Exhibit 10.1

 

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STANDARD SUBLEASE

MULTI-TENANT

AIR COMMERCIAL REAL ESTATE ASSOCIATION

 

1. Basic Provisions (“Basic Provisions”).

 

1.1 Parties: This Sublease (“Sublease”), dated for reference purposes only
November 4, 2004, is made by and between QAD Inc., a Delaware corporation
(“Sublessor”) and Somera Communications, Inc., a Delaware corporation
(“Sublessee”), (collectively the “Parties”, or individually a “Party”).

 

1.2(a) Premises: That certain portion of the Project (as defined below), known
as 6410 Via Real, Suite C & D, as shown on Exhibits A & B, consisting of
approximately 15,252 square feet (“Premises”). The Premises are located at: 6410
Via Real, in the City of Carpinteria, County of Santa Barbara, State of
California, with zip code 93013. In addition to Lessee’s rights to use and
occupy the Premises as hereinafter specified, Lessee shall have nonexclusive
rights to the Common Areas (as defined below) as hereinafter specified, but
shall not have any rights to the roof, the exterior walls, or the utility
raceways of the building containing the Premises (“Building”) or to any other
buildings in the Project. The Premises, the Building, the Common Areas, the land
upon which they are located, along with all other buildings and improvements
thereon, are herein collectively referred to as the “Project.”

 

1.2(b) Parking: 60 unreserved and 0 reserved vehicle parking spaces.

 

1.3 Term: 6 years and 8.5 months commencing December 1, 2004 (“Commencement
Date”) and ending August 16, 2011 (“Expiration Date”).

 

1.4 Early Possession: December 1, 2004 (“Early Possession Date”).

 

1.5 Base Rent: $17,844.84 per month (“Base Rent)”, payable on the 1st day of
each month commencing March 1, 2005.

 

þ If this box is checked, there are provisions in this Lease for the Base Rent
to be adjusted. The base rent shall be adjusted annually beginning of December
1, 2005, per the formula in paragraph 52.1 of the Master Lease, with the Base
Rent for the first month of the term of this Sublease deemed for purposes of the
first adjustment to be the Base Rent payable per paragraph 1.7(a) of this
Sublease.

 

1.6 SubLessee’s Share of Operating Expenses: fifty-nine percent (59%)
(“SubLessee’s Share”).

 

1.7 Base Rent and Other Monies Paid Upon Execution:

 

(a) Base Rent: $17,844.84 for the period March 1-31, 2005.

 

(b) Security Deposit: $17,844.84 (“Security Deposit”).

 

(c) Other: $6,201.98 for February 1-28, 2005 (Sublessee’s Share of Operating
Expenses other than electrical + $0.19 psf x 2,138 sf for electrical for Suite
C.

 

(d) Total Due Upon Execution of this Lease: $41,891.66.

 

1.8 Agreed Use: general office use, and no other use without Sublessor’s prior
written consent. See Master Lease Addendum for additional terms.

 

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1.9 Real Estate Brokers:

 

(a) Representation: The following real estate brokers (the “Brokers”) and
brokerage relationships exist in this transaction (check applicable boxes):

 

¨                                         
                                                      represents Sublessor
exclusively (“Lessor’s Broker”);

 

¨                                         
                                                      represents Sublessee
exclusively (“Lessee’s Broker”); or

 

þ Leider Hayes Commercial represents both Sublessor and Sublessee (“Dual
Agency”).

 

(b) Payment to Brokers: Upon execution and delivery of this Sublease by both
Parties, Sublessor shall pay to the Brokers the brokerage fee agreed to in a
separate written agreement (or if there is no such agreement, the sum of
                             or                              % of the total Base
Rent for the brokerage services rendered by the Brokers).

 

1.10

 

1.11 Attachments. Attached hereto are the following, all of which constitute a
part of this Sublease:

 

¨ an Addendum consisting of Paragraphs                              through
                             ;

 

þ a plot plan depicting the Premises and/or Project;

 

¨ a current set of the Rules and Regulations;

 

¨ a Work Letter;

 

þ a copy of the Master Lease and the Addendum to Lease;

 

þ other (specify): Building Common Area - Exhibit C.

 

2. Premises.

 

2.1 Letting. Sublessor hereby subleases to Sublessee, and Sublessee hereby
subleases from Sublessor, the Premises, for the term, at the rental, and upon
all of the terms, covenants and conditions set forth in this Sublease. Unless
otherwise provided herein, any statement of size set forth in this Sublease, or
that may have been used in calculating Rent, is an approximation which the
Parties agree is reasonable and any payments based thereon are not subject to
revision whether or not the actual size is more or less. Note: Sublessee is
advised to verify the actual size prior to executing this Sublease.

 

2.2 Condition. Sublessor shall deliver the Premises to Sublessee broom clean and
free of debris on the Commencement Date or the Early Possession Date, whichever
first occurs (“Start Date”), and warrants that the existing electrical,
plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning
systems (“HVAC”), other than those constructed by Lessee, shall be in good
operating condition on said date. If a noncompliance with such warranty exists
as of the Start Date, or if one of such systems or elements should malfunction
or fail within the appropriate warranty period, Sublessor shall, as Sublessor’s
sole obligation with respect to such matter, except as otherwise provided in
this Sublease, promptly after receipt of written notice from Sublessee setting
forth with specificity the nature and extent of such noncompliance, malfunction
or failure, rectify same at Sublessor’s expense. The warranty periods shall be
as follows: (i) 6 months as to the HVAC systems, and (ii) 30 days as to the
remaining systems and other elements. If Sublessee does not give Sublessor the
required notice within the appropriate warranty period, correction of any such
noncompliance, malfunction or failure shall be the obligation of Sublessee at
Sublessee’s sole cost and expense

 

2.3 Compliance. Sublessor warrants that any improvements, alterations or utility
installations made or installed by or on behalf of Sublessor to or on the
Premises comply with all applicable covenants or restrictions of record and
applicable building codes, regulations and ordinances (“Applicable
Requirements”) in effect on the date that they were made or installed. Sublessor
makes no warranty as to the use to which Sublessee will put the Premises or to
modifications which may be required by the Americans with Disabilities Act or
any similar laws as a result of Sublessee’s use. NOTE: Sublessee is responsible
for determining whether or not the zoning and other Applicable Requirements are
appropriate for Sublessee’s intended use, and acknowledges that past uses of the
Premises may no longer be allowed. If the Premises do not comply with said
warranty, Sublessor shall, except as otherwise provided, promptly after receipt
of written notice from Sublessee setting forth with specificity the nature and
extent of such noncompliance, rectify the same.

 

2.4 Acknowledgements. Sublessee acknowledges that: (a) it has been advised by
Sublessor and/or Brokers to satisfy itself with respect to the condition of the
Premises (including but not limited to the electrical, HVAC and fire sprinkler
systems, security, environmental aspects, and compliance with Applicable
Requirements and the Americans with Disabilities Act), and their suitability for
Sublessee’s intended use, (b) Sublessee has made such investigation as it deems
necessary with reference to such matters and assumes all responsibility therefor
as the same relate to its occupancy of the Premises, and (c) neither Sublessor,
Sublessor’s agents, nor Brokers have made any oral or written representations or
warranties with respect to said matters other than as set forth in this

 

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Sublease. In addition, Sublessor acknowledges that: (i) Brokers have made no
representations, promises or warranties concerning Sublessee’s ability to honor
the Sublease or suitability to occupy the Premises, and (ii) it is Sublessor’s
sole responsibility to investigate the financial capability and/or suitability
of all proposed tenants.

 

2.5 Americans with Disabilities Act. In the event that as a result of
Sublessee’s use, or intended use, of the Premises the Americans with
Disabilities Act or any similar law requires modifications or the construction
or installation of improvements in or to the Premises, Building, Project and/or
Common Areas, the Parties agree that such modifications, construction or
improvements shall be made at:    ¨   Sublessor’s expense    þ  Sublessee’s
expense.

 

2.6 Vehicle Parking. Sublessee shall be entitled to use the number of Unreserved
Parking Spaces and Reserved Parking Spaces that have been assigned to Sublessor
under the Master Lease specified in Paragraph 1.2(b) on those portions of the
Common Areas designated from time to time for parking. Sublessee shall not use
more parking spaces than said number.

 

2.7 Common Areas - Definition. The term “Common Areas” is defined as set forth
in the Master Lease.

 

3. Possession.

 

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3.4 Sublessee Compliance. Sublessor shall not be required to tender possession
of the Premises to Sublessee until Sublessee complies with its obligation to
provide evidence of insurance. Pending delivery of such evidence, Sublessee
shall be required to perform all of its obligations under this Sublease from and
after the Start Date, including the payment of Rent, notwithstanding Sublessor’s
election to withhold possession pending receipt of such evidence of insurance.
Further, if Sublessee is required to perform any other conditions prior to or
concurrent with the Start Date, the Start Date shall occur but Sublessor may
elect to withhold possession until such conditions are satisfied.

 

4. Rent and Other Charges.

 

4.1 Rent Defined. All monetary obligations of Sublessee to Sublessor under the
terms of this Sublease (except for the Security Deposit) are deemed to be rent
(“Rent”). Rent shall be payable in lawful money of the United States to
Sublessor at the address stated herein or to such other persons or at such other
places as Sublessor may designate in writing.

 

4.2 Common Area Operating Expenses. Beginning February 1, 2005, Sublessee shall
pay to Sublessor during the term hereof, in addition to the Base Rent,
Sublessee’s Share of Sublessor’s share of all Common Area Operating Expenses, as
hereinafter defined, during each calendar year of the term of this Sublease, in
accordance with the following provisions:

 

(a) “Common Area Operating Expenses” are defined, for purposes of this Sublease,
as defined in the Master Lease.

 

4.3 Utilities. Beginning February 1, 2005, Sublessee shall pay for all water,
gas, heat, light, power, telephone, trash disposal and other utilities and
services supplied to the Premises, together with any taxes thereon. If at any
time in Sublessor’s reasonable judgment, Sublessor determines that Sublessee is
using a disproportionate amount of water, electricity or other commonly metered
utilities, or that Sublessee is generating such a large volume of trash as to
require an increase in the size of the dumpster and/or an increase in the number
of times per month that the dumpster is emptied, then Sublessor may increase
Sublessee’s Base Rent by an amount equal to such increased costs.

 

5. Security Deposit. The rights and obligations of Sublessor and Sublessee as to
said Security Deposit shall be as set forth in Paragraph 5 of the Master Lease
(as modified by Paragraph 7.3 of this Sublease).

 

6.

 

7. Master Lease.

 

7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter
the “Master Lease” attached hereto, wherein The Wright Family C Limited
Partnership, a California limited partnership is the lessor, hereinafter the
“Master Lessor”.

 

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7.2 This Sublease is and shall be at all times subject and subordinate to the
Master Lease.

 

7.3 The terms, conditions and respective obligations of Sublessor and Sublessee
to each other under this Sublease shall be the terms and conditions of the
Master Lease except for those provisions of the Master Lease which are directly
contradicted by this Sublease in which event the terms of this Sublease document
shall control over the Master Lease. Therefore, for the purposes of this
Sublease, wherever in the Master Lease the word “Lessor” is used it shall be
deemed to mean the Sublessor herein and wherever in the Master Lease the word
“Lessee” is used it shall be deemed to mean the Sublessee herein.

 

7.4 During the term of this Sublease and for all periods subsequent for
obligations which have arisen prior to the termination of this Sublease,
Sublessee does hereby expressly assume and agree to perform and comply with, for
the benefit of Sublessor and Master Lessor, each and every obligation of
Sublessor under the Master Lease except for the following paragraphs which are
excluded therefrom: 51 (Option to Extend Term of Lease), 60.2 (Tenant
Improvements) and 62 (Data Center). Sublessee shall have no option to extend the
term of this Sublease.

 

7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are
hereinafter referred to as the “Sublessee’s Assumed Obligations”. The
obligations that sublessee has not assumed under paragraph 7.4 hereof are
hereinafter referred to as the “Sublessor’s Remaining Obligations”.

 

7.6 Sublessee shall hold Sublessor free and harmless from all liability,
judgments, costs, damages, claims or demands, including reasonable attorneys
fees, arising out of Sublessee’s failure to comply with or perform Sublessee’s
Assumed Obligations.

 

7.7 Sublessor agrees to maintain the Master Lease during the entire term of this
Sublease, subject, however, to any earlier termination of the Master Lease
without the fault of the Sublessor, and to comply with or perform Sublessor’s
Remaining Obligations and to hold Sublessee free and harmless from all
liability, judgments, costs, damages, claims or demands arising out of
Sublessor’s failure to comply with or perform Sublessor’s Remaining Obligations.

 

7.8 Sublessor represents to Sublessee that the Master Lease is in full force and
effect and that no default exists on the part of any Party to the Master Lease.

 

8. Assignment of Sublease and Default.

 

8.1 Sublessor hereby assigns and transfers to Master Lessor the Sublessor’s
interest in this Sublease, subject however to the provisions of Paragraph 8.2
hereof.

 

8.2 Master Lessor, by executing this document, agrees that until a Default shall
occur in the performance of Sublessor’s Obligations under the Master Lease, that
Sublessor may receive, collect and enjoy the Rent accruing under this Sublease.
However, if Sublessor shall Default in the performance of its obligations to
Master Lessor then Master Lessor may, at its option, receive and collect,
directly from Sublessee, all Rent owing and to be owed under this Sublease.
Master Lessor shall not, by reason of this assignment of the Sublease nor by
reason of the collection of the Rent from the Sublessee, be deemed liable to
Sublessee for any failure of the Sublessor to perform and comply with
Sublessor’s Remaining Obligations.

 

8.3 Sublessor hereby irrevocably authorizes and directs Sublessee upon receipt
of any written notice from the Master Lessor stating that a Default exists in
the performance of Sublessor’s obligations under the Master Lease, to pay to
Master Lessor the Rent due and to become due under the Sublease. Sublessor
agrees that Sublessee shall have the right to rely upon any such statement and
request from Master Lessor, and that Sublessee shall pay such Rent to Master
Lessor without any obligation or right to inquire as to whether such Default
exists and notwithstanding any notice from or claim from Sublessor to the
contrary and Sublessor shall have no right or claim against Sublessee for any
such Rent so paid by Sublessee.

 

8.4 No changes or modifications shall be made to this Sublease without the
consent of Master Lessor.

 

9. Consent of Master Lessor.

 

9.1 In the event that the Master Lease requires that Sublessor obtain the
consent of Master Lessor to any subletting by Sublessor then, this Sublease
shall not be effective unless, within 10 days of the date hereof, Master Lessor
signs this Sublease thereby giving its consent to this Subletting.

 

9.2 In the event that the obligations of the Sublessor under the Master Lease
have been guaranteed by third parties then neither this Sublease, nor the Master
Lessor’s consent, shall be effective unless, within 10 days of the date hereof,
said guarantors sign this Sublease thereby giving their consent to this
Sublease.

 

9.3 In the event that Master Lessor does give such consent then:

 

(a) Such consent shall not release Sublessor of its obligations or alter the
primary liability of Sublessor to pay the Rent and perform and comply with all
of the obligations of Sublessor to be performed under the Master Lease.

 

(b) The acceptance of Rent by Master Lessor from Sublessee or any one else
liable under the Master Lease shall not be deemed a waiver by Master Lessor of
any provisions of the Master Lease.

 

(c) The consent to this Sublease shall not constitute a consent to any
subsequent subletting or assignment.

 

(d) In the event of any Default of Sublessor under the Master Lease, Master
Lessor may proceed directly against Sublessor, any guarantors or any one else
liable under the Master Lease or this Sublease without first exhausting Master
Lessor’s remedies against any other person or entity liable thereon to Master
Lessor.

 

(f) In the event that Sublessor shall Default in its obligations under the
Master Lease, then Master Lessor, at

 

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its option and without being obligated to do so, may require Sublessee to attorn
to Master Lessor in which event Master Lessor shall undertake the obligations of
Sublessor under this Sublease from the time of the exercise of said option to
termination of this Sublease but Master Lessor shall not be liable for any
prepaid Rent nor any Security Deposit paid by Sublessee, nor shall Master Lessor
be liable for any other Defaults of the Sublessor under the Sublease.

 

9.4 The signatures of the Master Lessor and any Guarantors of Sublessor at the
end of this document shall constitute their consent to the terms of this
Sublease.

 

9.5 Master Lessor acknowledges that, to actual Master Lessor’s knowledge, no
Default presently exists under the Master Lease of obligations to be performed
by Sublessor and that the Master Lease is in full force and effect.

 

10. Additional Brokers Commissions.

 

11. Representations and Indemnities of Broker Relationships. The Parties each
represent and warrant to the other that it has had no dealings with any person,
firm, broker or finder (other than the Brokers, if any) in connection with this
Sublease, and that no one other than said named Brokers is entitled to any
commission or finder’s fee in connection herewith. Sublessee and Sublessor do
each hereby agree to indemnify, protect, defend and hold the other harmless from
and against liability for compensation or charges which may be claimed by any
such unnamed broker, finder or other similar party by reason of any dealings or
actions of the indemnifying Party, including any costs, expenses, attorneys’
fees reasonably incurred with respect thereto.

 

12. Attorney’s fees. If any Party or Broker brings an action or proceeding
involving the Premises whether founded in tort, contract or equity, or to
declare rights hereunder, the Prevailing Party (as hereafter defined) in any
such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys’ fees. Such fees may be awarded in the same suit or recovered in a
separate suit, whether or not such action or proceeding is pursued to decision
or judgment. The term, “Prevailing Party” shall include, without limitation, a
Party or Broker who substantially obtains or defeats the relief sought, as the
case may be, whether by compromise, settlement, judgment, or the abandonment by
the other Party or Broker of its claim or defense. The attorneys’ fees award
shall not be computed in accordance with any court fee schedule, but shall be
such as to fully reimburse all attorneys’ fees reasonably incurred. In addition,
Sublessor shall be entitled to attorneys’ fees, costs and expenses incurred in
the preparation and service of notices of Default and consultations in
connection therewith, whether or not a legal action is subsequently commenced in
connection with such Default or resulting Breach ($200 is a reasonable minimum
per occurrence for such services and consultation).

 

13. No Prior or Other Agreements; Broker Disclaimer. This Sublease contains all
agreements between the Parties with respect to any matter mentioned herein, and
no other prior or contemporaneous agreement or understanding shall be effective.
Sublessor and Sublessee each represents and warrants to the Brokers that it has
made, and is relying solely upon, its own investigation as to the nature,
quality, character and financial responsibility of the other Party to this
Sublease and as to the use, nature, quality and character of the Premises.
Brokers have no responsibility with respect thereto with respect to any default
or breach hereof by either Party. The liability (including court costs and
attorneys’ fees), of any Broker with respect to negotiation, execution, delivery
or performance by either Sublessor or Sublessee under this Sublease or any
amendment or modification hereto shall be limited to an amount up to the fee
received by such Broker pursuant to this Sublease; provided, however, that the
foregoing limitation on each Broker’s liability shall not be applicable to any
gross negligence or willful misconduct of such Broker.

 

14. Tenant Improvements: Sublessee shall be responsible for all improvements,
subject to the terms and conditions of this Sublease and the Master Lease and
Sublessor’s reasonable approval.

 

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15. Signs: Sublessee shall have the exclusive right to install prominent
building signage, subject to the terms and conditions of this Sublease and the
Master Lease and Sublessor’s reasonable approval.

 

16. Building Common Area: In addition to the Common Area that is defined in the
Master Lease, the Building of which the Premises are a part has the following
first floor common area (“Building Common Area”): main entrance, interior
hallway, two stairways, electrical room and restroom. The Building Common Area
is shown on Exhibit C. Sublessor agrees that Sublessee shall have the
nonexclusive right to use the Building Common Area on all the same terms and
conditions as set forth in the Master Lease pertaining to Common Area. Sublessor
agrees to maintain the Building Common Area. As additional common area charges,
Sublessee shall pay Sublessee’s Share of Common Area Expenses as defined in
Paragraph 1.6 multiplied by QAD’s actual expenses for maintaining the Building
Common Area. All Sublessor billing for Common Area expenses, and any disputes
regarding those charges and the charges set forth in paragraph 17 below, shall
be resolved as provided in the Master Lease for Common Area Expenses.

 

17. Building Utilities: In addition to the Other charges set forth in Paragraph
1.7(c), Sublessee will pay for all electrical utilities to the second floor of
the Building, which are separately metered.

 

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL
REAL ESTATE ASSOCIATION OR BY ANY REAL ESTATE BROKER AS TO THE LEGAL
SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS SUBLEASE OR THE
TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

 

1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS SUBLEASE.

 

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE
PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE STRUCTURAL
INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY
OF THE PREMISES FOR SUBLESSEE’S INTENDED USE.

 

WARNING: IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA,
CERTAIN PROVISIONS OF THE SUBLEASE MAY NEED TO BE REVISED TO COMPLY WITH THE
LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED.

 

Execute at:

 

 

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   Executed at:  

Santa Barbara, CA

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On:

 

December 2, 2004

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   On:  

December 2, 2004

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By SUBLESSOR:    By SUBLESSEE: QAD Inc., a Delaware corporation    Somera
Communications, Inc.,     

a Delaware corporation

By:

 

/s/ KARL LOPKER

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   By:  

/s/ JEREMY ROSSEN

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Name Printed:

 

KARL LOPKER

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   Name Printed:  

JEREMY ROSSEN

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Title:

 

CHIEF EXECUTIVE OFFICER

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   Title:  

VICE PRESIDENT

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By:

 

 

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   By:  

 

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Name Printed:

 

 

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   Name Printed:  

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Title:

 

 

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Address:

 

 

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   Address:  

5383 HOLLISTER AVE.

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                                    SANTA BABARA, CA 93111

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Telephone:(         )  

 

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Facsimile:(         )  

 

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Federal ID No.  

 

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   Federal ID No.  

 

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BROKER:        BROKER: Leider Hayes Commercial   

 

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Attn:   Francois DeJohn    Attn:  

 

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Title:   Partner    Title:  

 

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Address:   3700 State Street, Suite 240    Address:  

 

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    Santa Barbara, CA 93105   

 

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Telephone:(805 )   563-2111    Telephone:(         )  

 

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Facsimile:(805 )   898-4360    Facsimile:(         )  

 

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Federal ID No.  

 

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Consent to the above Sublease is hereby given.          Executed at:  

 

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   Executed at:  

 

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On:  

 

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   On:  

 

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By MASTER LESSOR:    By GUARANTOR(S): [See attached Addendum]    By:  

 

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         Federal ID No.  

 

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NOTE: These forms are often modified to meet changing requirements of law and
needs of the industry. Always write or call to make sure you are utilizing the
most current form: AIR COMMERCIAL REAL ESTATE ASSOCIATION, 700 So. Flower St.,
Suite 600, Los Angeles, CA 90017. (213) 687-8777.

 

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Addendum to Standard Sublease

Consent of Master Lessor

 

Master Lessor hereby consents to the subleasing of the Premises to Sublessee
pursuant to the terms of the Sublease; provided, however, that Master Lessor
specifically does not consent to any provision of the Sublease which: (i)
purports to amend provisions of the Master Lease, (ii) provides rights or
benefits to Sublessee beyond those specifically set forth in the Master Lease,
or (iii) imposes obligations on Master Lessor. The consent given by the Master
Lessor to the subleasing of the Premises, shall not include consent to any
specific actions on the part of Sublessor or Sublessee (including, without
limitation, the making of any alterations or improvements to the Premises or the
further subleasing of the Premises or assignment of the Master Lease by
Sublessor) for which the separate approval of Master Lessor is otherwise
required under the Master Lease. Master Lessor’s consent shall not release
Sublessor of any of its obligations under the Master Lease or release or alter
the liability of Sublessor to pay rent and all other sums due under the Master
Lease and to perform and comply with all other obligations of Sublessor under
the Master Lease. As between Master Lessor and Sublessor, the Sublease shall not
alter, amend or otherwise modify any provisions of the Master Lease. Master
Lessor shall have no obligations to any party in connection with the Premises
other than those obligations set forth in the Master Lease.

 

“Master Lessor” THE WRIGHT FAMILY C LIMITED PARTNERSHIP, a California limited
partnership

 

Trustees of The Wright Family Living Trust UTA dated June 19, 1989, as amended,
General Partner By:  

/s/ JEANNE M. BORTOLAZZO

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    Jeanne M. Bortolazzo, General Partner