRRUS LOGIC, INC.
                                              Address:

By: /s/ JAMES H. CLARDY                       14100 E. 35th Place
   ------------------------------             ---------------------------------
Name:  James H. Clardy                        Aurora, CO 80011
Title: Corporate Officer                      ---------------------------------

                                              ---------------------------------

Address:

4210 S. Industrial Drive
Austin, Texas 78744

                                      -12-
<PAGE>   13

                       THIRD AMENDMENT TO LEASE AGREEMENT

         THIS THIRD AMENDMENT TO LEASE AGREEMENT (this "Third Amendment") is
made and entered into effective as of the 20 day of December, 1996, by and
between SECURITY CAPITAL INDUSTRIAL TRUST ("Landlord"), and CRYSTAL
SEMICONDUCTOR CORPORATION and CIRRUS LOGIC, INC. (together, the "Tenant").

                                   WITNESSETH:

         WHEREAS, Landlord and Tenant have heretofore made and entered into that
certain Lease Agreement, dated as of the 31st day of March, 1995 (the "Original
Lease"), as amended by that certain First Amendment to Lease Agreement dated
August 16, 1995 (the "First Amendment"), that certain Letter Agreement dated
September 29, 1995 ("Letter Agreement"), and that certain Second Amendment to
Lease Agreement dated February 28, 1996 (the "Second Amendment") (subsequent
references to the "Lease" shall mean and refer to the Original Lease, as amended
by the First Amendment, Letter Agreement and Second Amendment), pursuant to
which Tenant currently leases from Landlord Southpark Corporate Center 3,
consisting of 88,000 square feet (the "Existing Premises"), and has agreed to
lease from Landlord Southpark Corporate Center 4, consisting of 88,000 square
feet (the "Option Space"), for a total area of approximately 176,000 square feet
of space (collectively, the "Premises") in a project known as Southpark
Corporate Center (the "Project"), situated in Austin, Texas, said Premises being
depicted on Exhibit A attached to the Lease;

         WHEREAS, Landlord and Tenant desire to establish the Option Space
Commencement Date (as defined in the Second Amendment) as January 1, 1997; and

         WHEREAS, Landlord and Tenant desire to amend the Lease on the terms and
conditions set forth below;

         NOW THEREFORE, for and in consideration of the sum of Ten and No/100
Dollars ($10.00) each to the other in hand paid, the mutual covenants and
agreements of the Lease and this Third Amendment, and other good and valuable
considerations, the receipt and sufficiency of which are hereby acknowledged,
Landlord and Tenant hereby agree as follows:

         1. Except as otherwise specifically provided for herein, all defined
terms used in this Third Amendment shall have the same respective meanings as
are provided for such defined terms in the Lease.

         2. The Option Space Commencement Date is hereby stipulated to be
January 1, 1997. Subparagraph 39(E) of the Original Lease is hereby deleted.
From and after January 1, 1997, (i) all references in the Lease to the
"Premises" shall mean, refer to and include the Existing Premises and the Option
Space, (ii) Tenant's Proportionate Share of Corporate Center 3 shall be 100%,
Tenant's Proportionate Share of Corporate Center 4 shall be 100%, and Tenant's
Proportionate Share of the Project shall be 100%.

         3. The monthly Base Rent for the Option Space shall be as follows:

            Option Space Commencement Date
            (1/1/97) until the last day of the 60th
            full calendar month following the
            Commencement Date of the Lease (9/30/00)            $46,704.45

            First day of the 61st full
            calendar month following the
            Commencement Date of the Lease
            (10/1/00) until the last day of the 120th
            calendar month following the
            Commencement Date of the Lease (9/30/05)            $46,273.33

         4. Landlord shall, at its sole expense, promptly commence and
diligently pursue to completion the construction of the parking lot depicted on
Exhibit B attached hereto (the "Remote Parking Lot"), so as to prevent the
expiration of the existing building permit and site plan for such construction.

         5. (A) Upon written notice from Tenant, Landlord agrees to furnish or
perform at Landlord's sole cost and expense (to the extent of the hereinbelow
referenced Allowance) those items of construction and those improvements
(collectively, the "Corporate Center 4 Tenant Improvements") specified below:

            See Exhibit C attached hereto.

            Landlord has agreed to provide Tenant with a finish-out allowance
of $15.00 per square foot for the Corporate Center 4 Tenant Improvements
($1,320,000.00; the "Allowance"). Landlord will have the cost of the Corporate
Center 4 Tenant Improvements bid by a minimum of three (3) contractors and
present the bids for Tenant's approval. All costs of construction of the
Corporate Center 4 Tenant Improvements in excess of the

<PAGE>   14

Allowance, as reflected by the bid approved by Tenant, shall be borne by Tenant,
and the amount of such costs in excess of the Allowance shall be paid by Tenant
to Landlord prior to commencement of construction. After Tenant's approval of
the bid, Landlord will be responsible for any cost overruns which are not caused
by Tenant changes to the plans and specifications. However, if Tenant shall
desire any further changes from the plans and specifications listed on Exhibit C
hereto (after the approved bid is obtained), Tenant shall so advise Landlord in
writing and Landlord shall reasonably determine whether such changes can be made
in a reasonable and feasible manner. Any and all costs of reviewing any
requested changes, and any and all costs of making any changes to the Corporate
Center 4 Tenant Improvements which Tenant may request and to which Landlord may
agree to shall be at Tenant's sole cost and expense and shall be paid to
Landlord upon demand and before execution of the change order.

            (B) Upon completion of the construction bid process and issuance of
a building permit for the Corporate Center 4 Tenant Improvements, and after
Tenant has paid to Landlord the costs of construction of the improvements in
excess of the Allowance, if any, Landlord shall proceed with and complete the
construction of the Corporate Center 4 Tenant Improvements within 120 days
thereafter, subject to the occurrence of events of Force Majeure (as defined in
the Lease). Landlord shall perform the construction of the Corporate Center 4
Tenant Improvements in a good and workmanlike manner and in conformance with
applicable governmental ordinances, statutes, codes and regulations. As soon as
such improvements have been substantially completed, Landlord shall notify
Tenant in writing of the date that the Corporate Center 4 Improvements were
substantially completed; and if the Corporate Center 4 Tenant Improvements have
not been substantially completed within 120 days following the date on which the
building permit was issued for such improvements (or such later date on which
Tenant has paid to Landlord the amount of the construction costs in excess of
the Allowance), as such date may be extended by Force Majeure, then the Base
Rent payable for the Option Space, as set forth in Paragraph 3 of this Third
Amendment, shall be abated from the date on which such improvements should have
been substantially completed until the date on which the construction of such
Corporate Center 4 Tenant Improvements has been substantially completed. The
Corporate Center 4 Tenant Improvements shall be deemed substantially completed
when, in the reasonable opinion of the construction manager (whether an employee
or agent of Landlord or a third party construction manager) ("Construction
Manager"), (i) such improvements have been completed in good and satisfactory
condition, subject only to completion of punch list items which do not prevent
the utilization of the Option Space for the purposes for which they were
intended in any material way (and which can be completed within 30 days), and
(ii) Landlord has received a satisfactory temporary or final certificate of
occupancy and all necessary permits for the occupation of the Option Space. If
Tenant disputes the Construction Manager's determination of the date of
substantial completion, then the parties agree that the date of substantial
completion shall be the date a temporary or final certificate of occupancy is
issued by the City of Austin.

            (C) Subject to applicable ordinances and building codes governing
Tenant's right to occupy or perform in the Option Space, Tenant shall be allowed
to install its machinery, equipment, fixtures, or other personal property on the
Option Space during the final stages of completion of construction provided that
Tenant does not thereby unreasonably interfere with the completion of
construction or occasion any labor dispute as a result of such installations,
and provided further that Tenant does hereby agree to assume all risk of loss or
damage to such machinery, equipment, fixtures, and other personal property and
to indemnify, defend and hold Landlord harmless from any loss or damage to such
property, and all liability, loss, or damage arising from any injury to the
project or the property of Landlord, its contractors, subcontractors, or
materialmen, and any death or personal injury to any person or persons arising
out of such installations. Delay in putting Tenant in possession of the Option
Space which is the result of a Force Majeure event shall not serve to extend the
term of the Lease or to make Landlord liable for any damages arising therefrom.

            (D) Except for incomplete punch list items and latent defects,
Tenant upon the substantial completion of the Corporate Center 4 Tenant
Improvements shall have and hold the Option Space as the same shall then be
without any liability or obligation on the part of Landlord for making any
further alterations or improvements of any kind in or about the Option Space.

         6. If Tenant, in accordance with any cancellation rights it may have
under Paragraph 41 of the Lease, terminates all or a portion of the space in
Southpark Corporate Center 4 prior to September 30, 2000, then in addition to
any amounts owed by Tenant in accordance with Paragraph 41, for each such
termination of space Tenant shall also pay to Landlord an amount calculated in
accordance with the following formula:

<TABLE>
<CAPTION>
<S>                                                 <C>                              <C>
         Number of days between the date of
         such termination and October 1, 2000   X   Amount of space terminated   X   $4,977.78
         ------------------------------------       --------------------------
                          30                                   88,000
</TABLE>

         The provisions of this Paragraph 6 are intended to supersede in their
entirety (and are not cumulative of) the provisions of Paragraph 8 of the Second
Amendment.

         7. Exhibits A, B and C attached to this Third Amendment are made a part
hereof for all purposes.

         8. Except as modified herein, the Lease and all of the terms and
conditions thereof, shall remain in full force and effect. In the event of any
conflict between the terms and provisions of the Lease and the terms and
provisions of this Third Amendment, the terms and provisions of this Third
Amendment shall supersede and control.

                                       2
<PAGE>   15

This Third Amendment shall be construed under and enforceable in accordance with
the laws of the State of Texas; and shall be binding upon and inure to the
benefit of Landlord and Tenant and their respective successors and permitted
assigns under the Lease (subject to the provisions of Paragraph 17 of the
Lease).

         9. Any obligation or liability whatsoever of Security Capital
Industrial Trust, a Maryland real estate investment trust, which may arise at
any time under the Lease or this Third Amendment, or any obligation or liability
which may be incurred by it pursuant to any other instrument, transaction or
undertaking contemplated hereby, shall not be personally binding upon, nor shall
resort for the enforcement thereof be had to the property of, its trustees,
directors, shareholders, officers, employees, or agents regardless of whether
such obligation or liability is in the nature of contract, tort or otherwise.

         IN WITNESS WHEREOF, the parties hereto have executed this Third
Amendment to be effective as of the day and year first above written.

CRYSTAL SEMICONDUCTOR                      SECURITY CAPITAL INDUSTRIAL TRUST
CORPORATION

By: /s/ CLYDE R. WALLIN                    By: /s/ STEVEN K. MEYER
    ---------------------------------          ---------------------------------
Name: Clyde R. Wallin                      Name: Steven K. Meyer
      -------------------------------            -------------------------------
Title: VP Finance                          Title: Senior Vice President
       ------------------------------             ------------------------------
                                                                      "Landlord"

CIRRUS LOGIC, INC.

By: /s/ JAMES H. CLARDY
    ---------------------------------
Name: James H. Clardy
      -------------------------------
Title: Corporate Officer
       ------------------------------
                             "Tenant"

                                       3<PAGE>   1
                                                                    EXHIBIT 10.9

                           COMMERCIAL LEASE AGREEMENT

                                     BETWEEN

                AMERICAN INDUSTRIAL PROPERTIES REIT, as Landlord

                                       AND

                          CIRRUS LOGIC, INC., as Tenant

                            Dated: September 15, 1999

COMMERCIAL LEASE AGREEMENT PAGE 1
CIRRUS LOGIC

<PAGE>   2

                                TABLE OF CONTENTS

<TABLE>
<S>                                                                         <C>
ARTICLE 1 - BASIC LEASE PROVISIONS                                           3
ARTICLE 2 - TERM AND POSSESSION                                              4
ARTICLE 3 - RENT                                                             6
ARTICLE 4 - SECURITY DEPOSIT                                                 8
ARTICLE 5 - OCCUPANCY AND USE                                                8
ARTICLE 6 - UTILITIES AND SERVICES                                          10
ARTICLE 7 - MAINTENANCE, REPAIRS, ALTERATIONS AND IMPROVEMENTS              11
ARTICLE 8 - INSURANCE, FIRE AND CASUALTY                                    13
ARTICLE 9 - CONDEMNATION                                                    16
ARTICLE 10 - LIENS                                                          16
ARTICLE 11 - TAXES ON TENANT'S PROPERTY                                     17
ARTICLE 12 - SUBLETTING AND ASSIGNING                                       17
ARTICLE 13 - SUBORDINATION AND TENANT'S ESTOPPEL CERTIFICATE                18
ARTICLE 14 - DEFAULT                                                        19
ARTICLE 15 - NOTICES                                                        22
ARTICLE 16 - MISCELLANEOUS PROVISIONS                                       22
</TABLE>

                               EXHIBITS AND RIDERS

Exhibit A      Site Plan of Premises
Exhibit B      Acceptance of Premises Memorandum
Exhibit C      Rules and Regulations
Exhibit D      Work Letter

Addendum Y Check, if applicable

Rider 1        Renewal Option

COMMERCIAL LEASE AGREEMENT PAGE 2
CIRRUS LOGIC
<PAGE>   3

                           COMMERCIAL LEASE AGREEMENT

This Commercial Lease Agreement (hereinafter called this "Lease") is made this
15th day of September, 1999 between AMERICAN INDUSTRIAL PROPERTIES REIT,
(hereinafter called "Landlord"), and CIRRUS LOGIC, INC., a Delaware corporation
(hereinafter called "Tenant").

ARTICLE 1
BASIC LEASE PROVISIONS AND DEFINITIONS

1.  Building:

        a. Name: South East Commercial Center
           Address: 4120 Commercial Center Dr. Austin, Texas 78760
        b. Intentionally Omitted
        c. Agreed Rentable Area: 34,514 square feet.

2.  Premises:

        a. Suite #: 400
        b. Agreed Rentable Area: 18,056 square feet.

3. Term: Twenty-four months and fifteen days.

4.  Commencement Date: September 15, 1999.

5.  Expiration Date: September 30, 2001.

6.  Base Rent:

RENTAL PERIOD

<TABLE>
<S>                                        <C>
Commencement Date to September 30, 2000    $0.63 per square foot per month, or $11,375.28 per month
October 1, 2000 to September 30, 2001      $0.68 per square foot per month or $12,278.08 per month
</TABLE>

7.  Additional Rent -- Operating Expenses and Taxes:
    Tenant shall pay its pro rata share, which is defined as 52.32%, of
    Operating Expenses and Real Estate Taxes. For the initial term of this
    Lease, Operating Expenses, excluding management fees and insurance, shall
    not exceed $1.44 per square foot annually. Tenant shall pay as separate line
    items (1) management fees which shall not exceed 3% (three percent) of Rent
    (as defined below), (2) Building utilities, and (3) Building insurance for
    each of the latter of which Tenant shall pay its Pro Rata Share in full.
    Real Estate Taxes shall not be limited and Tenant shall pay in full its Pro
    Rata Share of all Real Estate Taxes due.

The following chart is provided as an estimate of Tenant's initial monthly
payment broken down into its components. This chart, however, does not supersede
the specific provisions contained elsewhere in this Lease.

<TABLE>
<S>                                                    <C>
Initial Monthly Base Rent                              $ 11,375.28
Initial Monthly Estimated Operating Expense Escrow     $  2,166.72
Initial Monthly Estimated Management Fees              $    541.68
Initial Monthly Estimated Building Insurance           $    150.47
Initial Monthly Estimated Real Estate Tax Escrow       $  2,166.72
                                                       -----------
Total Initial Monthly Payment                          $ 16,400.87
</TABLE>

8.  Security Deposit: $-0-.

9.  Permitted Use: Administrative offices, warehouse, and storage.

10. Landlord's Broker: USAA Realty Company.
Landlord's Broker is represented by: Paul C. Joseph, Jr.

11. Tenant's Broker: NIA/Commercial Industrial Properties
Tenant's Broker is represented by: Royce Lacey and Alan K. Lacey.

12. Payments: All payments shall be sent to Landlord in care of USAA Realty
Company, ("Property Manager") at the address below, or such other place as
Landlord may designate from time to time.

13. (Intentionally Deleted)

14. Notices: Addresses for notices due under this Lease:

COMMERCIAL LEASE AGREEMENT PAGE 3
CIRRUS LOGIC

<PAGE>   4

LANDLORD

c/o American Industrial Properties REIT
6210 North Beltline, Suite 170
Irving, TX 75063-2656
Attention: Mr. Joe Akers
Office: (972) 756-6000
Fax: (972) 756-0704

Senior Property Manager:
Paula Boyd
USAA Realty Company
11044 Research Blvd.
Bldg. A, Suite A-200
Office: (512) 346-5232
Fax: (512) 345-1028

TENANT

Cirrus Logic, Inc.
3100 W. Warren Avenue, MS510
Fremont, CA 94538
Attention: Patricia Clark
Office: (510) 624-7164
Fax: (510) 624-7290

                                    ARTICLE 2
                               TERM AND POSSESSION

SECTION 2.1 LEASE OF PREMISES, COMMENCEMENT AND EXPIRATION:

         2.1.1 Lease of Premises: In consideration of the mutual covenants
herein, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord,
subject to all the terms and conditions of this Lease, the portion of the
Building (as described in Item 1 of Article 1) described as the Premises in Item
2 of Article 1 and that is more particularly described by the crosshatched area
on Exhibit A attached hereto (hereinafter called the "Premises"). The agreed
rentable area of the Premises is hereby stipulated to be the "Agreed Rentable
Area" of the Premises set forth in Item 2b of Article 1, irrespective of whether
the same should be more or less. The agreed rentable area of the Building is
hereby stipulated to be the "Agreed Rentable Area" of the Building set forth in
Item 1c of Article 1, irrespective of whether the same should be more or less.
The Building, the land on which the Building is situated and all improvements
and appurtenances to the Building and the land are referred to collectively
herein as the "Property".

         2.1.2 Initial Term and Commencement: The initial term of this Lease
shall be the period of time specified in Item 3 of Article 1. The initial term
shall commence on the Commencement Date (herein so called) set forth in Item 4
of Article 1 and, unless sooner terminated pursuant to the terms of this Lease,
the initial term of this Lease shall expire, without notice to Tenant, on the
Expiration Date (herein so called) set forth in Item 5 of Article 1 (as such
Commencement Date and/or Expiration Date may be adjusted pursuant to Exhibit B
attached hereto). Notwithstanding anything to the contrary contained herein, the
Lease will expire in the last day of the last month of the Term.

SECTION 2.2 INSPECTION AND DELIVERY OF PREMISES, CONSTRUCTION OF LEASE SPACE
IMPROVEMENTS AND POSSESSION:

         2.2.1 Delivery and Completion: TENANT HEREBY ACKNOWLEDGES THAT TENANT
HAS INSPECTED THE COMMON AREA (AS HEREINAFTER DEFINED) AND THE PREMISES, AND
HEREBY ACCEPTS THE COMMON AREA IN "AS IS" CONDITION FOR ALL PURPOSES.

COMMERCIAL LEASE AGREEMENT PAGE 4
CIRRUS LOGIC
<PAGE>   5
 TENANT ALSO HEREBY ACCEPTS THE PREMISES FOR ALL PURPOSES (INCLUDING THE
SUITABILITY OF THE PREMISES FOR THE PERMITTED USE). Tenant will perform or cause
to be performed the work and/or construction of Tenant's Improvements (as
defined in the Work Letter attached hereto as Exhibit D) in accordance with the
terms of the Work Letter. The Premises shall be delivered to Tenant upon this
Lease being signed by all parties. Landlord will, permit the Tenant to have
access to the Premises prior to the Commencement Date. Any such occupancy will
not affect the Commencement Date; however, such occupancy will be subject to all
other provisions of this Lease, including without limitation the indemnity
provisions set forth in Section 8.5.1. hereof.

         2.2.2 Common Area: "Common Areas" will mean all areas, spaces,
facilities, and equipment (whether or not located within the Building) made
available by Landlord for the common and joint use of Landlord, Tenant and
others designated by Landlord using or occupying space in the Building or at the
Property, as applicable, to the extent same are not expressly made a part of the
Premises, and are made available for use of all tenants in the Building. Tenant
is hereby granted a nonexclusive right to use the Common Areas during the term
of this Lease for its intended purposes, in common with others designated by
Landlord, subject to the terms and conditions of this Lease, including, without
limitation, the Rules and Regulations, as defined in Exhibit C. The Common Areas
will be at all times under the exclusive control, management and operation of
the Landlord.

         2.2.3 Acceptance of Premises Memorandum: Tenant shall execute the
Acceptance of Premises Memorandum (herein so called) attached hereto as Exhibit
B simultaneous with the execution of this Lease. If Tenant occupies the Premises
without executing an Acceptance of Premises Memorandum, Tenant shall be deemed
to have accepted the Premises for all purposes.

SECTION 2.3 REDELIVERY OF THE PREMISES: Upon the expiration or earlier
termination of this Lease, or upon the exercise by Landlord of its right to
re-enter the Premises without terminating this Lease, Tenant shall immediately
deliver to Landlord the Premises in a safe, "broom clean", neat, sanitary and
operational condition, normal wear and tear excepted, together with all keys and
parking and access cards. Tenant shall, by the Expiration Date or, the date this
Lease is earlier terminated in accordance with the terms hereof, remove from the
Premises, at the sole expense of Tenant: (i) unless Landlord is asserting its
lien rights therein, any equipment, machinery, trade fixtures and personally
installed or placed in the Premises by or on behalf of Tenant and (ii) if
requested by Landlord, all or any part of the improvements made to the Premises
by or on behalf of Tenant except the improvements shown on Exhibit D and
improvements Landlord agreed to retain in accordance with Section 7.3.3. All
removals described above shall be accomplished in a good and workmanlike manner
so as not to damage the Premises or the primary structure or structural
qualities of the Building or the plumbing, electrical lines or other utilities.
Tenant shall, at its expense, promptly repair any damage caused by such removal,
provided that in the case of improvements that Tenant is required to remove,
Tenant shall restore the Premises to the condition existing prior to the
installation of such improvements. If Tenant fails to deliver the Premises in
the condition aforesaid, then Landlord may restore the Premises to such a
condition at Tenant's expense. All property required to be removed pursuant to
this Section not removed within time period required hereunder shall thereupon
be conclusively presumed to have been abandoned by Tenant and Landlord may, at
its option, take over possession of such property and either (a) declare the
same to be the property of Landlord or (b) at the sole cost and expense of
Tenant, remove and store and/or dispose of the same or any part thereof in any
manner that Landlord shall choose without incurring liability to Tenant or any
other person.

SECTION 2.4 HOLDING OVER: In the event Tenant, or any party under Tenant
claiming rights to this Lease, retains possession of the Premises after the
expiration or earlier termination of this Lease, such possession shall
constitute and be construed as a tenancy at will only, subject however, to all
of the terms, provisions, covenants and agreements on the part of Tenant
hereunder; such parties shall be subject to immediate eviction and removal, and
Tenant or any such party covenants and agrees to pay Landlord as rent for the
period of such holdover an amount equal to 1.50 times the Base Rent and
Additional Rent (as hereinafter defined) in effect immediately preceding
expiration or termination, as applicable, prorated on a daily basis. Tenant
covenants and agrees to also pay any and all damages sustained by Landlord as a
result of such holdover not approved by Landlord. The rent during such holdover
period shall be payable to Landlord from time to time on demand; provided,
however, if no demand is made during a particular month, holdover rent accruing
during such month shall be paid in accordance with the provisions of Section
3.1.

COMMERCIAL LEASE AGREEMENT PAGE 5
CIRRUS LOGIC
<PAGE>   6

Tenant will vacate the Premises and deliver same to Landlord immediately upon
Tenant's receipt of notice from Landlord to so vacate. No holding over by
Tenant, whether with or without consent of Landlord, shall operate to extend the
term of this Lease. No payments of money by Tenant to Landlord after the
expiration or earlier termination of this Lease shall reinstate, continue or
extend the term of this Lease. No payments of money by Tenant, other than the
holdover rent accruing during such holdover period paid in accordance with the
provisions of this Section 2.4, to Landlord after the expiration or earlier
termination of this Lease shall constitute full payment of rent under the terms
of this Lease. Tenant further agrees that any such payment(s) of the Base Rent
and Additional Rents at an amount less than the holdover rent accruing in
accordance with the provisions of this Section 2.4, to Landlord shall constitute
a default and breach of this Lease by Tenant pursuant to Article 14 herein. No
extension of this Lease after the expiration or earlier termination thereof
shall be valid unless and until the same shall be evidenced by a writing signed
by both Landlord and Tenant.

                                    ARTICLE 3
                                      RENT

SECTION 3.1 BASE RENT: Tenant shall pay as rent for the Premises the applicable
Base Rent shown in Item 6 of Article 1. The Base Rent shall be payable in
monthly installments equal to the applicable Base Rent shown in Item 6 of
Article 1 in advance, without notice, demand, offset or deduction. The required
monthly installments shall commence on the Commencement Date and shall continue
on the first (1st) day of each calendar month thereafter until the Expiration
Date. Payments made within five (5) days of the due date will be deemed timely.
If the Commencement Date is specified to occur or otherwise occurs on a day
other than the first day of a calendar month, the Base Rent for such partial
month shall be prorated.

SECTION 3.2 ADDITIONAL RENT:

         3.2.1 Definitions: For purposes of this Lease, the following
definitions shall apply:

     (a) "Additional Rent", for a particular year, shall equal the product of
     Tenant's Pro Rata Share Percentage (as set forth in Item 7 of Article 1),
     multiplied by the sum of all Operating Expenses for the applicable calendar
     year plus the Real Estate Taxes for the applicable calendar year.

     (b) "Operating Expenses" shall mean (without duplication of any costs and
     expenses of which Tenant is responsible under Section 6.1 or subsection
     7.2.1 below) (i) all of the costs and expenses Landlord incurs, pays or
     becomes obligated to pay in connection with operating, managing,
     maintaining, repairing and insuring the Property for a particular calendar
     year or portion thereof as determined by Landlord in accordance with
     generally accepted accounting practices, (ii) wages, salaries, employee
     benefits and taxes for personnel working full or part-time in connection
     with the operation, maintenance and management of the Building and the
     Common Areas, (iii) the cost of any capital improvement made to the
     Building by Landlord after the date of this Lease that is required under
     any governmental law or regulation, together with an amount equal to
     interest at the rate of ten percent (10%) per annum (the "Amortization
     Rate") on the unamortized balance thereof, (iv) the cost of any capital
     improvement made to the Common Areas of the Building after the date of this
     Lease that is required under the interpretations or regulations issued from
     time to time under the provisions of the Americans With Disabilities Act of
     1990, 42 U.S.C. Section 120101-12213 or comparable laws of the State and
     local agencies in which the Property is located (collectively, the
     "Disability Acts"), amortized over such period as Landlord shall reasonably
     determine, together with an amount equal to interest at the Amortization
     Rate on the unamortized balance thereof, (v) the cost of any labor-saving
     or energy-saving device or other equipment installed in the Building after
     the date hereof, only to the extent that it equals the savings to Tenant in
     a given year, amortized over such period as is reasonably determined by
     Landlord, together with an amount equal to interest at the Amortization
     Rate on the unamortized balance thereof, and (vi) the charges assessed
     against the Property pursuant to any contractual covenants or recorded
     declaration of covenants or the covenants, conditions and restrictions of
     any other similar instrument affecting the Property. Operating Expenses
     shall not include Real Estate Taxes (hereinafter defined).

     (c) "Real Estate Taxes" shall mean all real estate taxes and other taxes or
     assessments, which are levied with respect to the Property or any portion
     thereof for each calendar year and shall include any tax,

COMMERCIAL LEASE AGREEMENT PAGE 6
CIRRUS LOGIC
<PAGE>   7

     surcharge or assessment which shall be levied in addition to or in lieu of
     real estate taxes, the costs and expenses of a consultant, if any, and/or
     of contesting the validity or amount of such real estate or other taxes,
     and shall also include any rental, excise, sales, transaction, privileged,
     or other tax or levy, however denominated, imposed upon or measured by the
     rental payable hereunder or on Landlord's business of leasing the Premises,
     any non-progressive tax on or measured by gross rentals received from the
     rental of space in the Building, and any tax in this transaction or any
     documents to which Tenant is a party creating or transferring an interest
     in the Premises, excepting only Landlord's net income taxes (collectively,
     "Real Estate Taxes").

         3.2.2 Payment Obligation: In addition to the Base Rent specified in
this Lease, Tenant shall pay to Landlord the Additional Rent, in each calendar
year or partial calendar year, payable in monthly installments as hereinafter
provided. On or prior to the Commencement Date and at least thirty (30) days
prior to each calendar year thereafter (or as soon thereafter as is reasonably
possible), Landlord shall give Tenant written notice of Tenant's estimated
Additional Rent for the applicable calendar year and the amount of the monthly
installment due for each month during such year. Tenant shall pay to Landlord on
the Commencement Date and on the first day of each month thereafter the amount
of the applicable monthly installment, without notice, demand, offset or
deduction, provided, however, if the applicable installment covers a partial
month, then such installment shall be prorated on a daily basis. If Landlord
fails to give Tenant notice of its estimated payments of Additional Rent in
accordance with this subsection for any calendar year, then Tenant shall
continue making monthly estimated payments in accordance with the estimate for
the previous calendar year until a new estimate is provided by Landlord. If
Landlord determines that, because of unexpected increases in Operating Expenses
or other reasons, Landlord's estimate of Operating Expenses was too low, then
Landlord shall have the right to give a new statement of the estimated
Additional Rent due from Tenant for the applicable calendar year or the balance
thereof and to bill Tenant for any deficiency which may have accrued during such
calendar year or portion thereof, and Tenant shall thereafter pay monthly
installments of Additional Rent based on such new statement. Within ninety (90)
days after the expiration of each calendar year, and of the Expiration Date or
as soon thereafter as is practicable, Landlord shall prepare and deliver to
Tenant a statement showing Tenant's actual Additional Rent for the applicable
calendar year, provided that with respect to the calendar year in which the
Expiration Date occurs, (x) that calendar year shall be deemed to have commenced
on January 1 of that year and ended on the Expiration Date (the "Final Calendar
Year") and (y) Landlord shall have the right to estimate the actual Operating
Expenses allocable to the Final Calendar Year. If Tenant's total monthly
payments of Additional Rent for the applicable calendar year are less than
Tenant's actual Additional Rent, then Landlord shall credit the amount of such
overpayment to Tenant, provided, however, with respect to the Final Calendar
Year, Landlord shall pay to Tenant the amount of such excess payments, less any
additional amounts then owed to Landlord. Unless Tenant takes written exception
to any item within three (3) months after the furnishing of an annual statement,
such statement shall be considered as final and accepted by Tenant. Any amount
due Landlord as shown on any such statement shall be paid by Tenant within
twenty (20) days after it is furnished to Tenant.

SECTION 3.3 RENT DEFINED AND NO OFFSETS: The Base Rent, the Additional Rent
and all other sums required to be paid to Landlord by Tenant under this Lease,
including any sums due under the Work Letter, shall constitute rent and are
sometimes collectively referred to as "Rent". Tenant shall pay each payment of
Rent when due, without prior notice or demand therefor and without deduction or
offset.

SECTION 3.4 LATE CHARGES: If any installment of Base Monthly Rent or Additional
Rent or any other payment of Rent under this Lease shall not be paid within five
(5) days of when due, a "Late Charge" of five percent (5%) of the amount overdue
may be charged by Landlord to defray Landlord's administrative expense incident
to the handling of such overdue payments. Each Late Charge shall be payable by
Tenant on demand of Landlord. Landlord shall waive the Late Charges two (2)
times during the term of the Lease and provide Tenant with written notice and
five (5) days to cure for the two (2) times Landlord waives the Late Charge.

COMMERCIAL LEASE AGREEMENT PAGE 7
CIRRUS LOGIC
<PAGE>   8

                                    ARTICLE 4
                                SECURITY DEPOSIT

[This Section intentionally deleted]

                                    ARTICLE 5
                                OCCUPANCY AND USE

SECTION 5.1 USE OF PREMISES:

         5.1.1 General: The Premises shall, subject to the remaining provisions
of this Section, be used solely for the purpose specified in Item 9 of Article
1. Prior to commencement of any work pursuant to the Work Letter (or if no work
is to be performed pursuant to a Work Letter, then prior to Tenant's occupancy
of the Premises), Tenant shall satisfy itself and Landlord that the Permitted
Use will comply with all applicable zoning ordinances, rules and regulations.
Without in any way limiting the foregoing, Tenant shall not use any part of the
Premises for sleeping quarters, or for the generation of hazardous or toxic
chemical or materials, and will not use, occupy or permit the use or occupancy
of the Premises for any purpose which is forbidden by or in violation of any
zoning ordinance, law, rule or regulation or any other law, ordinance, or
governmental or municipal regulation, order, or certificate of occupancy, or
which may be dangerous to life, limb or property; or permit the maintenance of
any public or private nuisance; or do or permit any other thing which may
disturb the quiet enjoyment of any other tenant of the Building; or keep any
substance or carry on or permit any operation which might emit offensive odors
or conditions from the Premises; or commit, suffer or permit any waste in or
upon the Premises, or at any time sell, purchase or give away or permit the
sale, purchase or gift of food in any form by or to any of Tenant's agents or
employees or other parties in the Premises except through vending machines in
employees' lunch or rest areas within the Premises for use by Tenant's employees
only; or use an apparatus which might make undue noise or set up vibrations in
the Building; or permit anything to be done which would increase the fire and
extended coverage insurance rate on the Building or contents, and if there is
any increase in such rate by reason of acts of Tenant, then Tenant agrees to pay
such increase upon demand therefor by Landlord. Payment by Tenant of any such
rate increase shall not be a waiver of Tenant's duty to comply herewith. TENANT
SHALL INDEMNIFY AND HOLD LANDLORD HARMLESS FROM ANY AND ALL COSTS, EXPENSES
(INCLUDING REASONABLE ATTORNEYS' FEES), CLAIMS AND CAUSES OF ACTION ARISING FROM
TENANT'S FAILURE TO COMPLY WITH THIS SECTION. Outside storage, including without
limitation, storage in non-operative or stationary trucks, trailers and other
vehicles, and vehicle maintenance or repair is prohibited without Landlord's
prior written consent. Tenant shall keep the Premises neat and clean at all
times. Tenant shall promptly correct any violation of a governmental law, rule
or regulation with respect to the Premises. Tenant shall comply with any
direction of any governmental authority having jurisdiction which imposes any
duty upon Tenant or Landlord with respect to the Premises, or with respect to
the occupancy or use thereof and shall comply with all matters of record
affecting the Premises which may impose additional restrictions and/or
obligations on the Landlord or the Tenant.

         5.1.2 Hazardous and Toxic Materials:

     (a) Tenant shall not incorporate into, use, or otherwise place or dispose
     of at the Premises or in the Building or the Property any hazardous or
     toxic materials except for use and storage of cleaning and office supplies
     used in the ordinary course of Tenant's business and then only if (i) such
     materials are in small quantities, properly labeled and contained, (ii)
     such materials are handled and disposed of in accordance with the highest
     accepted industry standards for safety, storage, use and disposal, (iii)
     notice of and a copy of the current material safety data sheet is promptly
     delivered to Landlord for each such hazardous or toxic material and (iv)
     such materials are used, transported, stored, handled and disposed of in
     accordance with all applicable governmental laws, rules and regulations.
     Landlord shall have the right to periodically inspect, take samples for
     testing and otherwise investigate the Premises for the presence of
     hazardous or toxic materials. Landlord shall not knowingly dispose of at
     the Premises, in the Building or the Property any hazardous or toxic
     materials and shall otherwise deal with all hazardous or toxic materials at
     the Premises, Building or Property in a manner that will not materially and
     adversely affect Tenant's access, use or occupancy of the Premises. If
     Landlord or Tenant ever has knowledge of the presence in the Premises or
     the Building or the Property of hazardous or toxic materials which affect
     the Premises, the party having knowledge shall notify the other party
     thereof in writing promptly after obtaining such knowledge. For purposes of
     this Lease, hazardous or toxic

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     materials shall mean asbestos containing materials ("ACM") and all other
     materials, substances, wastes and chemicals classified as hazardous or
     toxic substances, materials, wastes or chemicals under then-current
     applicable governmental laws, rules or regulations or that are subject to
     any right-to-know laws or requirements.

     (b) Prior to commencement of any tenant finish work to be performed by
     Landlord, Tenant shall have the right to make such studies and
     investigations and conduct such tests and surveys of the Premises from an
     environmental standpoint as Tenant deems necessary or appropriate, subject
     to the conditions that all such studies and investigations shall be
     completed prior to the commencement of any tenant finish work to be
     performed by landlord. TENANT SHALL RESTORE THE PREMISES AND HOLD LANDLORD
     HARMLESS FROM AND INDEMNIFY LANDLORD AGAINST ALL LOSS, DAMAGES, AND CLAIMS
     RESULTING FROM OR RELATING TO TENANT'S STUDIES, TESTS AND INVESTIGATIONS.
     If such study, test, investigation or survey evidences hazardous or toxic
     materials which affect the Premises, Tenant shall have the right to
     terminate this Lease provided such right shall be exercised, if at all,
     prior to the commencement of any tenant finish work to be performed by
     Landlord and within five (5) days after Tenant receives the evidence of
     hazardous or toxic materials or if Tenant takes occupancy of the Premises
     prior to exercising such right, Tenant's right to terminate this Lease
     shall be null and void and of no further force and effect.

     (c) If Tenant or its employees, agents, contractors, invitees, or visitors
     shall ever violate the provisions of paragraph (a) of this subsection 5.1.2
     or otherwise contaminate the Premises or the Property, then Tenant shall
     clean up, remove and dispose of the material causing the violation, in
     compliance with all applicable governmental standards, laws, rules and
     regulations and then prevalent industry practice and standards and shall
     repair any damage to the Premises or the Building or the Property within
     such period of time as may be reasonable under the circumstances after
     written notice by Landlord. Tenant shall notify Landlord of its method,
     time and procedure for any clean up or removal and Landlord shall have the
     right to require reasonable changes in such method, time or procedure or to
     require the same to be done after normal business hours. Tenant's
     obligations under this subsection 5.1.2(c) shall survive the termination of
     this Lease. Tenant represents to Landlord that, except as has been
     disclosed to Landlord in writing, Tenant has never been cited for or
     convicted of any hazardous or toxic materials violations under applicable
     laws, rules or regulations.

     (d) TENANT AGREES TO DEFEND, INDEMNIFY AND HOLD HARMLESS THE LANDLORD FROM
     AND AGAINST ALL OBLIGATIONS (INCLUDING REMOVAL AND REMEDIAL ACTIONS),
     LOSSES, CLAIMS, SUITS, JUDGMENTS, LIABILITIES, PENALTIES, DAMAGES
     (INCLUDING CONSEQUENTIAL AND PUNITIVE DAMAGES), COSTS AND EXPENSES
     (INCLUDING ATTORNEYS' AND CONSULTANTS' FEES AND EXPENSES) OF ANY KIND OR
     NATURE ("COLLECTIVELY, "CLAIMS") WHATSOEVER THAT MAY AT ANY TIME BE
     INCURRED BY, IMPOSED ON OR ASSERTED AGAINST SUCH INDEMNITIES DIRECTLY OR
     INDIRECTLY BASED ON, OR ARISING OR RESULTING FROM (a) THE ACTUAL OR ALLEGED
     PRESENCE OF HAZARDOUS OR TOXIC MATERIALS ON THE PREMISES WHICH IS CAUSED OR
     PERMITTED BY TENANT, AND (b) ANY CLAIM OR CAUSE OF ACTION RELATING IN ANY
     WAY TO TENANT'S OPERATION OR USE OF THE PREMISES. TENANT WILL BE RELIEVED
     OF THE FOREGOING INDEMNIFICATION OBLIGATIONS UNLESS LANDLORD (I) NOTIFIES
     TENANT PROMPTLY IN WRITING OF SUCH CLAIM; (II) ALLOWS TENANT TO CONTROL THE
     DEFENSE AND SETTLEMENT OF ANY SUCH CLAIM; AND (III) GIVES TENANT
     INFORMATION AND ASSISTANCE WITH ANY SUCH CLAIM, AT TENANT'S EXPENSE. THE
     PROVISIONS OF THIS SECTION 5.1.2(D) SHALL SURVIVE THE EXPIRATION OR SOONER
     TERMINATION OF THIS LEASE. If Landlord notifies Tenant of any claim,
     demand, action, administrative or legal proceeding, investigation or
     allegations as to which the indemnity provided for in this Section 5.1.2(d)
     applies (a "Potential Claim"), Tenant shall assume on behalf of Landlord,
     and conduct with due diligence and in good faith, the investigation and
     defense thereof and the response thereto with counsel reasonably
     satisfactory to Landlord; provided that Tenant shall have the right to cure
     such matter that is the subject of the Potential Claim if such cure will
     not result in additional liability or loss of rights to Landlord. In the
     event that any such Potential Claim involves both Tenant and Landlord, and
     Landlord shall have reasonably concluded that there may be a

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     legal defense available to it which is inconsistent with or in addition to
     those available to Tenant, then Landlord shall have the right to select
     separate counsel to participate in the investigation and defense of and
     response to such Potential Claim on its own behalf at Tenant's expense;
     provided that Landlord promptly notifies Tenant in writing of the reasons
     for Landlord's need for separate counsel.

SECTION 5.2 RULES AND REGULATIONS: Tenant will comply with such rules and
regulations (the "Rules and Regulations") generally applying to tenants in the
Building as may be adopted from time to time by Landlord for the management,
cleanliness of, and the preservation of good order and protection of property
in, the premises and the Building and the Property. A current copy of the Rules
and Regulations applicable to the Building is attached hereto as Exhibit C. All
such Rules and Regulations are hereby made a part hereof. All changes and
amendments to the Rules and Regulations sent by Landlord to Tenant in writing
and conforming to the foregoing standards shall be carried out and observed by
Tenant. Landlord hereby reserves all rights necessary to implement and enforce
the Rules and Regulations and each and every provision of this Lease.

SECTION 5.3 ACCESS; RIGHT OF ENTRY: Without being deemed or construed as
committing an actual or constructive eviction of Tenant and without abatement of
Rent, Landlord or its authorized agents shall have the right to enter the
Premises, upon reasonable notice (except in emergency situations where no prior
notice is required), to inspect the Premises, to show the Premises to
prospective lenders, purchasers or tenants and to fulfill Landlord's obligations
or exercise its rights under this Lease; provided, however, no notice shall be
required to inspect or show the Premises within the six (6) month period prior
to expiration of this Lease. However, Landlord or its authorized agents shall be
escorted by an employee of Tenant. Tenant hereby waives any claim for damages
for any injury or inconvenience or interference with Tenant's business, any loss
of occupancy or quiet enjoyment of the Premises, and any other loss occasioned
thereby. Landlord shall have the right to use any and all means which Landlord
may deem proper to enter the Premises in an emergency without liability
therefor.

SECTION 5.4 QUIET POSSESSION: Provided Tenant timely pays Rent and observes and
performs all of the covenants, conditions and provisions on Tenant's part to be
observed and performed hereunder, Tenant shall have the quiet possession of the
Premises until the Expiration Date, subject to all of the provisions of this
Lease and all laws, encumbrances, liens and restrictive covenants to which the
Property is subject.

                                    ARTICLE 6
                             UTILITIES AND SERVICES

SECTION 6.1 UTILITIES: Except for Landlord's obligation under the last two
sentences of this Section 6.1, Tenant shall be responsible for providing all
utilities to the Premises. Without limiting the foregoing, Tenant shall heat the
Premises as necessary to prevent any freeze damage to the Premises or any
portion thereof. Tenant shall directly pay for all utilities used on the
Premises which are separately metered, and reimburse Landlord for sub-metered
utilities (if any) together with any maintenance charges for utilities. The cost
of any utilities which are not separately metered or sub-metered to the Premises
shall be an Operating Expense and charged to Tenant in accordance with Article
3. Tenant's use of electric current shall at no time exceed the capacity of the
feeders or lines to the Building or the risers or wiring installation of the
Building or the Premises. Landlord shall in no event be liable for any
interruption or failure of, and Tenant shall not be entitled to any abatement or
reduction of Rent by reason of, any interruption or failure of utilities or
other services to the Premises, nor shall any such interruption or failure in
any such utility or service be construed as an eviction (constructive or actual)
of Tenant or as a breach of the implied warranty of suitability, or relieve
Tenant from the obligation to perform any covenant or agreement herein, and in
no event shall Landlord be liable for damage to persons or property (including,
without limitation, business interruption), or in default hereunder, as a result
of any such interruption or failure. However, if any such interruption is caused
by a break or other damage to any utility lines located on the Property and
outside of the Building that are under the exclusive control of Landlord, upon
receipt of written notice of such interruption Landlord shall use reasonable
efforts to perform or cause to be performed the necessary repairs within such
time frame as may be reasonable under the circumstances in order to restore the
affected service to the Premises. In addition, if any such interruption is
caused by a break or other damage to any utility line

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located on the Property and controlled by a governmental, private or public
utility, Landlord will cooperate with such utility so that the interrupted
service is restored to the Premises as soon as is reasonably possible.

SECTION 6.2 SERVICES: Landlord shall be under no obligation to provide any
services to the Building or Premises, except that Landlord shall provide routine
maintenance and cleaning in the Common Areas and utility service lines and
hookups to the Building, landscaping and parking lot maintenance.

                                    ARTICLE 7
               MAINTENANCE, REPAIRS, ALTERATIONS AND IMPROVEMENTS

SECTION 7.1 LANDLORD'S OBLIGATION TO MAINTAIN AND REPAIR; Landlord shall
(subject to Section 8.1, Section 8.4, Article 9 and Landlord's rights under
Section 3.2, and except for ordinary wear and tear) maintain load bearing walls
and foundation and repair or replace the roof of the Building when necessary
(with the cost of roof repairs an Operating Expense, and charged to Tenant
pursuant to Section 3.2.1.(b)). Except for maintaining the structural soundness
of the load bearing walls and foundation of the Building in which the Premises
are located, Landlord shall not be required to maintain or repair any other
portion of the Premises.

SECTION 7.2 TENANT'S OBLIGATIONS TO MAINTAIN AND REPAIR:

         7.2.1 Tenant's Obligation: Subject to Sections 7.1, 8.1 and 8.4 and
Article 9, Tenant shall, at Tenant's sole cost and expense, and with Landlord's
supervision, repair and, as appropriate, replace any damage or injury done to
the Premises caused by Tenant, Tenant's agents, employees, licensees, invitees
or visitors and shall otherwise keep and maintain in good condition, appearance
and repair (including replacements), the Premises, which obligation shall
include, but not be limited to, the maintenance, repair and, as appropriate,
replacement of (a) all security, fire (including fire sprinkler), heating and
air conditioning systems and fixtures serving the Premises, (b) all plumbing,
sewage, mechanical and electrical systems and fixtures serving the Premises, (c)
all fixtures, walls, ceilings, floors, doors, overhead and dock loading doors,
windows, plate glass, skylights, lamps, fans and all other appliances and
equipment of every kind and nature located in, upon or about the Premises and
(d) the rail spur(s), if any, exclusively serving the Premises. TENANT SHALL
INDEMNIFY AND HOLD LANDLORD HARMLESS FROM ANY AND ALL COSTS, EXPENSES (INCLUDING
REASONABLE ATTORNEYS' FEES), CLAIMS AND CAUSES OF ACTION ("COLLECTIVELY,
"CLAIMS") ARISING FROM OR INCURRED BY AND/OR ASSERTED IN CONNECTION WITH ANY
SUCH MAINTENANCE, REPAIRS, REPLACEMENTS, DAMAGE OR INJURY OR TENANT'S BREACH OF
ITS OBLIGATIONS UNDER THIS SECTION 7.2 TENANT WILL BE RELIEVED OF THE FOREGOING
INDEMNIFICATION OBLIGATIONS UNLESS LANDLORD (1) NOTIFIES TENANT PROMPTLY IN
WRITING OF SUCH CLAIM; (II) ALLOWS TENANT TO CONTROL THE DEFENSE AND SETTLEMENT
OF ANY SUCH CLAIM; AND (III) GIVES TENANT INFORMATION AND ASSISTANCE WITH ANY
SUCH CLAIM, AT TENANT'S EXPENSE. If landlord notifies tenant of any claim,
demand, action, administrative or legal proceeding, investigation or allegations
as to which the indemnity provided for in this Section 7.2.1(d) applies (a
"Potential Claim"), Tenant shall assume on behalf of Landlord, and conduct with
due diligence and in good faith, the investigation and defense thereof and the
response thereto with counsel reasonably satisfactory to Landlord; provided that
Tenant shall have the right to cure such matter that is the subject of the
Potential Claim if such cure will not result in additional liability or loss of
rights to Landlord. In the event that any such Potential Claim involves both
Tenant and Landlord, and Landlord shall have reasonably concluded that there may
be a legal defense available to it which is inconsistent with or in addition to
those available to Tenant, then Landlord shall have the right to select separate
counsel to participate in the investigation and defense of and response to such
Potential Claim on its own behalf at Tenant's expense; provided that Landlord
promptly notifies Tenant in writing of the reasons for Landlord's need for
separate counsel. All repairs and replacements performed by or on behalf of
Tenant shall be performed in a good and workmanlike manner acceptable in all
aspects to Landlord, and in accordance with Landlord's standards applicable to
alterations or improvements performed by Tenant. Tenant shall continue to pay
Rent, without abatement, during any period that repairs or replacements are
performed or required to be performed by Tenant under this Section 7.2. Tenant
shall make no repairs to or penetrations of the roof of the Premises without
Landlord's consent.

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         7.2.2 Rights of Landlord: Any maintenance, repairs or replacements to
be performed by Tenant under Section 7.2.1 above and any service which Tenant is
required to provide under Section 6.1 above may, upon written notice from
Landlord to Tenant, be performed by Landlord for Tenant's benefit, in which
event Tenant shall reimburse Landlord for all expenses and costs incurred by
Landlord in performing same plus an additional five percent (5%) of such amount
to compensate Landlord for Landlord's overhead and administrative costs relating
to such work. Landlord shall have the same rights with respect to repairs
performed by Tenant as Landlord has with respect to improvements and alterations
performed by Tenant under subsection 7.3.3. In the event Tenant fails, in the
reasonable judgment of Landlord, to maintain the Premises in good order,
condition and repair, or otherwise satisfy its repair and replacement
obligations under subsection 7.2.1 or fails to provide the services required
under Section 6.1 above, and such failure continues beyond a reasonable period
of time, Landlord shall have the right to perform such maintenance, repairs and
replacements or provide such services, at Tenant's sole cost and expense. Tenant
shall pay to Landlord on demand any such expense incurred by Landlord plus an
additional five percent (5%) of such amount to compensate Landlord for
Landlord's overhead and administrative costs relating to such work, together
with interest thereon at the rate specified in Section 16.9 from the date of
demand until paid. All such amounts owing pursuant to this Section 7.2.2 shall
be deemed Rent hereunder.

SECTION 7.3 IMPROVEMENTS AND ALTERATIONS:

         7.3.1 Landlord's Construction Obligation: Landlord's sole construction
obligation under this Lease is as set forth in the Work Letter attached hereto
as Exhibit D.

         7.3.2 Alteration of Building by Landlord: New Construction: Landlord
hereby reserves the right and at all times shall have the right to repair,
change, redecorate, alter, improve, modify, renovate, enclose or make additions
to any part of the Property (including structural elements and load bearing
elements within the Premises), to enclose and/or change the arrangement and/or
location of driveways or parking areas or landscaping or other Common Areas of
the Property, and to construct new improvements on adjacent parcels of land,
all, Tenant agrees, without having committed an actual or constructive eviction
of Tenant or breach of the implied warranty of suitability and without an
abatement of Rent (the "Reserved Right"). When exercising the Reserved Right,
Landlord will use reasonable efforts to minimize interference with Tenant's use
and occupancy of the Premises.

         7.3.3 Alterations. Additions. Improvements and Installations by Tenant:
Tenant shall not, without the prior written consent of Landlord, make any
changes, modifications, alterations, additions or improvements (other than
Tenant's Improvements under the Work Letter) to, nor install any equipment or
machinery (other than office equipment and unattached personal property) on, the
Premises (all such changes, modifications, alterations, additions, improvements
other than Tenant's Improvements under the Work Letter and installations
approved by Landlord are herein collectively referred to as "Installations") if
any such Installations would (i) affect structural or load bearing portions of
the Premises, (ii) result in a material increase of electrical usage above the
normal type and amount of electrical current to be provided by Landlord, (iii),
(iv) impact mechanical, electrical or plumbing systems in the Premises or the
Building, (v) affect areas of the Premises which can be viewed from Common
Areas, (vi) require greater or more difficult cleaning work (e.g., kitchens,
reproduction rooms, and interior glass partitions) or (vii) violate any
provision in Article 5 attached hereto. All Installations shall be at Tenant's
sole cost and expense. Without in any way limiting Landlord's consent rights,
Landlord's consent shall be conditioned on (a) Landlord approving the contractor
or person making such Installations and approving such contractor's insurance
coverage to be provided in connection with the work, (b) Landlord's supervision
of the work, (c) Landlord approving final and complete plans and specifications
for the work and (d) the appropriate governmental agency, if any, having final
and complete plans and specifications for such work. All work performed by
Tenant or its contractor relating to the Installations shall conform to
applicable governmental laws, rules and regulations, including, without
limitation, the Disability Acts. Upon completion of the Installations, Tenant
shall deliver to Landlord "as built" plans. All Installations that constitute
improvements constructed within the Premises shall be surrendered with the
Premises at the expiration or earlier termination of this Lease, unless Landlord
requests that same be removed pursuant to Section 2.3 of this Lease and Landlord
shall notify Tenant at the time that Landlord approves the Installations whether
Landlord will require Tenant to remove the Installations and restore the
Premises. TENANT SHALL INDEMNIFY AND SAVE LANDLORD

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     HARMLESS FROM ANY AND ALL COSTS, EXPENSES (INCLUDING REASONABLE ATTORNEYS'
     FEES AND COSTS), DEMANDS, CLAIMS, CAUSES OF ACTION AND LIENS ARISING FROM
     OR IN CONNECTION WITH ANY INSTALLATIONS PERFORMED BY OR ON BEHALF OF
     TENANT. All Installations performed by or on behalf of Tenant will be
     performed diligently and in a first-class workmanlike manner, and in
     compliance with all applicable laws, ordinances, regulations and rules of
     any public authority having jurisdiction over the Building and/or Tenant's
     and Landlord's insurance carriers. Landlord will have the right, but not
     the obligation, to inspect periodically the work on the Premises and may
     require changes in the method or quality of the work.

          7.3.4 Approvals: Any approval by Landlord (or Landlord's architect
     and/or engineers) of any of Tenant's contractors or Tenant's drawings or
     plans or specifications which are prepared in connection with any
     construction of improvements (including without limitation, Tenant's
     Improvements) in the Premises shall not in any way be construed as or
     constitute a representation or warranty of Landlord as to the abilities of
     the contractor or the adequacy or sufficiency of such drawings, plans or
     specifications or the improvements to which they relate, for any use,
     purpose or condition.

                                    ARTICLE 8
                          INSURANCE, FIRE AND CASUALTY

     SECTION 8.1 TOTAL OR PARTIAL DESTRUCTION OF THE BUILDING OR THE PREMISES:
     Tenant covenants and agrees to immediately give Landlord telephonic and
     written notice of any fire or other casualty affecting the Premises or the
     Building. In the event that the Building should be totally destroyed by
     fire or other casualty or in the event the Building (or any portion
     thereof) should be so damaged that rebuilding or repairs cannot be
     completed, in Landlord's reasonable opinion, within one hundred twenty
     (120) days of Landlord's becoming aware of the applicable fire or casualty,
     either Landlord or Tenant may, at its option, terminate this Lease, by
     written notice to the other, with Tenant's notice to be given within ten
     (10) days after being advised by Landlord that the rebuilding or repairs
     cannot be completed within one hundred twenty (120) days. In the event the
     Building or the Premises should be damaged by fire or other casualty and,
     in Landlord's reasonable opinion, the rebuilding or repairs can be
     completed within one hundred twenty (120) days of Landlord's becoming aware
     of the applicable fire or casualty, or if the damage should be more serious
     but neither Landlord nor Tenant elect to terminate this Lease pursuant to
     this Section, Landlord shall, within sixty (60) days after the date of
     receipt of notice. of such damage, commence to rebuild or repair the
     Building and the Premises (including Tenant's Improvements, but only to the
     extent of insurance proceeds actually received by Landlord for the repair
     of Tenant's Improvements), and shall pursue with reasonable diligence the
     repair and restoration of the Building and the Premises to substantially
     the same condition which existed immediately prior to the happening of the
     casualty, except that Landlord shall not be required to rebuild, repair or
     replace any part of the furniture, equipment, fixtures, inventory, supplies
     or any other personalty or any other improvements (except Tenant's
     Improvements, but only to the extent of insurance proceeds actually
     received by Landlord for the repair of Tenant's Improvements which shall be
     first utilized by Landlord before any proceeds of Landlord's insurance)
     which may have been placed by Tenant or other tenants within the Building
     or at the Premises. Landlord shall allow Tenant a proportionate diminution
     of Base Rent and Additional Rent as may be fair and reasonable under the
     circumstances during any period of reconstruction or repair of the Premises
     due to an occurrence contemplated in this paragraph unless such total or
     partial destruction of the Building or Premises was caused by negligence of
     the Tenant, its agents, employees, contractors, or invitees.
     Notwithstanding Landlord's restoration obligation, in the event any
     mortgagee under a deed of trust, security agreement or mortgage on the
     Building should require that the insurance proceeds be used to retire or
     reduce the mortgage debt or if the insurance company issuing Landlord's
     fire and casualty insurance policy fails or refuses to pay Landlord the
     proceeds under such policy, Landlord have no obligation to rebuild and this
     Lease shall terminate upon notice by Landlord to Tenant. Any insurance
     which may be carried by Landlord or Tenant against loss or damage to the
     Building or to the Premises shall be for the sole benefit of the party
     carrying such insurance under its sole control. Upon termination of the
     Lease pursuant to this Section, Base Rent and Additional Rent shall be
     abated from the date of the fire or casualty.

     SECTION 8.2 TENANT'S INSURANCE:

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          8.2.1 Types of Coverage: Tenant covenants and agrees that from and
     after the date of delivery of the Premises from Landlord to Tenant, Tenant
     will carry and maintain, at its sole cost and expense, the insurance set
     forth below:

       (a) Liability Insurance: Commercial General Liability Insurance covering
       the Premises and Tenant's use thereof against claims for personal or
       bodily injury or property damage occurring upon, in or about the Premises
       (including contractual indemnity and liability coverage), such insurance
       to insure both Tenant and, as additional named insureds, Landlord and its
       subsidiaries, directors, agents and employees and the Property Manager,
       with limits of not less than $1,000,000.00 per occurrence and
       $2,000,000.00 in the aggregate, combined single limit, with respect to
       injury to any number of persons and all property damage, without a
       deductible. If the Agreed Rentable Area of the Premises is more than
       20,000 square feet, then, in addition to and not in lieu of the
       above-stated coverage, Tenant shall carry umbrella or so-called excess
       coverage in an amount not less than $1,000,000.00 over Tenant's base
       coverage amount with no deductible. This insurance coverage shall extend
       to any liability of Tenant arising out of the indemnities provided for in
       this Lease.

       (b) Property Insurance: Property insurance on an "all-risk" coverage
       basis covering all fixtures, equipment and personalty located in the
       Premises, in an amount not less than one hundred percent (100%) of full
       replacement cost thereof, with a deductible not to exceed fifty thousand
       dollars ($50,000.00). Such policy will be written in the name of Tenant,
       and will name Landlord, and any other parties reasonably designated by
       Landlord from time to time, as loss payee, as their respective interests
       may appear with respect to any Tenant Improvements or fixtures.

       (c) Workers Compensation Insurance: Worker's compensation insurance
       including Employers Liability Insurance with limits in amounts not less
       than $500,000 per accident, $500,000 per individual, and $500,000 per
       policy-disease. Said policy shall insure against and satisfy Tenant's
       obligations and liabilities under the worker's compensation laws of the
       state where the Property is located.

       (d) Such other insurance as Landlord may reasonably require from time to
       time.

          8.2.2 Other Requirements of Insurance: All such insurance will be
     issued and underwritten by companies with an A.M. Best rating of not less
     than A-VIII licensed to do business in the state where the Premises is
     located and will contain endorsements that (a) such insurance may not lapse
     with respect to Landlord or Property Manager or be canceled or amended with
     respect to Landlord or Property Manager without the insurance company
     giving Landlord and Property Manager at least thirty (30) days prior
     written notice of such cancellation or amendment, (b) Tenant will be solely
     responsible for payment of premiums, (c) in the event of payment of any
     loss covered by such policy, Landlord or Landlord's designees will be paid
     first by the insurance company for Landlord's loss and (d) Tenant's
     insurance is primary in the event of overlapping coverage which may be
     carried by Landlord.

          8.2.3 Proof of Insurance: Tenant shall deliver to Landlord duplicate
     originals of certificates (policies at Landlord's request) of insurance
     required by this Section 8.2 prior to the Commencement Date and duly
     executed originals of binders of such insurance evidencing in-force
     coverage, within ten (10) days prior to the commencement of construction of
     Tenant's Improvements. Further, Tenant shall deliver to Landlord renewals
     thereof at least ten (10) days prior to the expiration of the respective
     policy terms.

     SECTION 8.3 LANDLORD'S INSURANCE:

          8.3.1 Types of Coverage: Landlord covenants and agrees that from and
     after the date of delivery of the Premises from Landlord to Tenant,
     Landlord will carry and maintain the insurance set forth below:

       (a) Liability Insurance: Commercial General Liability Insurance covering
       the Building and all Common Areas, insuring against claims for personal
       or bodily injury or property damage occurring upon, in or about the
       Building or Common Areas with limits of not less than $1,000,000.00 per
       occurrence and $2,000,000.00 in the aggregate, combined single limit,
       with respect to injury to any number of persons and property damage. This
       insurance coverage shall extend to any liability of Landlord arising out
       of the indemnities provided for in this Lease.

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     (b) Property Insurance: Landlord shall at all times during the term hereof
     maintain in effect a policy or policies covering the Building (excluding
     property required to be insured by Tenant) on an "all risk" basis in such
     amounts as Landlord may from time to time determine, providing protection
     against perils included within the standard form of "all risk" insurance
     policy promulgated in the State where the Property is located, and such
     other risks as Landlord may from time to time determine and with any such
     deductibles as Landlord may from time to time determine.

          8.3.2 Self-Insurance: Any insurance provided for in subsection 8.3.1
     may be effected by self-insurance or by a policy or policies of blanket
     insurance covering additional items or locations or insureds, provided that
     the requirements of this Section 8.3 are otherwise satisfied. Tenant shall
     have no rights in any policy or policies maintained by Landlord.

     SECTION 8.4 WAIVER OF SUBROGATION:

     Landlord and Tenant each hereby waive any rights they may have against the
     other (including, but not limited to, a direct action for damages) on
     account of any loss or damage occasioned to Landlord or Tenant, as the case
     may be (WHETHER OR NOT SUCH LOSS OR DAMAGE IS CAUSED BY THE FAULT,
     NEGLIGENCE OR OTHER TORTUOUS CONDUCT, ACTS OR OMISSIONS OF LANDLORD OR
     TENANT OR THEIR RESPECTIVE OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR
     INVITEES), to their respective property, the Premises, its contents or to
     any other portion of the Building or the Property arising from any risk
     covered by the current form of property insurance and fire and extended
     coverage insurance promulgated by the applicable insurance board or
     commission in the State where the Property is located and required to be
     carried by Tenant and Landlord, respectively under subsections 8.2.1 and
     8.3.1 of this Lease. If a party waiving rights under this Section is
     carrying an "all-risk" coverage insurance policy in the promulgated form
     used in the state where the Property is located and an amendment to such
     promulgated form is passed, such amendment shall be deemed not a part of
     such promulgated form until it applies to the policy being carried by the
     waiving party. The parties hereto each, on behalf of their respective
     insurance companies insuring the property of either Landlord or Tenant
     against any such loss, waive any right of subrogation that Landlord or
     Tenant or their respective insurers may have against the other party or
     their respective officers, directors, employees, agents or invitees and all
     rights of their respective insurance companies based upon an assignment
     from its insured. Each party to this Lease agrees immediately to give to
     each such insurance company written notification of the terms of the mutual
     waivers contained in this Section, and to have said insurance policies
     properly endorsed, if necessary, to prevent the invalidation of said
     insurance coverage by reason of said waivers. The foregoing waiver shall be
     effective whether or not the parties maintain the required insurance.

     SECTION 8.5 INDEMNITY:

          8.5.1 Tenant's Indemnity: TENANT COVENANTS AND AGREES TO INDEMNIFY AND
     HOLD LANDLORD, PROPERTY MANAGER AND THEIR RESPECTIVE PARTNERS, TRUST
     MANAGERS, OFFICERS, DIRECTORS, EMPLOYEES AND AGENTS HARMLESS FROM ALL
     CLAIMS, DEMANDS, ACTIONS, DAMAGES, LOSS, LIABILITIES, JUDGMENTS, COSTS AND
     EXPENSES, INCLUDING WITHOUT LIMITATION, ATTORNEYS' FEES AND COURT COSTS
     (EACH A "CLAIM" AND COLLECTIVELY THE "CLAIMS") WHICH (i) ARE SUFFERED BY,
     RECOVERED FROM OR ASSERTED AGAINST LANDLORD, (ii) ARE NOT PAID BY INSURANCE
     CARRIED BY TENANT OR LANDLORD (WITHOUT IN ANY WAY AFFECTING THE
     REQUIREMENTS OF OR LANDLORD'S RIGHTS UNDER SECTION 8.2) AND (iii) ARISE
     FROM OR IN CONNECTION WITH (a) THE USE OR OCCUPANCY OF THE PREMISES AND/OR
     ANY ACCIDENT, INJURY OR DAMAGE OCCURRING IN OR AT THE PREMISES OR (b) ANY
     BREACH BY TENANT OF ANY REPRESENTATION OR COVENANT IN THIS LEASE; PROVIDED,
     HOWEVER, SUCH INDEMNIFICATION OF LANDLORD BY TENANT SHALL NOT INCLUDE ANY
     CLAIM WAIVED BY LANDLORD UNDER SECTION 8.4 HEREOF, ANY CLAIM TO THE EXTENT
     CAUSED BY THE NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD OR ANY CLAIM
     RELATING TO HAZARDOUS OR TOXIC MATERIALS EXCEPT TO THE EXTENT SUCH CLAIM
     ARISES OUT OF A BREACH BY TENANT OF ANY OF THE PROVISIONS OF SUBSECTION
     5.1.2.

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          8.5.2 Landlord's Indemnity: LANDLORD WILL INDEMNIFY AND HOLD TENANT
     AND ITS OFFICERS, DIRECTORS, EMPLOYEES AND AGENTS HARMLESS FROM ALL CLAIMS
     WHICH ARE SUFFERED BY, RECOVERED FROM OR ASSERTED AGAINST TENANT AND WHICH
     ARE NOT PAID BY PROCEEDS OF INSURANCE CARRIED BY LANDLORD OR TENANT AND
     WHICH ARISE FROM OR IN CONNECTION WITH (a) THE USE OF THE COMMON AREAS
     AND/OR ANY ACCIDENT, INJURY OR DAMAGE OCCURRING IN OR ON THE COMMON AREAS
     OR (b) ANY BREACH BY LANDLORD OF ANY REPRESENTATION OR COVENANT IN THIS
     LEASE; PROVIDED, HOWEVER, SUCH INDEMNIFICATION OF TENANT BY LANDLORD SHALL
     NOT INCLUDE ANY CLAIM WAIVED BY TENANT UNDER SECTION 8.4 HEREOF, ANY CLAIM
     TO THE EXTENT CAUSED BY THE NEGLIGENCE OR WILLFUL MISCONDUCT OF TENANT OR
     ANY CLAIM RELATING TO HAZARDOUS OR TOXIC MATERIALS EXCEPT TO THE EXTENT
     SUCH CLAIM ARISES OUT OF A BREACH BY LANDLORD OF ANY OF THE PROVISIONS OF
     SUBSECTION 5.1.2.

                                    ARTICLE 9
                                  CONDEMNATION

     SECTION 9.1 CONDEMNATION OF THE PROPERTY: If the Property or any portion
     thereof that, in Landlord's reasonable opinion, is necessary to the
     continued efficient and/or economically feasible use of the Property shall
     be taken or condemned in whole or in part for public purposes, or sold to a
     condemning authority in lieu of taking, then the term of this Lease shall,
     upon Landlord's written notice to Tenant, forthwith cease and terminate.

     SECTION 9.2 CONDEMNATION OF PREMISES: In the event that all or
     substantially all of the Premises are taken or condemned or sold in lieu
     thereof or Tenant will be unable to use a substantial portion of the
     Premises for a period exceeding one hundred twenty (120) consecutive days
     by reason of a temporary taking, either Landlord or Tenant may terminate
     this Lease by delivering written notice thereof to the other within ten
     (10) business days after the taking, condemnation or sale in lieu thereof.

     SECTION 9.3 CONDEMNATION WITHOUT TERMINATION: If upon a taking or
     condemnation or sale in lieu of the taking of all or less than all of the
     Property which gives either Landlord or Tenant the right to terminate this
     Lease pursuant to Section 9.1 or 9.2 and neither Landlord nor Tenant elects
     to exercise such termination right, then this Lease shall continue in full
     force and effect, provided that, if the taking, condemnation or sale
     includes any portion of the Premises or the Building, the Base Rent and
     Additional Rent shall be redetermined on the basis of the remaining square
     feet of Agreed Rentable Area of the Premises or the Building. Landlord, at
     Landlord's sole option and expense, shall restore and reconstruct the
     Building to substantially its former condition to the extent that the same
     may be reasonably feasible, but such work shall not be required to exceed
     the scope of the work done by Landlord in originally constructing the
     Building, nor shall Landlord in any event be required to spend for such
     work in an amount in excess of the amount received by Landlord as
     compensation or damages (in excess of amounts retained by the mortgagee of
     the Property relating to the property taken) for the part of the Building
     or the Premises so taken.

     SECTION 9.4 CONDEMNATION PROCEEDS: Landlord shall receive the entire award
     (which shall include sales proceeds) payable as a result of a condemnation,
     taking or sale in lieu thereof. Tenant hereby expressly assigns to Landlord
     any and all right, title and interest of Tenant now or hereafter arising in
     and to any such award. Tenant shall, however, have the right to recover
     from such authority through a separate award which does not reduce the
     Landlord's award, any compensation as may be awarded to Tenant on account
     of moving and relocation expenses and depreciation to and removal of
     Tenant's physical property.

                                   ARTICLE 10
                                      LIENS

     Tenant shall keep the Premises free from all liens arising out of any work
     performed, materials furnished or obligations incurred by or for Tenant and
     TENANT SHALL INDEMNIFY AND HOLD LANDLORD

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     HARMLESS FROM ANY AND ALL CLAIMS, CAUSES OF ACTION, DAMAGES, EXPENSES
     (INCLUDING REASONABLE ATTORNEYS' FEES AND COSTS), ARISING FROM OR IN
     CONNECTION WITH ANY SUCH LIENS. In the event that Tenant shall not, within
     ten (10) days following notification to Tenant of the imposition of any
     such lien, cause the same to be released of record by payment or the
     posting of a bond in amount, form and substance acceptable to Landlord,
     Landlord shall have, in addition to all other remedies provided herein and
     by law, the right but not the obligation, to cause the same to be released
     by such means as it shall deem proper, including payment of or defense
     against the claim giving rise to such lien. All amounts paid or incurred by
     Landlord in connection therewith shall be paid by Tenant to Landlord on
     demand and shall bear interest from the date of demand until paid at the
     rate set forth in Section 16.9. Nothing in this Lease shall be deemed or
     construed in any way as constituting the consent or request of Landlord,
     express or implied, by inference or otherwise, to any contractor,
     subcontractor, laborer or materialman for the performance of any labor or
     the furnishing of any materials for any specific improvement, alteration or
     repair of or to the Building or the Premises or any part thereof, nor as
     giving Tenant any right, power or authority to contract for or permit the
     rendering of any services or the furnishing of any materials that would
     give rise to the filing of any mechanic's or other liens against the
     interest of Landlord in the Property or the Premises.

                                   ARTICLE 11
                           TAXES ON TENANT'S PROPERTY

     Tenant shall be liable for and shall pay, prior to their becoming
     delinquent, any and all taxes and assessments levied against, and any
     increases in Real Estate Taxes as a result of, any personal property or
     trade or other fixtures placed by Tenant in or about the Premises and any
     improvements (excluding Tenant's Improvements) constructed in the Premises
     by or on behalf of Tenant. In the event Landlord, at its sole election,
     pays any such additional taxes, or increases, Tenant will, within ten (10)
     days after demand, reimburse Landlord for the amount thereof. Such amounts
     shall bear interest from the date paid by Landlord until reimbursed by
     Tenant at the rate set forth in Section 16.9.

                                   ARTICLE 12
                            SUBLETTING AND ASSIGNING

     SECTION 12.1 SUBLEASE AND ASSIGNMENT: Tenant may assign this Lease in
     connection with a corporate reorganization, acquisition, merger or sale of
     all or substantially all of its assets. Tenant must notify Landlord within
     ten (10) business days of such assignment. Subject to the foregoing, Tenant
     shall not assign this Lease, or allow it to be assigned, in whole or in
     part, by operation of law or otherwise or mortgage or pledge the same, or
     sublet the Premises or any part thereof or permit the Premises to be
     occupied by any firm, person, partnership or corporation or any combination
     thereof, other than Tenant, without the prior written consent of Landlord
     and such consent shall not be unreasonably withheld. In no event shall any
     assignment or sublease ever release Tenant from any obligation or liability
     hereunder. No assignee or sublessee of the Premises or any portion thereof
     may assign or sublet the Premises or any portion thereof. Consent by
     Landlord to one or more assignments or sublettings shall not operate as a
     waiver of Landlord's rights as to any subsequent assignments and/or
     sublettings. All reasonable legal fees and expenses incurred by Landlord in
     connection with any assignment or sublease proposed by Tenant will be the
     responsibility of Tenant and will be paid by Tenant within twenty (20) days
     of receipt of an invoice from Landlord. In addition, Tenant will pay to
     Landlord an administrative overhead fee of not less than $500.00 in
     consideration for Landlord's review of any requested assignment or
     sublease.

     SECTION 12.2 LANDLORD'S RIGHTS RELATING TO ASSIGNEE OR SUBTENANT: If this
     Lease or any part hereof is assigned or the Premises or any part thereof
     are sublet, Landlord may at its option collect directly from such assignee
     or sublessee all rents becoming due to Tenant under such assignment or
     sublease and apply such rent against any sums due to Landlord by Tenant
     hereunder, with Tenant and Landlord splitting, 50/50 any excess rent after
     reasonable commissions and any tenant finish-out associated and paid in
     connection with such assignment or sublet. Tenant hereby authorizes and
     directs any such assignee or sublessee to make such payments of rent
     directly to Landlord upon receipt of notice from Landlord, and Tenant
     agrees that any such payments made by an assignee or sublessee to Landlord
     shall, to

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     the extent of the payments so made, be a full and complete release and
     discharge of rent owed to Tenant by such assignee or sublessee. No direct
     collection by Landlord from any such assignee or sublessee shall be
     construed to constitute a novation or a release of Tenant or any guarantor
     of Tenant from the further performance of its obligations hereunder.
     Receipt by Landlord of rent from any assignee, sublessee or occupant of the
     Premises or any part thereof shall not be deemed a waiver of the above
     covenant in this Lease against assignment and subletting or a release of
     Tenant under this Lease. In the event that, following an assignment or
     subletting, this Lease or the rights and obligations of Tenant hereunder
     are terminated for any reason, including without limitation in connection
     with default by or bankruptcy of Tenant (which, for the purposes of this
     Section 12.2, shall include all persons or entities claiming by or through
     Tenant), Landlord may, at its sole option, consider this Lease to be
     thereafter a direct lease to the assignee or subtenant of Tenant upon the
     terms and conditions contained in this Lease.

                                   ARTICLE 13
                 SUBORDINATION AND TENANT'S ESTOPPEL CERTIFICATE

     SECTION 13.1 SALE OF THE PROPERTY: In the event of a sale or conveyance by
     Landlord of the Property, the same shall operate to release Landlord from
     any and all liability under this Lease arising after the date of such sale,
     provided that if a Security Deposit has been paid by Tenant, Landlord shall
     not be released from liability with respect thereto unless Landlord
     transfers or credits the Security Deposit to the applicable purchaser.

     SECTION 13.2 SUBORDINATION, ATTORNMENT AND NOTICE: This Lease is subject
     and subordinate to any lease wherein Landlord is the tenant and to the
     liens of any and all mortgages or deeds of trust, regardless of whether
     such lease, mortgages or deeds of trust now exist or may hereafter be
     created with regard to all or any part of the Property, and to any and all
     advances to be made thereunder, and to the interest thereon, and all
     modifications, consolidations, renewals, replacements and extensions
     thereof. Tenant also agrees that any lessor, mortgagee or trustee may elect
     (which election shall be revocable) to have this Lease superior to any
     lease or lien of its mortgage or deed of trust, and in the event of such
     election and upon notification by such lessor, mortgagee or trustee to that
     effect, this Lease shall be deemed superior to the said lease, mortgage or
     deed of trust, whether this Lease is dated prior to or subsequent to the
     date of said lease, mortgage or deed of trust. Tenant shall, in the event
     of the sale or assignment of Landlord's interest in the Premises (except in
     a sale-leaseback financing transaction), or in the event of a termination
     of any lease in a sale-leaseback financing transaction wherein Landlord is
     the lessee, attorn to and recognize such purchaser, assignee or mortgagee
     as Landlord under this Lease. Tenant shall, in the event of any proceedings
     brought for the foreclosure of, or in the event of the exercise of the
     power of sale under, any mortgage or deed of trust covering the Premises,
     attorn to and recognize purchaser at such sale, assignee, or mortgagee, as
     the case may be, as Landlord under this Lease. Tenant shall not seek to
     enforce any remedy it may have for any default on the part of Landlord
     without giving written notice specifying the default in reasonable detail
     to any lessor, mortgagee or trustee whose address has been delivered to
     Tenant, and affording such lessor, mortgagee or trustee a reasonable
     opportunity to perform and/or cure Landlord's default. Tenant further
     agrees that any lessor, mortgagee, trustee or purchaser at foreclosure
     shall not be liable for any acts of Landlord, shall not be liable for the
     Security Deposit if not actually received by any such party, be bound by
     any amendment of this Lease to which it did not consent in writing or be
     obligated to recognize Tenant's payment of any Rent which is paid to
     Landlord more than thirty (30) days in advance of its due date. The above
     subordination and attornment clauses shall be self-operative and no further
     instruments of subordination or attornment need be required by any
     mortgagee, trustee, lessor, purchaser or assignee. In confirmation thereof,
     Tenant agrees that, upon the request of Landlord, or any such lessor,
     mortgagee, trustee, purchaser or assignee, Tenant shall execute and deliver
     whatever instruments may be required for such purposes and to carry out the
     intent of this Section 13.2.

     SECTION 13.3 TENANT'S ESTOPPEL CERTIFICATE: Tenant shall, within ten (10)
     days of the receipt of a request of Landlord or any mortgagee of Landlord,
     without additional consideration, deliver an estoppel certificate,
     consisting of reasonable statements required by Landlord, any mortgagee or
     purchaser of any interest in the Property, which statements may include but
     shall not be limited to the following: the commencement date of this Lease;
     the amount of any security deposit; that Lease is in full force and effect,
     with rental paid through the current date specified by Tenant and that
     Tenant is not in default; that Lease has

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     not been modified or amended; that Landlord is not in default and has fully
     performed all of its obligations hereunder. If Tenant is unable to make any
     of the statements contained in the estoppel certificate because the same is
     untrue, Tenant shall with specificity state the reason why such statement
     is untrue. Tenant shall, if requested by Landlord or any such mortgagee,
     deliver to Landlord a fully executed instrument in form reasonably
     satisfactory to Landlord evidencing the agreement of Tenant to the mortgage
     or other hypothecation by Landlord of the interest of Landlord hereunder.

                                   ARTICLE 14
                                    DEFAULT

     SECTION 14.1 DEFAULTS BY TENANT: The occurrence of any of the events
     described in subsections 14.1.1 through 14.1.7 shall constitute a default
     and breach of this Lease by Tenant.

          14.1.1 Failure to Pay Rent: Any failure by Tenant to pay Rent or to
     make any other payment required to be made by Tenant hereunder when due, no
     notice being required for default in payment of Rent.

          14.1.2 Failure to Perform: Except for failure covered by subsection
     14.1.1 or 14.1.3, any failure by Tenant to observe and perform any
     provision of this Lease to be observed or performed by Tenant where such
     failure continues for fifteen (15) days after written notice to Tenant,
     provided that if such failure cannot be cured within said fifteen (15) day
     period, Tenant shall not be in default hereunder so long as Tenant
     commences curative action within such fifteen (15) day period, diligently
     and continuously pursues the curative action.

          14.1.3 Continual Failure to Perform: The third failure by Tenant to
     perform and observe a particular provision of this Lease to be observed or
     performed by Tenant (other than the failure to pay Rent, which in all
     instances will be covered by subsection 14.1.1), no notice or cure period
     being required or afforded for any such third failure.

          14.1.4 Bankruptcy, Insolvency, Etc.: Tenant or any guarantor of
     Tenant's obligations hereunder, cannot meet its obligations as they become
     due; or is declared insolvent according to any law; or an assignment of
     Tenant's or Guarantor's property is made for the benefit of creditors; or a
     receiver or trustee is appointed for Tenant or Guarantor or their
     respective properties; or the interest of Tenant or Guarantor under this
     Lease is levied on under execution or under other legal process; or any
     petition is filed by or against Tenant or Guarantor to declare Tenant or
     Guarantor bankrupt or to delay, reduce or modify Tenant's or Guarantor's
     debts or obligations; or any petition is filed or other action taken to
     reorganize or modify Tenant's or Guarantor's capital structure if either
     Tenant or Guarantor be a corporation or other entity (provided that no such
     levy, execution, legal process or petition filed against Tenant or
     Guarantor shall constitute a breach of this Lease if Tenant or Guarantor
     shall vigorously contest the same by appropriate proceedings and shall
     remove or vacate the same within sixty (60) days from the date of its
     creation, service or filing).

          14.1.5 Abandonment; Vacation: The abandonment of the Premises by
     Tenant, or the vacating of the Premises by Tenant, which shall be
     conclusively presumed if Tenant is absent from the Premises for ten (10)
     consecutive days or more or if Tenant shall fail to move into or take
     possession of the Premises within ten (10) days after the date on which
     Rent is to commence under the terms of this Lease.

          14.1.6 Loss of Right to do Business: If Tenant fails to maintain its
     right to do business in the state in which the Property is located or fails
     to pay any applicable annual franchise or other applicable taxes or
     assessments as and when the same become finally due and payable.

          14.1.7 Dissolution or Liquidation: Tenant dissolves or liquidates or
     otherwise fails to maintain its corporate or partnership structure, as
     applicable.

     SECTION 14.2 REMEDIES OF LANDLORD: Upon the occurrence of any default by
     tenant specified in Section 14.1, Landlord, at its option, may in addition
     to all other rights and remedies provided herein or at law or in equity,
     exercise one or more of the remedies set forth in subsections 14.2.1,
     14.2.2 or 14.2.3.

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          14.2.1 Termination of the Lease: Upon the occurrence of a default
     hereunder, Landlord may terminate this Lease and Tenant's right of
     possession of the Premises by giving written notice thereof to Tenant
     (whereupon all obligations and liabilities of Landlord hereunder shall
     terminate) and, without further notice and without liability, repossess the
     Premises. Landlord shall be entitled to recover all loss and damage
     Landlord may suffer by reason of such termination, whether through
     inability to relet the Premises on satisfactory terms or otherwise,
     including without limitation, the following (without duplication of any
     element of damages):

       (a) accrued Rent to the date of termination and Late Charges, plus
       interest thereon at the rate established under Section 16.9 from the date
       due through the date paid or date of any judgment or award by any court
       of competent jurisdiction, the unamortized cost of Tenant's Improvements,
       brokers' fees and commissions, attorneys' fees, moving allowances, and
       any other costs incurred by Landlord in connection with making or
       executing this Lease, the cost of recovering the Premises and the costs
       of reletting the Premises (including without limitation advertising
       costs, brokerage fees, leasing commissions, reasonable attorneys' fees,
       and refurbishing costs and other costs in readying the Premises for a new
       tenant); and

       (b) the present value of the Rent (discounted at a rate of interest equal
       to six percent (6%) per annum (the "Discount Rate")) that would have
       accrued under this Lease for the balance of the Lease term but for such
       termination, reduced by the reasonable fair market rental value of the
       Premises for such balance of the Lease term (determined from the present
       value of the actual base rents, discounted at the Discount Rate, received
       and to be received from Landlord's reletting of the Premises or, if the
       Premises are not relet, the base rents, discounted at the Discount Rate,
       that would be received from a comparable lease and comparable tenant for
       a comparable term and taking into account among other things, the
       condition of the Premises, market conditions and the period of time the
       Premises may reasonably remain vacant before Landlord is able to re-lease
       the same to a suitable replacement tenant, it being agreed that Landlord
       shall have no obligation to relet or attempt to relet the Premises); and

       (c) any other costs or amounts necessary to compensate Landlord for its
       damages.

       14.2.2 Repossession and Re-Entry: Upon the occurrence of a default
       hereunder, Landlord may, without judicial process, immediately terminate
       Tenant's right of possession of the Premises (whereupon all obligations
       and liability of Landlord hereunder shall terminate), but not terminate
       this Lease, and, without notice, demand or liability, enter upon the
       Premises or any part thereof, take absolute possession of the same, expel
       or remove Tenant and any other person or entity who may be occupying the
       Premises and change the locks and other security systems. If Landlord
       terminates Tenant's possession of the Premises under this subsection
       14.2.2, (i) Landlord shall have no obligation whatsoever to tender to
       Tenant a key or other form of access for the new locks and other security
       systems installed in the Premises, (ii) Tenant shall have no further
       right to possession of the Premises, and (iii) Landlord shall have no
       obligation whatsoever to relet or attempt to relet the Premises. Landlord
       may, however, at its sole option relet the Premises or any part thereof
       for such terms and such rents as Landlord may in its sole discretion
       elect. If Landlord elects to relet the Premises, rent received by
       Landlord from such reletting shall be applied first, to the payment of
       any indebtedness other than Rent due hereunder from Tenant to Landlord
       (in such order as Landlord shall designate), second, to the payment of
       any cost of such reletting, including, without limitation, refurbishing
       costs, reasonable attorneys' fees, advertising costs, brokerage fees and
       leasing commissions, and third, to the payment of Rent due and unpaid
       hereunder (in such order as Landlord shall designate), and Tenant shall
       satisfy and pay to Landlord any deficiency upon demand therefor from time
       to time. Landlord shall not be responsible or liable for any failure to
       relet the Premises or any part thereof or for any failure to collect any
       rent due upon any such reletting. No such re-entry or taking of
       possession of the Premises by Landlord shall be construed as an election
       on Landlord's part to terminate this Lease unless a written notice of
       such termination is given to Tenant pursuant to subsection 14.2.1. If
       Landlord relets the Premises, either before or after the termination of
       this Lease, all such rentals received from such lease shall be and remain
       the exclusive property of Landlord, and Tenant shall not be, at any time,
       entitled to recover any such rental. Landlord may at any time after a
       reletting elect to terminate this Lease. To the maximum extent permitted
       by applicable laws, Tenant hereby waives any requirement of Landlord to
       mitigate its damages by reletting the Premises. In the event Landlord is
       required, by Law, to mitigate

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       its damages, Tenant agrees and acknowledges that the following actions of
       the landlord constitute "objectively reasonable efforts": within
       forty-five (45) days after Landlord acquires possession of the Premises,
       placing a "For Lease" sign at the Premises; making Landlord's inventory
       available to area brokers; and showing the Premises to prospective
       tenants who request to see it.

          14.2.3 Cure of Default: Landlord may enter upon the Premises, without
     having any liability therefor, and do whatever Tenant is obligated to do
     under the terms of this Lease and Tenant agrees to reimburse Landlord on
     demand for any expenses which Landlord may incur in effecting compliance
     with Tenant's obligations under this Lease and Tenant further agrees that
     Landlord shall not be liable for any damages resulting to Tenant from such
     action, WHETHER CAUSED BY THE NEGLIGENCE OF LANDLORD OR OTHERWISE.

          14.2.4 Continuing Obligations: No repossession of or re-entering upon
     the Premises or any part thereof pursuant to subsection 14.2.2 or 14.2.3 of
     this Section or otherwise and no reletting of the Premises or any part
     thereof pursuant to subsection 14.2.2 shall relieve Tenant or any Guarantor
     of its liabilities and obligations hereunder, all of which shall survive
     such repossession or re-entering. In the event of any such repossession of
     or re-entering upon the Premises or any part thereof by reason of the
     occurrence of a default, Tenant will continue to pay to Landlord Rent
     required to be paid by Tenant.

          14.2.5 Cumulative Remedies: No right or remedy herein conferred upon
     or reserved to Landlord is intended to be exclusive of any other right or
     remedy, and each and every right and remedy shall be cumulative and in
     addition to any other right or remedy given hereunder or now or hereafter
     existing at law or in equity or by statute. In addition to the other
     remedies provided in this Lease, Landlord shall be entitled, to the extent
     permitted by applicable law, to injunctive relief in case of the violation,
     or attempted or threatened violation, of any of the covenants, agreements
     conditions or provisions of this Lease, or to a decree compelling
     performance of any of the covenants, agreements, conditions or provisions
     of this Lease, or to any other remedy allowed to Landlord at law or in
     equity.

          14.2.6 Limitation on Tenant's Liability. Except in a proceeding by
     Landlord under Section 2.4 and as otherwise specifically provided herein,
     in no event shall Tenant be liable to Landlord for consequential or special
     damages by reason of a failure to perform (or a default) by Tenant
     hereunder or otherwise.

     SECTION 14.3 DEFAULTS BY LANDLORD: Landlord shall be in default under this
     Lease if Landlord fails to perform any of its obligations hereunder and
     said failure continues for a period of fifteen (15) days after Tenant
     delivers written notice thereof to Landlord (to each of the addresses
     required by this Section) and each mortgagee who has a lien against any
     portion of the Property and whose name and address has been provided to
     Tenant, provided that if such failure cannot reasonably be cured within
     said fifteen (15) day period, Landlord shall not be in default hereunder if
     the curative action is commenced within said fifteen (15) day period and is
     thereafter diligently pursued until cured. In no event shall (i) Tenant
     claim a constructive or actual eviction or that the Premises have become
     unsuitable hereunder or (ii) a constructive or actual eviction or breach of
     the implied warranty of suitability be deemed to have occurred under this
     Lease, prior to the expiration of the notice and cure periods provided
     under this Section 14.3. Any notice of a failure to perform by Landlord
     shall be sent to Landlord at the addresses and to the attention of the
     parties set forth in Item 14 of Article 1. Any notice of a failure to
     perform by Landlord not sent to Landlord at all addresses and/or to the
     attention of all parties required under this Section and to each mortgagee
     who is entitled to notice or not sent in compliance with Article 15 shall
     be of no force or effect,

     SECTION 14.4 LANDLORD'S LIABILITY:

          14.4.1 Limitations of Recourse: Tenant is granted no contractual right
     of termination by this Lease, except to the extent and only to the extent
     set forth in Sections 8.1 and 9.2, or in any Rider which may be attached
     hereto. If Tenant shall recover a money judgment against Landlord, such
     judgment shall be satisfied only out of the right, title and interest of
     Landlord in the Property as the same may then be encumbered and Landlord,
     its trust managers, partners, officers, employees and shareholders shall
     not be liable for any deficiency or other property of Landlord be levied
     for execution. In no event shall Landlord be liable to Tenant for
     consequential or special damages by reason of a failure to perform (or a
     default) by Landlord hereunder or otherwise.

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          14.4.2 Limitations on Landlord's Liability: Unless covered by Section
     8.5.2, Landlord shall not be liable to Tenant for any claims, actions,
     demands, costs, expenses or damage or liability of any kind arising from
     (i) the use, occupancy or enjoyment of the Premises by Tenant or any person
     therein or holding under Tenant or by or through the acts or omissions of
     any of their respective employees, officers, agents, invitees, or
     contractors; (ii) fire, explosion, falling sheetrock, gas, electricity,
     water, rain, or snow, or dampness or leaks in any part of the Premises,
     (iii) the pipes, appliances or plumbing works or from heating, ventilation
     or air conditioning equipment, the roof, street, or subsurface, or (iv)
     tenants or any persons either in the Premises or elsewhere in the Building
     (other than Common Areas), or by occupants of Property adjacent to the
     Building or Common Areas, or by the public or by the construction of any
     private, public, or quasi-public work. In no event shall Landlord be liable
     to Tenant for any loss of or damage to property of Tenant or of others
     located in the Premises or the Building by reason of theft or burglary.

                                   ARTICLE 15
                                     NOTICES

     Any notice required or permitted in this Lease shall be given in writing,
     sent by (a) personal delivery, or (b) Federal Express or similar overnight
     carrier with proof of delivery, or (c) United States mail, postage prepaid,
     addressed as provided in Item 14 of Article 1 hereof, or to such other
     address or to the attention of such other person as shall be designated
     from time to time in writing by the applicable party and sent in accordance
     herewith. Notice also may be given by telex or fax, provided each
     transmission is confirmed (and such confirmation is supported by documented
     evidence) as received and further provided a telex or fax number, as the
     case may be, is set forth in Item 14 of Article 1. Any such notice or
     communication shall be deemed to have been given either at the time of
     receipt of personal delivery or, in the case of overnight courier service
     or mail, as of the date of first attempted delivery at the address and in
     the manner provided herein, or in the case of telegram or telex or fax,
     upon receipt.

                                   ARTICLE 16
                            MISCELLANEOUS PROVISIONS

     SECTION 16.1 BUILDING NAME AND ADDRESS: Tenant shall not, without the prior
     written consent of Landlord, use the name of the Building for any purpose
     other than as the address of the business to be conducted by Tenant in the
     Premises, and in no event shall Tenant acquire any rights in or to such
     names. Landlord shall have the right at any time to change the name,
     number, address, or designation by which the Building is known.

     SECTION 16.2 SIGNAGE: Tenant shall not without the prior written consent of
     Landlord erect, inscribe, paint, affix or display anything or other
     insignia upon any part of the Property or any portion of the Premises.
     Without in any way limiting the foregoing, any signs erected by Tenant
     shall conform to all laws, ordinances, statutes, rules, regulations or
     other governmental or quasi-governmental or restrictive covenant
     requirements and standard signage criteria that Landlord has prescribed for
     the Property. Once approved by Landlord and erected by Tenant, Tenant shall
     keep and maintain such signs in good repair and remove the same and restore
     the Premises (and/or Property) prior to the Expiration Date (as set forth
     in Item 5 of Article 1) to their original condition.

     SECTION 16.3 NO WAIVER: No waiver by Landlord or by Tenant of any provision
     of this Lease shall be deemed to be a waiver by either party of any other
     provision of this Lease. No waiver by Landlord or Tenant of any breach by
     the other shall be deemed a waiver of any subsequent breach by such party
     of the same or any other provision. The failure of Landlord or Tenant to
     insist at any time upon the strict performance of any covenant or agreement
     or to exercise any option, right, power or remedy contained in this Lease
     shall not be construed as a waiver or a relinquishment thereof for the
     future. Landlord's or Tenant's consent to or approval of any act by the
     other party requiring the other party's consent or approval shall not be
     deemed to render unnecessary the obtaining consent to or approval of any
     subsequent act of the other party. No act or thing done by Landlord or
     Landlord's agents during the term of this Lease shall be deemed an
     acceptance of a surrender of the Premises, unless done in writing signed by
     Landlord. The

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<PAGE>   23

     delivery of the keys or access cards to any employee or agent of Landlord
     shall not operate as a termination of this Lease or a surrender of the
     Premises. The acceptance of any Rent by Landlord following a breach of this
     Lease by Tenant shall not constitute a waiver by Landlord of such breach or
     any other breach. No waiver by Landlord or Tenant of any provision of this
     Lease shall be deemed to have been made unless such waiver is expressly
     stated in writing signed by the waiving party. No payment by Tenant or
     receipt by Landlord of a lesser amount than the monthly installment of Rent
     due under this Lease shall be deemed to be other than on account of the
     earliest Rent due hereunder, nor shall any endorsement or statement on any
     check or any letter accompanying any check or payment as Rent be deemed an
     accord and satisfaction and Landlord may accept such check or payment
     without prejudice to Landlord's right to recover the balance of such Rent
     or pursue any other remedy which may be available to Landlord.

     SECTION 16.4 APPLICABLE LAW: This Lease shall be governed by and construed
     in accordance with the laws of the state where the Property is located.
     Furthermore, this Lease shall not be construed against either party more or
     less favorably by reason of authorship or origin of language.

     SECTION 16.5 SUCCESSORS AND ASSIGNS: Subject to Article 12 hereof, all of
     the covenants, conditions and provisions of this Lease shall be binding
     upon and shall inure to the benefit of the parties hereto and their
     respective heirs, personal representative, successors and assigns.

     SECTION 16.6 BROKERS: Tenant warrants that it has had no dealings with any
     real estate broker or agent in connection with the negotiation of this
     Lease, excepting only the broker named in Item 11 of Article 1, and that it
     knows of no other real estate brokers or agents who are or might be
     entitled to a commission in connection with this Lease. Tenant agrees to
     indemnify and hold harmless Landlord from and against any liability or
     claim whether meritorious or not, arising in respect to brokers and/or
     agents not so named. Landlord has agreed to pay the fees of the brokers
     (but only the brokers) named in Items 10 and 11 of Article 1 to the extent
     that Landlord has agreed to do so pursuant to a written agreement with such
     brokers.

     SECTION 16.7 SEVERABILITY: If any provision of this Lease or the
     application thereof to any person or circumstances shall be invalid or
     unenforceable to any extent, the application of such provisions to other
     persons or circumstances and the remainder of this Lease shall not be
     affected thereby and shall be enforced to the greatest extent permitted by
     law.

     SECTION 16.8 EXAMINATION OF LEASE: Submission by Landlord of this
     instrument to Tenant for examination or signature does not constitute a
     reservation of or option for lease. This Lease will be effective as a lease
     or otherwise only upon execution by and delivery to both Landlord and
     Tenant.

     SECTION 16.9 INTEREST ON TENANT'S OBLIGATIONS: In addition to the late
     charges specified in Section 3.4, any amount due from Tenant to Landlord
     which is not paid on or before the date due shall bear interest at the
     lower of (i) twelve percent (12%) per annum or (ii) the highest rate from
     time to time allowed by applicable law, from the date such payment is due
     until paid, but the payment of such interest shall not excuse or cure the
     default.

     SECTION 16.10 TIME: Time is of the essence in this Lease and in each and
     all of the provisions hereof. Whenever a period of days is specified in
     this Lease, such period shall refer to calendar days unless otherwise
     expressly stated in this Lease.

     SECTION 16.11 DEFINED TERMS AND MARGINAL HEARINGS: The words Landlord and
     Tenant as used herein shall include the plural as well as singular. If more
     than one person is named as Tenant, the obligations of such persons are
     joint and several. The headings and titles to the articles, sections and
     subsections of this Lease are not a part of this Lease and shall have no
     effect upon the construction or interpretation of any part of this Lease.

     SECTION 16.12 AUTHORITY OF TENANT: Tenant and each person signing this
     Lease on behalf of Tenant represents to Landlord as follows: Tenant and its
     general partners and managing members, if applicable, are each duly
     organized and legally existing under the laws of the state of its
     incorporation and is duly qualified to do business in the state where the
     Property is located. Tenant and, it general partners and managing members,
     if applicable, each has all requisite power and all governmental
     certificates of authority,

COMMERCIAL LEASE AGREEMENT PAGE 23
CIRRUS LOGIC
<PAGE>   24

     licenses, permits, qualifications and other documentation to lease the
     Premises and to carry on its business as now conducted and as contemplated
     to be conducted. Each person signing on behalf of Tenant is authorized to
     do so.

     SECTION 16.13 FORCE MAJEURE: Whenever a period of time is hereby prescribed
     for action to be taken by Landlord or Tenant, the party taking the action
     shall not be liable or responsible for, and there shall be excluded from
     the computation of any such period of time, any delays due to strikes,
     riots, acts of God, shortages of labor or materials, war, governmental
     laws, regulations or restrictions or any other causes of any kind
     whatsoever which are beyond the reasonable control of such party; provided,
     however, in no event shall the foregoing apply to the financial obligations
     of either Landlord or Tenant to the other under this Lease, including
     Tenant's obligation to pay Base Monthly Rent, Additional Rent or any other
     amount payable to Landlord hereunder.

     SECTION 16.14 RECORDING: This Lease shall not be recorded. However,
     Landlord shall have the right to record a short form or memorandum hereof,
     at Landlord's expense, at any time during the terms hereof, and, if
     requested, Tenant agrees (without charge to Landlord) to join in the
     execution thereof.

     SECTION 16.15 NO REPRESENTATIONS: LANDLORD AND LANDLORD'S AGENTS HAVE MADE
     NO WARRANTIES, REPRESENTATIONS OR PROMISES (EXPRESS OR IMPLIED) WITH
     RESPECT TO THE PREMISES, THE BUILDING OR ANY OTHER PART OF THE PROPERTY
     (INCLUDING, WITHOUT LIMITATION, THE CONDITION, USE OR SUITABILITY OF THE
     PREMISES, THE BUILDING OR THE PROPERTY), EXCEPT AS HEREIN EXPRESSLY SET
     FORTH AND NO RIGHTS, EASEMENTS OR LICENSES ARE ACQUIRED BY TENANT BY
     IMPLICATION OR OTHERWISE EXCEPT AS EXPRESSLY SET FORTH IN THE PROVISIONS OF
     THIS LEASE.

     SECTION 16.16 PARKING: The parking areas and any parking structures shall
     be designated for automobile parking on a non-exclusive basis for all
     Property tenants (including Tenant) and their respective employees,
     customers, invitees and visitors. Unreserved parking, at no additional
     charge to Tenant is equal to one (1) automobile space per two hundred
     fifteen (215) square feet of rented Premises. Parking allotment includes a
     proportionate share of handicapped spaces required. Tenant shall have the
     use of loading areas behind the Building. Parking and delivery areas for
     all vehicles shall be in accordance with parking regulations established
     from time to time by Landlord with which Tenant agrees to conform. Tenant
     shall only permit parking by its employees, customers and agents of
     appropriate vehicles in appropriate designated parking areas.

     SECTION 16.17 ATTORNEYS' FEES: In the event of any legal action or
     proceeding brought by either party against the other arising out of this
     Lease, the prevailing party shall be entitled to recover reasonable
     attorneys' fees and costs incurred in such action (including, without
     limitation, paralegal and administrative specialists fees and all costs of
     appeal) and such amount shall be included in any judgment rendered in such
     proceeding.

     SECTION 16.18 NO LIGHT, AIR OR VIEW EASEMENT: Any diminution or shutting
     off of light, air or view by any structure which may be erected on the
     Property or lands adjacent to the Property shall in no way affect this
     Lease or impose any liability on Landlord (even if Landlord is the adjacent
     land owner).

     SECTION 16.19 SURVIVAL OF INDEMNITIES: Each indemnity agreement and hold
     harmless agreement contained herein shall survive the expiration or
     termination of the Lease.

     SECTION 16.20 DPTC WAIVER: [THIS SECTION INTENTIONALLY DELETED]

     SECTION 16.21 PROPERTY TAX APPEAL WAIVER [THIS SECTION INTENTIONALLY
     DELETED]

     SECTION 16.22 ENTIRE AGREEMENT: This Lease, consisting of sixteen Articles
     and Exhibits "A" through "D", Rider 1, and Addendum 1, contains all of the
     agreements of the parties hereto with respect to any matter covered or
     mentioned in this Lease, and no prior agreement, understanding or
     representation pertaining to any such matter shall be effective for any
     purpose. No provision of this Lease may be amended

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<PAGE>   25

     or added to except by an agreement in writing signed by the parties hereto
     or their respective successors in interest.

          IN WITNESS WHEREOF, the parties hereto have executed and delivered
     this Lease as of the date specified in the introductory paragraph of this
     Lease.

                                    LANDLORD:
                                    AMERICAN INDUSTRIAL PROPERTIES REIT,
                                    a Texas real estate investment trust
                                    By:   its duly authorized agent

                                    By:  /s/ JOSEPH D. AKERS
                                       ----------------------------------
                                    Name:    Joseph D. Akers
                                         --------------------------------
                                    Title:   VP
                                          -------------------------------

                                    TENANT:
                                    CIRRUS LOGIC, INC.

                                    By:  /s/ [ILLEGIBLE]
                                       ----------------------------------
                                    Name:
                                         --------------------------------
                                    Title:
                                          -------------------------------

COMMERCIAL LEASE AGREEMENT PAGE 25
CIRRUS LOGIC

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