Document:

<PAGE>   1
                                                                   EXHIBIT 10.32

The Registrant has requested confidential treatment of portions of this
Agreement. Those portions have been redacted from the Agreement.

         ---------------------------------------------------------------
                                  AIWA - ECRIX

                           MEMORANDUM OF UNDERSTANDING
         ---------------------------------------------------------------

                               DATE:     JULY 2001
                                     ---

With respect to issues discussed at the meeting held between representatives
from Aiwa, Co., Ltd ("Aiwa") and Ecrix Corporation ("Ecrix") in Tokyo on 18 July
2001, the following points have been agreed by Aiwa and Ecrix: This document is
a Memorandum of Understanding and therefore does not anticipate every detail,
but rather sets a direction and serves as the basis for Aiwa and Ecrix to make
mutually agreeable decisions in implementing such a direction.

1.       VXA-1 Production:

         (a)  AIWA has produced approximately 8,000 drives (1,000 IDE, 1,000
              SEN and 6,000 LVD), which will be shipped from AIWA to Ecrix no
              later than August 2001 after completion of rework as has been
              agreed between the parties. 1,000 SEN drives and 1.200 LVD drives
              require no rework. The price for these drives will be $370.58.

         (b)  Ecrix and AIWA agree to have Solectron produce VXA-1 drives. In
              the event that Solectron cannot provide drives close to the
              prices anticipated in (f), conversations will be held regarding
              pricing and extra parts consumption in excess of the remaining
              9,000 drives, considering the lack of warranty and other issues
              relating to an end of life plan.

         (c)  AIWA has in its possession "kits" of parts approximating 9,000
              drives. AIWA will forward these kits to Solectron who will
              manufacture drives at the Solectron factory, according to a
              production schedule that will be agreed upon by the parties, with
              deliveries from Aiwa (or Solectron) to Ecrix no later than March
              31, 2002. The price for these drives sold by Aiwa will be
              $370.58 per unit. Ecrix and Aiwa including Solectron shall review
              production and testing specifications to improve yield and
              prepare for OEM inspection requirements. Parts and yields for
              paragraph (c) are the responsibility of AIWA including Solectron.
              In the event that less than 9,000 drives are manufactured, Ecrix
              will not be obligated for further purchases at the price of
              $370.58.

         (d)  AIWA will clear the remaining portion of the $1,000,000 deposit
              made by Ecrix during the shipment of the drives in paragraphs 1.
              (a) and (c).

         (e)  Ecrix and AIWA agree to cooperate in the negotiations with
              Solectron regarding purchasing of parts remaining after the 9,000
              "kits". In this regard, Ecrix recognize and respect that a
              certain number of drums and key parts have been in Aiwa's
              inventory.

         (f)  Prices of drives subsequent to the production of the initial
              9,000 drives will be at a target price of close to [Confidential
              Information Redacted], with subsequent cost reductions to a target
              of [Confidential Information Redacted] anticipated in the next
              twelve months. In this regard, Ecrix recognizes that the major
              contributor to achieve these target prices shall be stable high
              volume and the possibility of reducing procurement cost for parts
              and components.

                              AGREED POINTS 7-25-01
                                   PAGE 1 OF 2

<PAGE>   2

         (g)  It is current intention of Aiwa and Ecrix that AIWA, Ecrix and
              Solectron will discuss a future VXA-1e, with roles to be defined
              at that time, to develop VXA-1e (a reduced cost VXA-1 drive) at a
              target price of [Confidential Information Redacted].

2.       VXA-2 Development and Production.

         (a)  The decision for further VXA-2 development and production
              including manufacturer's choice is Ecrix's sole decision.

         (b)  Aiwa's VXA-2 Development work will complete by the end of
              September 2001 by delivering the reasonable number of VXA-2 ES
              drives to Ecrix ( Aiwa will make best efforts to deliver 30 ES
              drives no later than August 2001) at the reasonable price to be
              agreed upon between the parties. Aiwa will transfer and grant the
              license to Ecrix the following technologies which are based on
              Aiwa's development.

              o    Drawings,

              o    Technical Specifications,

              o    Jigs, Fixtures, Toolings,

              o    Vendor lists etc. .

         (c)  Compensation for the transfer of the foregoing technologies and
              granting a license on them will be negotiated in good faith
              between two companies so that Aiwa's investment can be recovered.

         (d)  In the case of common tooling between VXA-1 and VXA-2, Aiwa
              agrees to allow Ecrix or its drive supplier to purchase these
              common parts.

3.       Encore.

         (a)  AIWA will study granting to Ecrix Encore chip core design rights
              so that Ecrix may, at its option in the future, redesign,
              relayout, combine with other technology, etc. License fees will
              be negotiated at the time of the redesign effort.

         (b)  Ecrix agrees to pay AIWA an ongoing royalty of $2.00 (two dollars
              U.S.) for every Encore chip purchased. Method of such royalty
              payment shall be arranged separately.

4.       ALPS.

         AIWA agrees to assist Ecrix in establishing a relationship with ALPS
         directly from Ecrix (or its supplier) and ALPS.

AIWA CO., LTD.                                    ECRIX CORPORATION

/s/ Mitsuharu Inada                               /s/ Juan A. Rodriguez
---------------------------                       ------------------------------
Name:  Mitsuharu Inada                            Name:  Chairman

Title: Senior Vice President                      Title: Juan A Rodriguez

Date:  9 Aug. 2001                                Date:  8/9/2001

                              AGREED POINTS 7-25-01
                                   PAGE 2 OF 2<PAGE>   1
                                                                   EXHIBIT 10.33

                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT is entered into this 14th day of September, 1998
between Industrial Housing Company, LLC., hereinafter called "Lessor," and Ecrix
Corporation, hereinafter called "Lessee."

         1. Introduction. The Lessor has the legal right to lease the real
property and improvements (hereinafter called "Premises") described in Exhibit
"A," which exhibit is attached hereto and incorporated by reference. The
Premises comprise all of 5525 Central Avenue, Boulder, Colorado. The parties now
desire to enter into an agreement providing for the Lessee's lease of the
Premises, and this document sets forth in writing the terms of their agreement.

         2. Premises, Term of Lease, Rental. The Lessor hereby leases the
Premises to the Lessee, and the Lessee hereby leases the Premises from the
Lessor, for a term commencing at 12:01 A.M. on the 1st day of January, 1999 and
ending at 11:59 P.M. on the 31st day of December, 2005 unless sooner terminated
as herein set forth. The Lessee agrees to pay Lessor as rent for the Premises
according to the terms of the RENT SCHEDULE in paragraph 31 of this lease. Said
rent is payable, in advance, by 12:00 noon on the first day of each and every
month of the term hereof at the office of the Lessor.

         In the event that the tenancy commences on a date other than the first
day of a month, the rent for the first and last months of the tenancy shall be
prorated and paid on the date of commencement and the first day of the last
month, respectively.

         3. Condition of Premises. The Lessor, shall deliver the Premises to
Lessee clean and free of debris on the Lease commencement date (unless the
Lessee is already

<PAGE>   2

in possession) and the Lessor warrants to the Lessee that the plumbing,
lighting, air-conditioning, and heating in the Premises shall be in good
operating condition on the Lease commencement date. Lessee shall have forty five
(45) days after the Lease commencement date to give Lessor written notice of any
defective condition or "punch-list" items of unfinished or deficient
construction in the Premises, and Lessor shall make reasonable efforts to
correct the same within a reasonable time after such notice. The Lessee's
failure to give such written notice within forty five (45) days after the Lease
commencement date shall cause the conclusive presumption that the Lessor has
complied with all of the Lessor's obligations hereunder. The warranty contained
in this paragraph shall be of no force or effect if, prior to this date, the
Lessee was an occupant of the Premises. Nothing herein shall be deemed to limit
or exclude any rights Lessee may have under contractor warranties or
manufacturer warranties relating to materials or equipment incorporated into the
Premises. Except as otherwise set forth in this paragraph, the Lessee accepts
the Premises in the condition existing as of the Lease commencement date or the
date that the Lessee takes possession of the Premises, whichever is earlier, and
the Lessee hereby waives any and all warranties of condition or habitability,
suitability for occupancy, use, or habitation, merchantability or fitness for a
particular purpose, whether express or implied, relating to the Premises.

         4. Use of Premises. Lessee acknowledges that its use of the Premises is
subject to all applicable zoning, municipal, county and state laws, ordinances
and regulations governing and regulating the use of the Premises, and further
subject to any covenants or restrictions of record (a copy of such covenants are
attached as Exhibit "B" and incorporated by reference). Lessee covenants and
agrees that it will abide by

                                       2
<PAGE>   3

all such laws, ordinances and regulations and all such covenants and
restrictions of record. Lessee shall have no right to grant utility easements or
rights of way on the Premises or to permit the construction or location on the
Premises of utility equipment or infrastructure without Lessor's prior written
consent. Lessee further agrees that no materials (including toxic chemicals)
other than trash and rubbish in sanitary containers approved by Lessor will be
placed outside the building. No vehicles of any kind will be parked on the
Premises except in the designated parking areas. No vehicles will be parked at
the loading docks other than while being actively loaded or unloaded. No
vehicles, trailers, or other equipment of Lessee or its agents, employees, or
invitees shall be parked overnight on the Premises without the written
permission of Lessor.

         5. Assignment. It is expressly understood and agreed by the Lessee that
the Lessee's leasehold interest may not be assigned or sublet in whole or in
part without in each case having first obtained the written consent of the
Lessor. Such consent will not be unreasonably withheld.

         6. Access to Premises. It is expressly understood and agreed by the
Lessee that the Lessor or their agents shall have, upon reasonable advance
notice except in the case of an emergency, free access at all reasonable hours
to the Premises for the purpose of examining the same or exhibiting the same to
prospective buyers or lessees or for making repairs on the Premises which the
Lessor may desire to make, or for accessing, servicing or installing utility
equipment, transmission lines, or other infrastructure on the Premises. Lessor
shall have the right to use any and all means that Lessor may deem necessary and
proper to enter any portion of the Premises in an emergency, and such entry
shall not under any circumstances be construed or deemed to

                                       3
<PAGE>   4

be a forcible or unlawful entry into, or a detainer of, the Premises or an
eviction, actual or constructive, of the Lessee from the Premises.

         7. Alterations. Lessee shall not make any alterations, additions, or
improvements including, but not limited to painting and signs, in or to the
Premises without Lessor's prior written consent, which may be withheld without
cause. Subject to the limitations of this paragraph, if Lessor fails to respond
to a request for alterations, additions, or improvements within five (5)
business days after receiving the materials described below, then Lessor shall
be deemed to have granted its consent. In particular, and not by way of
limitation, Lessee agrees that: (a) Lessee will submit to Lessor all plans for
signs to be erected, substituted, changed or modified on the Premises, including
color, site, location, height, and lighting; (b) No temporary structure, tent,
or trailer shall be constructed or permitted to remain on the Premises; (c) No
apparatus of any kind may be added to the exterior of the building by Lessee;
and (d) No locks may be changed on the Premises without Lessor's consent. Any
alterations, additions, or improvements that the Lessee shall desire to make and
which require the consent of the Lessor shall be presented to the Lessor in
written form with scaled, detailed plans showing modifications of all
electrical, heating, ventilating, air-conditioning, plumbing and other systems
as well as modifications to walls, permanent partitions, doors and other
structures, and the Lessee shall furnish as-built scaled plans upon the
completion of the modifications. Lessee agrees that it shall be solely
responsible for all costs and expenses incurred in connection with any
alterations, additions, or improvements desired by Lessee, including, without
limitation, the cost of any additional construction, modifications, or
improvements mandated under federal,

                                       4
<PAGE>   5

state, or local law as a result of Lessee's alterations, additions, or
improvements. Notwithstanding anything to the contrary herein, Lessee shall not
be required to obtain Lessor's prior consent or approval to non-structural,
non-mechanical alterations or improvements of less than $1,000 total aggregate
cost in any one year period. Lessee shall not be required to obtain Lessor's
prior consent or approval for phone or data cabling. If requested by Lessor,
Lessee agrees to remove any improvements or alterations installed under this
paragraph.

         8. Landlord Not Liable. Lessor shall not be liable for any damages
occasioned by failure to keep the Premises in repair, and shall not be liable
for any damage done or occasioned by or from electrical current, plumbing, gas,
water, steam, or sewage, or the bursting, leaking, running or failure of
operation of any radiator, tank, water closet, wash stand, waste pipe, air
conditioning, or any other apparatus, above, upon, or about the Premises or the
Building, nor the damage occasioned by water, snow, or ice being upon any
sidewalk or entrance way, or being upon or coming through the roof, sky light,
trap door or any other opening in the Premises or the Building, nor from loss
suffered by fire, regardless of origin, wind, rain, flood or other elements, nor
from any damage arising from the action or negligence of Lessee or other
occupants of the Building or of any owners or occupants of its adjacent or
contiguous property, unless the same shall have been caused by Lessor's gross
negligence or willful misconduct. Lessee hereby releases, discharges, and agrees
to indemnify Lessor of and from any and all claims, demands, and liability for
any loss, damage, injury, or other casualty to property, whether it be that of
either of the parties hereto or of third persons, whether they be third persons
of Lessee or agents or employees of Lessee, caused by, arising

                                       5
<PAGE>   6

from, or happening in connection with Lessee's use or occupancy of the Premises
or Lessee's use of any equipment, facilities, or property in, on, or adjacent to
the Premises or the Building, unless the same shall have been caused by Lessor's
gross negligence or willful misconduct. Nothing herein shall be construed as
limiting or reducing Lessor's obligations under paragraph 16 hereof.

         9. Additional Areas. It is expressly understood and agreed by Lessee
that if the Lessor shall furnish any automobile parking spaces, common areas, or
any other facilities, equipment or appliances outside of and in addition to the
Lessee's Premises, the same shall be deemed gratuitously furnished by the Lessor
and that if any person shall use the same, such person does so at his or her own
risk and upon the express understanding and stipulation that the Lessor shall
not be liable for any loss of property through theft, casualty, or otherwise, or
for any damage or injury whatsoever to person or property. Maintenance of such
additional areas for normal wear and tear shall be the responsibility of Lessor,
but Lessee agrees to be responsible for any additional damage caused by its
agents, employees, guests or invitees.

         10. Additional Rent.

             10.1 Utilities. Whenever possible, all utility services to the
leased premises, including, without limitation, gas, electricity,
telecommunications, water, and sewer, shall be contracted directly in the name
of the Lessee, and the Lessee shall be solely responsible for the direct payment
of all utility fees and service charges for such utilities. If, for any reason,
it is not possible for the Lessee to contract directly for any utility service,
and the cost of such service is billed to the Lessor, the Lessee shall pay
Lessor additional annual rent equal to the full amount of such utility fees and
service

                                       6
<PAGE>   7

charges paid by Lessor. Where such a utility service is metered by a common
meter, the Lessor shall apportion the total cost among the tenants serviced by
such meter, taking into account the area leased, type of business conducted, and
any other factors deemed relevant by the Lessor. Such apportionment shall be
made in the Lessor's sole, good faith judgment, and shall be final and binding
upon Lessee.

             10.2 Operating Expenses. In addition, the Lessee shall pay Lessor
additional annual rent equal to the cost of all operating expenses for the
Building multiplied by 100% percent. Operating expenses shall include, but not
be limited to: (a) taxes, assessments and governmental taxes, whether federal,
state, county or municipal, which are levied on or charged against the Premises
and any other taxes and assessments attributable to the Premises and its
operation excluding, however, federal and state income taxes; (b) all insurance
premiums paid by the Lessor attributable to the Premises; (c) all expenses
incurred in connection with the maintenance, operation, and repair of the
Building, associated equipment, adjacent walks, parking areas, and landscaped
areas; (d) Building and cleaning supplies and materials; (e) the cost of all
charges for cleaning, maintenance and service contracts, trash collection, snow
removal, and other services with independent contractors; (f) the reasonable
amortization of any capital improvements which are made or installed by Lessor
after the commencement of this Lease for the purpose of saving labor or
otherwise reducing applicable operating expenses; (g) all other costs and
expenses reasonably necessary in the operation and maintenance of a first class
Building; (h) the cost of all common area utility and service charges for the
Premises, including, without limitation, gas, electricity, water, and

                                       7
<PAGE>   8

sewer. Operating costs shall not include the cost of any work or service
performed specially by the Lessor for any lessee at the cost of such lessee.

             10.3 Payment of Additional Rent. Such additional rent shall be paid
at monthly intervals in advance upon receipt of statements of charges and/or
estimated charges from Landlord. At the end of each calendar year, or, at
Lessor's option, at any other more frequent interval, Lessor shall provide an
accounting of the utility fees and service charges for the leased premises paid
by Lessor, if any, total operating expenses for the Building, Lessee's share of
operating expenses, and Lessee's payments toward such amounts during the year or
interval. During the thirty-day period following such accounting, Lessor shall
pay any excess to the Lessee if payments exceed expenses, and the Lessee shall
pay additional rent to Lessor if expenses exceed payments.

         11. Personal Property Taxes. The Lessee shall pay and discharge all
personal property taxes which are levied, assessed, imposed or charged upon its
personal property and inventory or which arise out of or result from the
activities carried on by the Lessee at or upon the leased Premises.

         12. Insurance. The Lessee shall, at its expense, acquire a general
liability insurance policy effective as of the date of this Lease Agreement.
Said policy shall be acquired from a company qualified and permitted to do
business in the State of Colorado. Said policy shall be in the minimum total
amounts of $1,000,000.00 combined single limits for bodily injury and property
damage. Said policy shall be maintained in full force and effect during the
entire lease term and shall contain a provision prohibiting cancellation thereof
without at least ten (10) days' notice to the Lessor, who shall be named as an
additional insured. A copy of the Policy and Current

                                       8
<PAGE>   9

Declaration of coverage shall be provided to the Lessor within ten (10) days
after commencement of the lease and each renewal date.

         The Lessor shall maintain on the Building and other improvements (but
not Lessee's personal property, fixtures, equipment, and tenant improvements) in
which the Premises are located a policy of standard fire and extended coverage
insurance to the extent of at least ninety percent (90%) of full replacement
value. The insurance policy shall be issued in the names of Lessor and Lessor's
lender, as their interest appear, and any proceeds shall be made payable to
Lessor. The cost of such insurance shall be passed on to the Lessee as part of
the operating expenses for the Building.

         The parties release each other, and their respective authorized
representatives, from any claims for damages arising out of or incident to the
perils insured against or under the insurance policies carried by the parties
and in force at the time of such damage, whether due to the negligence of Lessor
or Lessee or their agents, employees, or invitees. The parties shall, upon
obtaining the policies of insurance required herein, give notice to the
insurance carrier or carriers that the foregoing mutual waiver of subrogation is
contained in this Agreement.

         13. Indemnification. The Lessee agrees to indemnify and hold the Lessor
harmless from any claims, damages, liens, or judgments that may be filed,
entered or asserted against it by virtue of the Lessee's use of the Premises or
by virtue of any act of the Lessee, its agents, servants or employees.

         14. Condemnation. If all or a substantial part of the Premises is taken
or condemned for a public or quasi-public use (or any transfer is made in lieu
thereof), and the part thereof which remains is not suitable for the Lessee's
business use, then this

                                       9
<PAGE>   10

Lease shall, upon written notice from Lessee, terminate as of the date that
title is taken by the condemnor. Lessor shall, after the taking of all or any
portion of the Premises, provide the same amount of square feet of compatible
building space for Lessee's operations in the immediate vicinity of the
Premises, and, in the event Lessor cannot do so, Lessee shall have the right to
terminate this Lease, but shall not receive payment in any form of compensation.
All compensation awarded upon any such condemnation or taking shall go to the
Lessor except that the Lessee shall be entitled to that part of the total award,
if any, specifically allocated to the value of the Lessee's fixtures so taken.

         15. Release of Liens. Lessee expressly covenants and agrees that it
will, during the term hereof, promptly remove or release, by the posting of a
bond or otherwise, as required or permitted by law, any lien attached to or upon
the Premises or any portion thereof by reason of any act or omission on the part
of the Lessee, and it hereby expressly agrees to save and hold harmless the
Lessor from or against any such lien or claim of lien. In the event any such
lien does attach, or any claim of lien is made against the Premises, which may
be occasioned by any act or omission upon the part of the Lessee, and it is not
thus released within thirty (30) days after notice thereof, Lessor, in its sole
discretion, (but nothing herein contained shall be construed as requiring it so
to do) may pay and discharge the said lien and relieve the said demised Premises
from any such lien, and the Lessee agrees to pay and reimburse Lessor upon
demand for or on account of any expense which may be incurred by Lessor in
connection with such lien of claim, including reasonable attorney's fees. Lessor
covenants and agrees that it will not cause any mechanic's lien or materialman's
lien to

                                       10
<PAGE>   11

attach to or remain a lien against the Premises in a manner that adversely
affects Lessee's rights hereunder.

         16. Repair and Maintenance. The Lessor shall be responsible for all
repair, maintenance, and replacements required to maintain and keep the Building
in good condition and shall receive reimbursement of such costs as part of the
operating expenses for the Building; provided, however, that the Lessee shall be
wholly responsible for replacement of cracked or broken glass, replacement of
all incandescent and fluorescent lights and maintenance of all light fixtures on
the Premises and all damage to the Building resulting from acts or omissions of
the Lessee, its agents, employees or invitees. The Lessee shall not be
responsible for maintenance or repair resulting from acts or omissions
(including vandalism) of other tenants, their agents, employees, or invitees.

         17. Compliance With Laws and Regulation. The Lessee shall comply with
all laws and regulations of governmental entities, agencies or authorities
having jurisdiction over the Premises and the uses made therein. The Lessee
shall not permit a nuisance to exist on the leased Premises.

         18. Payments to Lessor. Until notice to the contrary is given to the
Lessee, all payments to be made to the Lessor hereunder shall be made by
delivering the same at the address of the Lessor as set forth in Paragraph 19
hereof so that payment is received by the Lessor on or before the due date.

         19. Notice. Whenever notice is required to be given to a party
hereunder, said notice shall be in writing and shall be given to the party
entitled thereto by delivering a copy thereof to the party entitled thereto or
by mailing a copy thereof to the party

                                       11
<PAGE>   12

entitled thereto by registered or certified mail, return receipt requested. If
such notice is given by delivering a copy to the person entitled thereto, said
notice shall be complete and effective on the date of such delivery. If such
notice is given by mailing a copy to the person entitled thereto, said notice
shall be complete and effective on the date it is deposited in the mail to the
following persons at the addresses indicated:

         Lessor:    Industrial Housing Company, LLC.

                    c/o Flatiron Park Company

                    5540 Central Avenue

                    Boulder, Colorado 80301

         Lessee:    Ecrix Corporation

                    5525 Central Avenue

                    Boulder, Colorado  80301

         20. Surrender of Premises. The Lessee shall, upon the termination of
this lease, whether said termination occurs due to the expiration of the lease
term or otherwise, surrender the Premises in as good a condition as when entered
upon, subject only to ordinary wear and tear. Upon the surrender of the
Premises, the Lessee shall, if it is not then in default hereunder, have the
right to remove its inventory, furnishings, equipment and trade fixtures from
the leased Premises provided that it repair all damage done to the leased
Premises in accomplishing said removal so as to leave the Premises in the same
condition as when entered upon, ordinary wear and tear excepted.

                                       12
<PAGE>   13

         21. Removal of Lessee's Property. Lessee hereby grants Lessor a
security interest in all its inventory, equipment, furnishings, and trade
fixtures located on the Premises to secure Lessee's obligations hereunder. If
Lessee defaults in any payment obligation of this lease, or if Lessee fails to
remove such property from the Premises within five days after termination of
this lease, or if Lessee abandons the Premises as defined in Paragraph 23, then
Lessor shall have the right and option to remove such property from the Premises
and exercise all rights granted by Article 9 of the Colorado Uniform Commercial
Code, without any liability for damage or injury caused to the property by any
removal, restoration of Premises, or storage, even if Lessor is negligent.

         The Lessee shall be responsible for the cost incurred in said removal,
storage and restoration, including any reasonable attorney's fees. The Lessor
shall give notice of removal to the Lessee in the manner provided for in this
agreement and the Lessee shall have three (3) days after the effective date of
such notice to recover such property by paying all monies owed and fulfilling
all other obligations hereunder. If the Lessee does not take such actions,
Lessor may retain such property as its sole and separate property or may sell
such property in any commercially reasonable fashion and apply the proceeds to
Lessee's obligations hereunder.

         Lessor hereby subordinates its lien pursuant to this paragraph to any
existing or future UCC lien relating to bank or institutional financing
(including equipment leases) granted by Lessee in the ordinary course of its
business.

                                       13
<PAGE>   14

         22. Premises Damages or Destroyed. In the event the Premises are
damaged or rendered wholly or partially unusable by fire, flood, windstorm,
explosion or any other casualty, then the rights and obligations of the parties
shall be as follows:

         Lessor shall promptly repair or replace the damaged Premises, and if
reasonably possible the repair or replacement shall be completed within 90 days
from date of the damage (plus any time period required to obtain City of Boulder
permits and approvals). In the event the repairs or replacements are not
completed within such time period, the Lessee may at its option terminate this
lease, and all the Lessee's obligation for further rent payments shall cease as
of the date of said termination. Rent shall not be abated unless more than 10
percent of the interior floor space in the Premises is rendered untenantable and
the total repairs are not completed in 30 days, in which event there shall be an
abatement of rent in proportion to the portion of the interior floor space
rendered untenantable. In no event shall there be an abatement of rent if the
damage is caused by any casualty on the Premises as a result of acts or
omissions of the Lessee.

         The parties recognize that the Lessee on most occasions will be storing
valuable materials and equipment within the Premises. In the event the Premises
are so damaged by such casualty that Lessee's property would be endangered by
exposure to the elements, and in the further event that Lessee desires to
complete emergency repairs, the restoration of any alterations to the Premises
occasioned by emergency repairs shall also be borne by the Lessee. Lessor shall
have no obligation to make such emergency repairs nor any liability for damage
directly or indirectly caused to Lessee's property by such casualty.

                                       14
<PAGE>   15

         23. Default and Abandonment. If the Lessee defaults in any of its
obligations hereunder and fails to correct said default within three days after
written notice thereof from the Lessor, or, if such breach is not in payment of
money, has not within said three-day period of time commenced substantial
efforts to cure said breach and thereafter continued its efforts to cure said
breach with due diligence, then the Lessor shall have the right to declare this
agreement terminated and to re-enter and take immediate possession of the
demised Premises, or, without in any way being obligated so to do, the Lessor
may elect to retake possession of said Premises and rent the same for such rent
and pursuant to such conditions as the Lessor believes best, making such changes
and repairs as may be required, and giving credit for the amount of rent so
received less all expenses for reletting, advertising, cleaning, removal or
storage of Lessee's property, and repairs, and in such event, said Lessee shall
be liable for the balance of the rent herein reserved until the expiration of
the term of this lease.

         The Lessee shall pay unto the Lessor additional rent for late rent
payments as to all rental payments not made on or before the fifth (5th) day of
the month in which they are due, said additional rent to be five percent (5%) of
the rent payment so delinquent for each month or fraction thereof that such
payment is late. The parties agree that this late charge is reasonable
liquidated damages taking into account the time spent by Lessor, its agents and
employees because of such late rent payments, processing and accounting charges,
and late charges that may be imposed on Lessor under the trust deed covering the
Premises.

         In the event of a default by the Lessee in the performance of any of
its duties and obligations hereunder, the Lessee shall pay all costs incurred by
the Lessor in the

                                       15
<PAGE>   16

enforcement of the provisions of this lease (including this provision) as
against said Lessee, said costs to include reasonable attorneys' fees whether or
not litigation is commenced.

         24. Holding Over.If Lessee remains in possession of the Premises after
the expiration of this lease and without the execution of a new lease, it shall
be deemed to be occupying said Premises as Lessee from month to month at a rent
equal to two times the monthly rental being paid by it at the time of said
expiration of lease.

         25. Bankruptcy. If at any time during the term hereof the Lessee shall
file a voluntary petition in Bankruptcy, or if an involuntary petition in
Bankruptcy shall be filed against Lessee if the same shall not be dismissed
within thirty (30) days, or if the Lessee makes an assignment for the benefit of
creditors, or if a receiver shall be appointed for Lessee, then the Lessor may,
at its option, in any of such events, immediately take possession of the demised
Premises and terminate this lease. Upon such termination, all installments of
rent earned to the date of termination and unpaid shall at once become due and
payable, and in addition thereto Lessor shall have all rights provided by the
Bankruptcy Code relative to the proof of claims on an anticipatory breach on an
executory contract.

         26. Rent Regulations. If the rent to be paid by the Lessee to the
Lessor hereunder, whether pursuant to Paragraph 2 or Paragraph 24, is subject to
regulation by law, then the rent to be so paid shall be the maximum rental
permitted by said laws but in no event in excess of the rent provided for or
determined in accordance with the applicable provisions of this Lease Agreement.

                                       16
<PAGE>   17

         27. Meaning of Words. Unless the context clearly indicates a contrary
intention, all words used herein in one gender shall extend to and include the
other gender; all words in the singular number shall extend to and include the
plural; and all words used in the plural number shall extend to and include the
singular.

         28. Remedies Not Exclusive. It is agreed that each and every one of the
rights, remedies and benefits provided by this lease shall be cumulative, and
shall not be exclusive of any other of said rights, remedies and benefits, or of
any other rights, remedies and benefits allowed by law.

         29. Waiver. One or more waivers of any covenant or condition by the
Lessor shall not be construed as a waiver of a further breach of the same.

         30. Lease Binding. The covenants, conditions and agreements contained
in this lease shall bind and inure to the benefit of the Lessor and Lessee and
their respective heirs, personal representatives and successors, and except as
otherwise provided in this lease, their assigns.

                                       17
<PAGE>   18

         31. Rent Schedule.

         January 1, 1999 through December 31, 1999 $33,784.00 per month

         January 1, 2000 through December 31, 2000 $35,473.00 per month

         January 1, 2001 through December 31, 2001 $37,247.00 per month

         January 1, 2002 through December 31, 2002 $39,109.00 per month

         January 1, 2003 through December 31, 2003 $41,065.00 per month

         January 1, 2004 through December 31, 2004 $43,118.00 per month

         January 1, 2005 through December 31, 2005 $45,274.00 per month

                                       18
<PAGE>   19

         32. Quiet Enjoyment. Subject to the terms and conditions of this lease,
Lessor covenants that so long as the rental is current for the demised Premises
and there is no default in any of the covenants to be performed by Lessee, the
Lessee shall peaceably and quietly hold and enjoy the demised Premises for the
entire term of this lease and any renewals thereof.

         33. Subordination. This lease is and shall be subordinate to any
encumbrance now of record or recorded after the date of this lease affecting the
Premises. Such subordination is effective without any further act of Lessee.
Lessee shall from time to time on request from Lessor execute and deliver any
documents that may be required by a lender to effectuate any subordination. If
Lessee fails to execute and deliver such documents within fifteen (15) days
after written request by Lessor, Lessee irrevocably constitutes and appoints
Lessor as Lessee's special attorney-in-fact to execute and deliver such
documents on Lessee's behalf.

         34. Security Deposit. Upon occupancy of the Premises, Lessee shall
deposit with Lessor $33,784.00, to be held by Lessor without liability for
interest, as a security deposit for the performance by Lessee of all its
obligations under this lease. If Lessee is in default, Lessor can use the
security deposit, or any portion of it, to cure the default or to compensate
Lessor for all damage sustained by Lessor resulting from Lessee's default.
Lessee shall immediately on demand pay such amount to Lessor as is necessary to
restore the security deposit to the amount set forth above. At the expiration or
termination of this lease, Lessor shall return to Lessee that portion of the
security deposit remaining after application of such amounts as are necessary to
compensate Lessor for Lessee's defaults, if any.

                                       19
<PAGE>   20

         35. Additional Rent and Interest. Any monetary obligations of Lessee to
Lessor under the terms of this lease shall be deemed to be rent. Any amount due
to Lessor under any of the provisions of this lease shall bear interest from the
date due at fifteen (15%) percent per annum, provided, however, that interest
shall not be payable on late charges nor any amounts upon which late charges are
paid. Payment of such interest shall not cure or excuse any default by Lessee.

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

         37. Prohibition on Animals. Lessee, its employees, authorized
representatives, and invitees shall not permit any access to or use of the
Premises or any part of the Premises by any animals, whether domestic or
agricultural, other than qualified "service" animals used by persons with
disabilities covered by the Americans with Disabilities Act or any similar law.
Any such use shall constitute a default under this lease, and Lessee shall be
fully responsible for any damages caused thereby.

         38. Environmental Matters.

             38.1 Definitions.

                  38.1.1 Hazardous Material. Hazardous Material means any
substance:

                         (a) which is or becomes defined as a "hazardous
material," "hazardous waste," "hazardous substance," "regulated substance,"
pollutant or contaminant under any federal, state or local statute, regulation,
rule, order, or ordinance or amendments thereto; or

                                       20
<PAGE>   21

                         (b) the presence of which on the Premises causes or
threatens to cause a nuisance upon the Premises or to adjacent properties or
poses or threatens to pose a hazard to the health or safety of persons on or
about the Premises or requires investigation or remediation under any federal,
state or local statute, regulation, rule, order, or ordinance or amendments
thereto.

                  38.1.2 Environmental Requirements. Environmental Requirements
means all applicable present and future statutes, regulations, rules,
ordinances, codes, licenses, permits, orders, approvals, plans, authorization,
concessions, franchises, and similar items, of all governmental agencies,
departments, commissions, boards, bureaus, or instrumentalities, of the United
States, states and political subdivisions thereof and all applicable judicial,
administrative, and regulatory decrees, judgments, and orders relating to the
protection of human health or the environment.

                  38.1.3 Environmental Damages. Environmental Damages means all
claims, judgments, injuries, damages (including without limitation damages for
diminution in the value of the Premises and adjoining property and for the loss
of business from the Premises and adjoining property), losses, penalties, fines,
liabilities (including strict liability), encumbrances, liens, costs, and
expenses of investigation and defense of any claim, and of any good faith
settlement of judgment, of whatever kind or nature, contingent or otherwise,
matured or unmatured, foreseeable or unforeseeable, including without limitation
reasonable attorneys' fees and disbursements and consultants' fees, any of which
are incurred at any time as a result of the existence of "Hazardous Material"
upon, about, beneath the Premises or migrating or threatening to migrate to or

                                       21
<PAGE>   22

from the Premises or the existence of a violation of "Environmental
Requirements" pertaining to the Premises.

             38.2 Obligation To Indemnify, Defend And Hold Harmless.

                  38.2.1 Lessee, its successors, assigns and guarantors, agree
to indemnify, defend, reimburse and hold harmless the following persons from and
against any and all "Environmental Damages" arising from activities of Lessee or
its employees, agents, or invitees which (a) result in the presence of
"Hazardous Materials" upon, about or beneath the Premises or migrating to or
from the Premises, or (b) result in the violation of any "Environmental
Requirements" pertaining to the Premises and the activities thereon:

                         (i) Lessor;

                         (ii) any other person who acquires a portion of the
Premises in any manner, including but not limited to through purchase, at a
foreclosure sale or otherwise through the exercise of the rights and remedies of
Lessor under this Agreement; and

                         (iii) the directors, officers, shareholders, employees,
partners, agents, contractors, subcontractors, experts, licensees, affiliates,
lessees, mortgagees, trustees, heirs, devisees, successors, assigns and invitees
of such persons.

                  38.2.2 This obligation shall include, but not be limited to,
the burden and expense of defending all claims, suits and administrative
proceedings (with counsel reasonably approved by the indemnified parties), and
conducting all negotiations of any description, and paying and discharging, when
and as the same become due, any and all judgments, penalties or other sums due
against such indemnified persons. Lessee, at its

                                       22
<PAGE>   23

sole expense, may employ additional counsel of its choice to associate with
counsel representing Lessor.

                  38.2.3 The obligations of Lessee in this section shall survive
the expiration or termination of this Lease.

             38.3 Notification.

                  38.3.1 If Lessee shall become aware of or receive notice or
other communication concerning any actual, alleged, suspected or threatened
violation of "Environmental Requirements," or liability of Lessee for
"Environmental Damages" in connection with the Premises or past or present
activities of any person thereon, or that any representation set forth in this
Agreement is not or is no longer accurate, then Lessee shall deliver to Lessor,
within ten days of the receipt of such notice, or communication or correcting
information by Lessee, a written description of such information or condition,
together with copies of any documents evidencing same.

             38.4 Negative Covenants.

                  38.4.1 No Hazardous Material on Premises. Except in strict
compliance with all Environmental Requirements, Lessee shall not cause, permit
or suffer any "Hazardous Material" to be brought upon, treated, kept, stored,
disposed of, discharged, released, produced, manufactured, generated, refined or
used upon, about or beneath the Premises or any portion thereof by Lessee, its
agents, employees, contractors, tenants or invitees, on any other person without
prior written consent of Lessor.

                  38.4.2 No Violations of Environmental Requirements. Lessee
shall not cause, permit or suffer the existence or the commission by Lessee, its
agents, employees, contractors, or invitees, or by any other person of a
violation of any

                                       23
<PAGE>   24

"Environmental Requirements" upon, about or beneath the Premises or any portion
thereof.

             38.5 Right To Inspect.

                  38.5.1 Lessor shall have the right in its sole and absolute
discretion, but not the duty, to enter and conduct an inspection of the Premises
at any reasonable time to determine whether Lessee is complying with the terms
of this Agreement, including but not limited to the compliance of the Premises
and the activities thereon with "Environmental Requirements" and the existence
of "Environmental Damages." Lessee hereby grants to Lessor the right to enter
the Premises and to perform such tests on the Premises as are reasonably
necessary in the opinion of Lessor to conduct such reviews and investigations.
Lessor shall use its best efforts to minimize interference with the business of
Lessee but Lessor shall not be liable for any interference caused thereby.

             38.6 Right To Remediate.

                  38.6.1 Should Lessee fail to perform or observe any of its
obligations or agreements pertaining to "Hazardous Materials" or "Environmental
Requirements," then Lessor shall have the right, but not the duty, without
limitation upon any of the rights of Lessor pursuant to this Agreement, to enter
the Premises personally or through its agents, consultants or contractors and
perform the same. Lessee agrees to indemnify Lessor for the costs thereof and
liabilities therefrom as set forth in Section 38.2.

         39. Monitoring Equipment. Should equipment for monitoring fire systems
and/or security systems be deemed necessary by the Lessee or be required for the
Premises by Federal, State, or Local Governing Agencies because of Lessee's
equipment, the nature of Lessee's business, or Lessee's modification of the
Premises,

                                       24
<PAGE>   25

Lessee shall be responsible for installation of such monitoring system, for any
required building permits, and monthly monitoring fees. Should such monitoring
systems be otherwise required by Federal, State, or Local Governing Agencies,
Lessor shall be responsible for installation of such monitoring systems, but
Lessee shall pay for monthly monitoring fees as additional rent.

         40. Force Majeure. In the event that Lessor shall be delayed or
hindered in, or prevented from, the performance of any act required hereunder by
reason of strikes, lock-outs, labor troubles, inability to procure materials,
the inability to obtain building inspections, approvals, or permits, stop work
orders, the inability to obtain a certificate of occupancy, failure of power or
unavailability of utilities, riots, insurrection, war or other reason of like
nature not the fault of Lessor or not within its control, the performance of
such acts shall be excused for the period of delay, and the period for the
performance of any such act shall be extended for a period equivalent to the
period of such delay (including extension of both the commencement and
termination dates of this Lease); provided, however, that if Lessee is not in
any way responsible for the delay and does not have use or occupancy of the
Premises during the period of delay, the rent payable hereunder shall be abated
for such period of delay.

         Other 41. Exhibit "C" shall serve as construction documents for the
tenant finishes to be completed for Lessee.

                                       25
<PAGE>   26

         IN WITNESS WHEREOF, the parties have hereunto set their hands and seals
this date and year above written.

         LESSOR:  Industrial Housing Company, LLC.

         BY:      /s/ Richard L. Hedge
                  --------------------------------------------

         LESSEE:  Ecrix Corporation

         BY:      /s/ Craig G. Lamborn
                  --------------------------------------------

         ITS :    V.P. Finance
                  --------------------------------------------

                                       26
<PAGE>   27

                                                                   EXHIBIT 10.33

The Registrant hereby agrees to furnish supplementally a copy of the following
omitted Attachments and Exhibits:

         Attachment                         Notary Public signatures
         Exhibit A                          Floor Plans
         Exhibit B                          Declaration of Protective Covenants

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00030-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00030-of-00352.parquet"}]]