
<PAGE>   1
                                                                   EXHIBIT 10.10


                             COMMERCIAL OFFICE LEASE

         This Lease Agreement ("Lease") is entered into this 14th day of June
1996 ("Effective Date") by and between the 12/31/87 Trusts of Susan Y., David
D., and John T. Kim, c/o Amkor Electronics, Inc., 1345 Enterprise Drive, West
Chester, Pennsylvania 19380 ("Lessors") and Amkor Electronics, Inc., a
Pennsylvania corporation, with its principal office at 1345 Enterprise Drive,
West Chester, Pennsylvania 19380 ("Lessee").

1.       PREMISES

         a.       Lessors do hereby lease to Lessee and Lessee does hereby lease
                  from Lessors those certain premises located at 1900 South New
                  Price Road, Chandler, Arizona and consisting of approximately
                  42,682 square feet (the "Premises").

         b.       Said letting is upon and subject to the terms, covenants and
                  conditions herein set forth, and Lessors and Lessee covenant
                  as a material part of the consideration for this Lease to keep
                  and perform each and all of said terms, covenants and
                  conditions by it to be kept and performed and that this Lease
                  is made upon the condition of such performance.

2.       PURPOSE

         The Premises are to be used for conducting Lessee's lawful business
         activities and for no other purposes without the written consent of
         Lessors.

3.       TERM

         The initial term of this Lease shall be for a period of 10 (ten) years
         beginning on the first (1st) day of June 1996 and ending on the
         thirty-first (31st) day of May 2006. The Lease may thereafter be
         extended pursuant to paragraph 20 herein.

4.       RENT

         a.       Guaranteed Minimum Monthly Rental

                  Lessee shall pay to Lessors during the term of this Lease,
                  beginning June 1, 1996 (or upon such date as the Premises are
                  available for Lessee's occupancy) and continuing through the
                  expiration of this Lease ending May 31, 2006, the annual
                  rental of Six Hundred Forty Thousand Two Hundred Thirty
                  Dollars ($640,230) paid in equal monthly installments of Fifty
                  Three Thousand Three Hundred Fifty Two Dollars and Fifty Cents
                  ($53,352.50) in advance on the first day of each and every
                  month during the term of this Lease. If the Guaranteed Monthly
                  Rental is not received by Lessors within ten (10) days of its
                  due date, it is in default. Any Guaranteed Minimum
                  Monthly Rent in default may be subject, at Lessors'


<PAGE>   2

                  discretion, to an additional charge of five percent (5%) per
                  month on the unpaid balance thereof as a late charge. In
                  addition to Guaranteed Rent, Lessee agrees to pay any excise,
                  privilege or sales taxes or any tax levied on the rental or
                  the receipt thereof, except Lessors' income tax.

                  Said rental shall be paid to Lessors by check or wire transfer
                  in equal amounts to Susan Y. Kim as Trustee for the 12/31/87
                  Trust of Susan Y. Kim; David D. Yjm as Trustee for the
                  12/31/87 Trust of David D. Yjm; and John T. Kim as Trustee for
                  the 12/31/87 Trust of John T. Kim, in lawful money of the
                  United States of America at 1345 Enterprise Drive, West
                  Chester, Pennsylvania 19380, or to such other person or at
                  such other place as Lessors may from time to time designate in
                  writing.

         b.       Rental Adjustments

                  Effective January 1, 1998 and on January I ("Adjustment Date")
                  of each year during the term of this Lease and any extension
                  hereto, the Guaranteed Minimum Monthly Rental shall be
                  adjusted in accordance with the increase in the Consumer Price
                  Index ("CPI") as published by the Bureau of Labor statistics
                  of the U.S. Department of Labor. The CPI published for the
                  month nearest (but preceding) the month in which the term
                  commences shall be the Base Index. The Base Rent shall be
                  adjusted by multiplying the Base Rent by a factor computed by
                  adding one (1) to fifty percent (50%) of a fraction, the
                  numerator of which shall be the difference between the CPI for
                  the month nearest (but preceding) the Adjustment Date and the
                  Base Index and the denominator of which shall be the Base
                  Index.

5.       ADDITIONAL EXPENSES

         Lessee shall pay all local, state, and federal taxes, charges,
         assessments, government fees of any kind, or like expenses, imposed
         upon the Premises during the term of the Lease. Lessee shall further
         pay all other expenses including, but not limited to management,
         utilities, janitorial, maintenance of building, grounds, insurance,
         etc.

6.       CARE OF PREMISES, ALTERATIONS, ETC.

         Lessee shall take good care of the Premises and shall, at Lessee's own
         cost and expense make all repairs to the Premises and fixtures other
         than structural repairs. At the end of the term of this Lease, Lessee
         shall deliver the Premises in good order and condition, damages by
         ordinary wear and tear excepted.

         a.       The Lessee shall promptly execute and comply with all
                  statutes, ordinances, rules, orders, regulations and
                  requirements of any governmental or quasi-governmental
                  authority, including departments, bureaus and the like, having
                  jurisdiction applicable to the Premises, for the correction,
                  prevention, and abatement of 



                                       2
<PAGE>   3

                  violations, nuisances or other grievances, in, upon, or
                  connected with the Premises during the term of this Lease, at
                  the Lessee's own cost and expense.

         b.       Lessee, Lessee's successors, heirs, executors or
                  administrators shall not make any alterations to the Premises
                  without the Lessors' consent in writing, or occupy, or permit
                  or suffer the same to be occupied for any business or purpose
                  deemed disreputable or extra-hazardous on account of fire,
                  under the penalty of damages and forfeiture, and in the event
                  of a breach thereof, the term herein shall immediately cease
                  and terminate at the option of the Lessors as if it were the
                  expiration of the original term.

         c.       Lessee will not do anything in or to the Premises, or bring
                  anything into the Premises, or permit anything to be done or
                  brought into or kept in the Premises, which will in any way
                  increase the rate of insurance on said Premises, nor use the
                  Premises or any part thereof, nor allow or permit its use for
                  any business or purpose which would cause an increase in the
                  rate of insurance on said building, and the Lessee agrees to
                  pay as additional rent the cost of any increase in insurance
                  on demand by Lessors.

7.       REAL ESTATE TAXES

         Lessee acknowledges that the Premises comprise one hundred percent
         (100%) of the building, and Lessee shall be responsible for the payment
         of all real estate taxes assessed against the Premises. In the event
         that real estate taxes due and owing by Lessors for the building shall
         be increased above those charges during the base year (which is defined
         as the tax or fiscal year used by the governmental authority assessing
         such taxes in effect on the commencement date of this Lease), Lessee
         agrees to pay as additional rent within thirty (30) days of receipt of
         notice from Lessors, an amount equal to such additional real estate
         taxes.

8.       SERVICES AND UTILITIES

         Lessee shall pay for all telephone and other such services for the
         leased Premises as contracted for by Lessee.

9.        PERSONAL PROPERTY TAXES

         Lessee agrees to pay or cause to be paid, before delinquency, any and
         all taxes levied or assessed and which become payable during the term
         hereof upon all equipment, furniture, fixtures, and other personal
         property located in the Premises.



                                       3
<PAGE>   4

10.      DAMAGE TO THE PREMISES

         Lessee must give Lessors prompt notice of fire, accident, casualty,
         damage or dangerous or defective conditions with respect to the
         Premises. Lessors shall only be responsible for the damaged structural
         parts of the Premises. Lessors are not required to repair or replace
         any equipment, fixtures, furnishings or decorations unless originally
         installed by Lessors. Lessors are not responsible for delays due to
         settling insurance claims, obtaining estimates, labor and supply
         problems or any other cause not fully under Lessors' control.

         a.       If the fire or other casualty is caused by an act or neglect
                  of Lessee, Lessee's employees or persons on the Premises with
                  permission of Lessee, or at the time of the fire or casualty
                  Lessee is in default in any term of this Lease, then a repairs
                  will be made at Lessee's expense and Lessee must pay the full
                  rent with no adjustment. The cost of the repairs will be added
                  to the rent.

         b.       Lessors have the right to demolish or rebuild the building if
                  there is substantial damage by fire or other casualty. Lessors
                  may cancel this Lease within thirty (30) days after the
                  substantial fire or casualty by giving Lessee notice of
                  Lessors' intention to demolish or rebuild. The Lease will end
                  thirty (30) days after Lessors' cancellation notice to Lessee.
                  Lessee must deliver the Premises to Lessors on or before the
                  cancellation date in the notice and pay all rent due to the
                  date of the fire or casualty. If the Lease is canceled,
                  Lessors are not required to repair the Premises or building.
                  The cancellation does not release Lessee of liability in
                  connection with the fire or casualty.

11.      INSPECTION AND ENTRY BY LESSORS

         Lessee agrees that Lessors and Lessors' agents and other
         representatives shall have the right to enter into and upon the
         Premises, or any part hereof, at all reasonable hours for the purpose
         of examining the same, or making such repairs or alterations therein as
         may be necessary for the safety and preservation of the Premises.

12.      LIENS

         Lessee shall keep the Premises and the property in which the Premises
         are situated free from any liens arising out of any work performed for,
         materials furnished to, or obligations incurred by Lessee.

13.      INDEMNIFICATION OF LESSORS

         Lessee shall hold Lessors harmless from and defend Lessors against any
         and all claims of liability for any injury or damage to any person or
         property whatsoever: (1) occurring in, on, or about the Premises or any
         part thereof, and, (2) occurring in, on, or about any facilities
         (including, without prejudice to the generality of the term
         "facilities," stairways, passageways, hallways, and parking areas), the
         use of which Lessee may have in 



                                       4
<PAGE>   5

         conjunction with other tenants of the building, when such injury or
         damage is caused in part or in whole by the act, neglect, fault of or
         omission of any duty with respect to the same by Lessee, its agents,
         servants, employees, or invitees.

14.      INSURANCE

         Lessee agrees to provide, pay for, and maintain in full force and
         effect during the entire term of this Lease liability insurance
         insuring Lessors against any loss or damage sustained or to which
         Lessors may be subject by reason of Lessee's occupancy and use of the
         Premises, which policy shall have the following limits of liability:
         (1) commercial general liability of One Million Dollars ($1,000,000)
         which includes bodily injury and property damage; and, (2) insurance
         for fire and other perils up to a limit of Five Million Dollars
         ($5,000,000). Lessee agrees to furnish to Lessors, prior to the
         Effective Date of this Lease, a binder or other such certificate
         evidencing such insurance coverage. Said certificate shall also name
         Lessors as additional insured, as well as loss payee and certificate
         holder.

         Lessee agrees that it will, at its own cost and expense, keep its
         furniture, fixtures, equipment, records, and personal property insured
         against loss or damage by fire or other peril normally covered by
         "extended coverage" endorsements, and shall deliver to Lessors prior to
         the Effective Date of this Lease, a binder or other such certificate of
         such insurance coverage.

15.      SUBLETTING OR ASSIGNMENT

         Neither the Premises nor any portion of the Premises may be sublet, nor
         may this Lease be assigned without the express written consent of
         Lessors upon such terms and conditions as Lessors may require.

16.      DEFAULT

         If Lessee defaults in fulfilling any of the terms and conditions of
         this Lease other than the payment of rent or additional rent; or if the
         Premises becomes vacant or deserted; or if any execution or attachment
         shall be issued against Lessee or any of Lessee's property located or
         situated at or on the Premises whereby the Premises shall be taken or
         occupied by someone other than Lessee; or if this Lease shall be
         rejected under any applicable provision of the bankruptcy laws; or if
         Lessee shall fail to take possession within fifteen (15)days of the
         commencement of this Lease; and upon Lessors serving written notice to
         Lessee specifying the nature of the default, Lessee shall have thirty
         (30) days from the date of receipt of such notice to cure the default
         (or if such default cannot be cured within such period, Lessee must
         diligently and in good faith proceed to cure the default). If Lessee
         shall have failed to cure or proceed to cure the default within such
         period, Lessors may serve a thirty (30) day notice of cancellation of
         this Lease upon Lessee and upon the expiration of the cancellation
         period this Lease shall terminate and expire and Lessee shall 



                                       5
<PAGE>   6

         quit and surrender the Premises to Lessors but Lessee shall remain
         liable as provided in this Lease.

         If after default in payment of rent or violation of any other provision
         of this Lease, or upon the expiration of this Lease, Lessee moves out
         or is dispossessed and fails to remove any trade fixtures or other
         property prior to such said default, removal, expiration of Lease, or
         prior to the issuance of the final order or execution of the warrant,
         then and in that event, the said fixtures and property shall be deemed
         abandoned by the said Lessee and shall become the property of Lessors.

17.      NO WAIVER BY LESSORS

         The failure of Lessors to insist upon a strict performance of any of
         the terms, conditions and covenants herein shall not be deemed a waiver
         of any rights or remedies that Lessors may have, and shall not be
         deemed a waiver of any subsequent breach or default in the terms,
         conditions and covenants herein contained. This instrument may not be
         changed, modified, discharged or terminated orally.

18.      SUBORDINATION, ATTORNMENT

         a.       This Lease, at Lessors' option, shall be subordinate to the
                  lien of any first deed of trust or first mortgage subsequently
                  placed upon the real property of which the leased Premises are
                  a part, and to any and all advances made on the security
                  thereof, and to all renewals, modifications, consolidations,
                  replacements, and extensions thereof, provided, however, that
                  as to the hen of any such deed of trust or mortgage, Lessee's
                  right to quiet possession of the Premises shall not be
                  disturbed if Lessee is not in default and so long as Lessee
                  shall pay the rent and observe and perform all of the
                  provisions of this Lease, unless this Lease is otherwise
                  terminated pursuant to its terms. Lessee agrees to execute all
                  reasonable and customary documents as would be required of
                  Lessors by any financial institution through which Lessors may
                  apply for a mortgage upon the property.

         b.       In the event any proceedings are brought for foreclosure, or
                  in the event of the exercise of the power of sale under any
                  mortgage or deed of trust made by the Lessors covering the
                  demised Premises, Lessee shall attorn to the purchaser as the
                  Lessors under this Lease.

         c.       If upon any sale, assignment, or hypothecation of the leased
                  Premises or the land thereunder by Lessors, or at any other
                  time, an estoppel certificate shall be requested of Lessee,
                  Lessee agrees to deliver such estoppel certificate (in
                  recordable form) addressed to any such proposed mortgagee or
                  purchaser or to the Lessors certifying the requested
                  information, including among other things the dates of
                  commencement and termination of this Lease, the amounts of
                  security deposits, and that this Lease is in full force and
                  effect (if such be the case) and that 



                                       6
<PAGE>   7

                  there are no differences, offsets or defaults that actually
                  exist. Lessee shall be liable for any loss or liability
                  resulting from any incorrect information certified, and such
                  mortgagee and purchaser shall have the right to rely on such
                  estoppel certificate. Lessee shall in the same manner
                  acknowledge and execute any assignment of rights to received
                  rents as required by any mortgagee of Lessors.

19.      EMINENT DOMAIN

         If all or any part of the Premises shall be taken or appropriated by
         any public or quasipublic authority under the power of eminent domain,
         either party hereto shall have the right, at its option, to terminate
         this Lease, and Lessors shall be entitled to any and all income, rent,
         award, or any interest therein whatsoever which may be paid or made in
         connection with such public or quasi-public use or purpose, and Lessee
         shall not have a claim against Lessors for the value of any unexpired
         term of this Lease. If a part of the Premises shall be so taken or
         appropriated and neither party hereto shall elect to terminate this
         Lease, the rental thereafter to be paid shall be equitably reduced.
         Before Lessee may terminate this Lease by reason of taking or
         appropriation as above provided, such taking or appropriation shall be
         of such an extent and nature as to substantially handicap, impede, or
         impair Lessee's use of the Premises. If any part of the building other
         than the Premises shall be so taken or appropriated, Lessors shall have
         the right, at their option, to terminate this Lease and shall be
         entitled to the entire award, as above provided.

20.      OPTION TO RENEW

         Lessee shall have an option to renew the Lease for an additional ten
         (10) year term. Said option shall be on the same terms and conditions
         as the terms and conditions contained herein. In order to exercise this
         option, Lessee shall notify the Lessors of its intention to exercise
         this option six (6) months prior to the original termination date.

21.      NOTICES

         All notices and demands which may or are required to be given by either
         party to the other hereunder shall be in writing. All notices and
         demands by the Lessors to the Lessee shall be sent by United States
         certified and registered mail, postage prepaid, addressed to the Lessee
         at the Premises, or to such other place as the Lessee may from time to
         time designate in a notice to the Lessors. All notices and demands by
         the Lessee to the Lessors shall be sent by United States certified and
         registered mail, postage prepaid, addressed to the Lessors at 1345
         Enterprise Drive, West Chester, Pennsylvania 19380 or such other person
         or place as the Lessors may from time to time designate in a notice to
         the Lessee. Notice or demand shall be deemed complete upon mailing.



                                       7
<PAGE>   8

22.      QUIET POSSESSION

         Lessors covenant that Lessee, on paying the rent and additional rent,
         and faithfully performing the covenants required or imposed upon
         Lessee, shall and may peacefully and quietly have, hold and enjoy the
         Premises for the term of this Lease, provided however, that this
         covenant shall be conditioned upon the retention of title to the
         Premises by the Lessors.

23.      SUCCESSORS AND ASSIGNS

         The covenants and conditions herein contained shall, subject to the
         provisions as to assignment, apply to and bind the heirs, successors,
         executors, administrators, and assigns of the parties hereto.

24.      GOVERNING LAW

         This Lease shall be interpreted and construed in accordance with the
         laws of the Commonwealth of Pennsylvania.

25.      ENTIRE AGREEMENT

         This instrument contains the entire agreement between the parties and
         the execution hereof has not been induced by either party by any
         presentation, promises, or understandings not expressed herein. Any
         changes or modifications to this Lease must be by way of a writing
         executed by all parties hereto.

IN WITNESS WHEREOF, the parties hereto have set their hand and seal as of the
date and year first written above.


The 12/31/87 Trusts of Susan Y.,                Amkor Electronics, Inc.
David D., and John T. Kim


By: /s/ Memma S. Kilgannon                      By: /s/ Frank Marcucci
   ----------------------------------              -----------------------------
   Memma S. Kilgannon                              Frank Marcucci, Executive VP
   As Agent for the 12/31/87 Trusts
   of Susan Y., David D., and John T.
   Kim


                                       8
<PAGE>   9

                      AMENDMENT TO COMMERCIAL OFFICE LEASE


         This Amendment to Commercial Office Lease ("Amendment") is entered into
this 24th day of April 1997 by and between the 12/31/87 Trusts of Susan Y.,
David D., and John T. Kim ("Lessors"), c/o Amkor Electronics, Inc., Attn. Memma
S. Kilgannon, Agent, 1345 Enterprise Drive, West Chester, Pennsylvania 19380 and
Amkor Electronics, Inc., ("Lessee") a Pennsylvania corporation, with its
principal office at 1345 Enterprise Drive, West Chester, Pennsylvania 19380
(collectively "Parties").

         WHEREAS, the Parties entered into a Commercial Office Lease dated June
14, 1996 ("Lease") under which the Lessors did demise and let unto Lessee that
certain 42,682 square foot building located at 1900 South Price Road, Chandler,
Arizona ("Premises"); and

         WHEREAS, the Parties desire to amend Section 13 of said Lease.

         NOW, THEREFORE, intending to be legally bound, the Parties hereby agree
as follows:

1.       The current provision under Section 13 shall be designated and
         hereinafter referred to as subpart "a" and the following new subpart
         "b" shall be hereby added:

         13.      INDEMNIFICATION OF LESSORS

                  b.       Lessee shall further indemnify, defend and hold the
                           Lessors harmless from and against all claims,
                           expenses, liabilities, loss, damage costs, including
                           any actions or proceedings in connection therewith
                           and including reasonable attorneys' fees, incurred in
                           connection with, arising from, due to or as a result
                           of Lessee's, or any other party's, actions,
                           inactions, fault, negligence or performance or
                           non-performance of any responsibilities or
                           obligations with respect to the Premises and related
                           common areas under a certain Maintenance and
                           Indemnity Agreement executed between Lessee and
                           Lessors and dated April 24, 1997. Notwithstanding any
                           of the provisions of this Section b to the contrary,
                           Lessors and Lessee hereby waive any right of recovery
                           against the other for any loss, damage or injury to
                           the extent the same is covered by any applicable
                           policies of insurance.

2.       All other terms and conditions of the Lease shall remain in full force
         and effect.

         IN WITNESS WHEREOF, the Parties hereto have set their hand and seal as
of the date and year first written above.

The 12/31/87 Trusts of Susan Y.,                 Amkor Electronics, Inc.
David D., and John T. Kim


By: /s/ Memma S. Kilgannon                       By: /s/ Frank Marcucci
   --------------------------------------           ----------------------------
   Memma S. Kilgannon                               Frank Marcucci, Executive VP
   As Agent for the 12/31/87 Trusts
   of Susan Y., David D., and John T. Kim



<PAGE>   10
                                                                   

                   SECOND AMENDMENT TO COMMERCIAL OFFICE LEASE


         This Amendment to Commercial Office Lease ("Amendment") is entered into
20th day of May 1997 by and between the 12/31/87 Trusts of Susan Y., David D.,
and John T. Aim ("Lessors"), c/o Amkor Electronics, Inc., Ann. Memma S.
Kilgannon, Agent, 1345 Enterprise Drive, West Chester, Pennsylvania 19380 and
Amkor Electronics, Inc. ("Lessee"), a Pennsylvania corporation, with its
principal office at 1345 Enterprise Drive, West Chester, Pennsylvania 19380
(collectively "Parties").

         WHEREAS, the Parties entered into a Commercial Office Lease dated June
14, 1996 ("Lease") under which the Lessors did demise and let unto Lessee that
certain 42,682 square foot building located at 1900 South Price Road, Chandler,
Arizona ("Premises"), as amended by that certain Amendment to Commercial Office
Lease dated April 24, 1997; and

         WHEREAS, the Parties desire to amend Section 3 of said Lease in regard
to the term thereof NOW, THEREFORE, intending to be legally bound, the Parties
hereby agree as follows:

         1. The initial term of the Lease shall be extended for an additional
five (5) years revising the term from ten (10) years to fifteen (15) years.
Section 3 is hereby amended to read as follows:

                  "The initial term of this Lease shall be for a period of
                  fifteen (15) years beginning on the first (1st) day of June
                  1996 and ending on the thirty-first (31st) day of May 2011."

         2. All other terms and conditions of the Lease shall remain in full
force and effect.

         IN WITNESS WHEREOF, the Parties hereto have set their hand and seal as
of the date and year first written above.

The 12/31/87 Trusts of Susan Y.,                    Amkor Electronics, Inc.
David D., and John T. Kim


By: /s/ Memma S. Kilgannon                          By: /s/ Frank Marcucci
   --------------------------------------           ----------------------------
   Memma S. Kilgannon                               Frank Marcucci, Executive VP
   As Agent for the 12/31/87 Trusts
   of Susan Y., David D., and John T. Kim



