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STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE  NET
 1. Basic Provisions (Basic Provisions)
 1.1 Parties: Lease Lessor Lessee Parties Party
 1.2 Premises: Building) Exhibit A Premises). Section 2
 1.3 Term: Section 3.2 Term) Commencement Date) (Expiration Date). Section 3
 1.4 Base Rent: (Base Rent), st Section 4
 1.5 Agreed Use: Section
6
 1.6 Insuring Party. Insuring Party Section 8
 1.7 Real Estate Brokers: Section 15
 Representation: Brokers)
 Lessors Broker:
 Lessees Broker:
 Payment of Brokers Fees
   1.8 Lessees Address:
 1.9 Lessors Address:




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1.10 Closing Date:
 1.11 Purchase and Sale Agreement: Purchase and
Sale Agreement).
 1.12 Exhibits.
 2. Premises.
 2.1 Letting.
 2.2 Condition.
 2.3 Acknowledgements.
 2.4 Recapture.
 Recapture Notice), Exhibit D Non-Office Premises) Recapture Date)
  3. Term.
 -2-




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3.1 Term; Condition Precedent. Section 1.3
 3.2 Early Termination. Termination Notice), Termination Date) Section 2.3
 4. Rent.
 4.1 Rent Defined. (Rent).
 4.2 Operating Expenses.
 (a) Operating Expenses Section 4.2(b) Section 10
 (Capital Items);
 -3-




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Permitted Capital Costs
 Section 4.2(c) Section 4.2(c)
 Section 4.2(c)
 Lessees Percentage Share
 4.3 Payment.
 -4-




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Section 4.2
  5.
 6. Use.
 6.1 Use.
 6.2 Hazardous Substances.
 Reportable Uses Require Consent Hazardous Substance Environmental Laws Exhibit B Existing HazMat Activities Reportable Use
 Duty to Inform Lessor.
 -5-




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Lessee Remediation.
 Lessee Indemnification.
 Lessor Indemnification.
 Investigation and Remediation.
 6.3 Compliance with Applicable Requirements.
 Lessors Obligations. (Applicable Requirements) Section, 6.3(b) Base Building Building Structure) (HVAC) Building Systems). Section 6.3 (a) Section
4.2
 Lessees Obligations. Section 7.3(a)) Section 6.3(b)
 -6-




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6.4 Inspection; Compliance.
 7. Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations.
 7.1
Lessees Obligations. Section 2.2 2.3 6.3 7.2 9
 7.2
Lessors Obligations. Sections 2.2 7.1 9 Section 7.2 Section 4.2
 7.3
Utility Installations; Trade Fixtures; Alterations.
 (a) Definitions.
 (i) Utility Installations
 Trade Fixtures
 Alterations
 Lessee Owned Alterations and/or Utility Installations Section 7.4(a)
 Lessee Retained Utility Installations Exhibit C
 (b) Consent Required.
 (c) Consent.
 -7-




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No Liens
 7.4 Ownership; Removal; Surrender.
 Lessees Personal Property).
   8. Insurance; Indemnity.
 8.1
 8.2 Liability Insurance.
 Carried by Lessee.
 -8-




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Additional Insured-Managers
or Lessors of Premises Endorsement Amendment of the Pollution Exclusion
Endorsement
 Carried by Lessor. 8.2(a)
 8.3 Property Insurance  Building and Improvements. Section 8.4
 8.4 Lessees Property Insurance.
 8.5 Insurance Policies.
 8.6 Waiver of Subrogation.
 -9-




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8.7 Indemnity.
 Lessor Indemnified
Parties Claims) Section 8.2(a
 Lessee Indemnified Parties Section 8.2(b)
 8.8 Exemption of Lessor from Liability.
 8.9 Waiver of Consequential Damages. Consequential Damages)
 9. Damage or Destruction; Eminent Domain.
 9.1 Casualty .
 Casualty
 -10-




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Material Portion
 Section 9.1(a) Restoration) Insured Loss
 Non-Restoration Notice)
 9.2 Eminent Domain. Condemnation),
 -11-




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9.3 Section 9
 10. Real Property Taxes.
 10.1 Definition of Real Property Taxes. Real Property Taxes Real Property Taxes
 10.2 Payment of Taxes. ction 10.3 Section 4.2
 10.3
Personal Property Taxes.
 11. Utilities.
 12. Assignment and Subletting.
 12.1 Lessors Consent Required; Permitted Transfers.
 -12-




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assign or assignment)
 Affiliate Successor Control,
 12.2 Terms and Conditions Applicable to Assignment and Subletting.
    12.3 Additional Terms and Conditions Applicable to Subletting.
   -13-




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13. Default; Breach; Remedies.
 13.1 Default; Breach. A Default Breach
  Section 16 Section 30 Section 13.1(b)
 Sections 13.1(a) 13.1(b) 13.1(d) 13.1(e)
  debtor
 13.2 Remedies.
 Section 13.1
   -14-




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Section 13.6
 Reference Rate)
   13.3 Late Charges. Late Payment Delinquency
 13.4 Interest. Default Rate) Prime Rate) Section 13.3
 13.5 Breach by Lessor.
 Notice of Breach. Section
 -15-




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13.5(a)
 (b) Performance by Lessee on Behalf of Lessor.
 (c) Limits on Lessors Obligations Under Sections 6.3 and 7.2.
 13.6 Waiver of Consequential Damages. Consequential Damages) Section 13.6
 14.
 15. Brokers Fee. Section 1.7(a)(i) 1.7(a)(ii)
 16. Estoppel Certificates. Responding Party) Requesting Party) Estoppel Certificate
 17. Definition of Lessor. Lessor
 18. Severability.
 19. Days.
 -16-




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20. Limitation on Liability. Section 17
 21. Time of Essence.
 22. No Prior or Other Agreements.
 23. Notices.
 24. Waivers.
 25.
 26. No Right To Holdover.
 27. Cumulative Remedies.
 28. Construction of Agreement.
 -17-




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29. Binding Effect; Choice of Law.
 30.
Subordination; Attornment; Non-Disturbance.
 30.1
Subordination; Attornment. Section 30.2 Security Device), Lender) Section 30.2
 30.2 Non-Disturbance. Section 30.1 Non-Disturbance Agreement)
 30.3
Self-Executing. Section 30
 31. Attorneys Fees Prevailing
Party
 32. Lessors Access; Showing Premises; Repairs. For Sale For Lease For Sublease
 33.
Auctions.
 34. Consents.
 -18-




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35. Quiet Possession.
 36. Security Measures.
 37. Reservations.
 38. Performance Under Protest.
 39. Authority.
 40. Conflict.
 41. Offer.
 42. Amendments.
 43. Multiple Parties.
  -19-




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LESSEE:
OPTICAL COMMUNICATION PRODUCTS, INC.
a Delaware CorporationBy:

/s/ Frederic T. BuyerName Printed: Frederic T. BuyerTitle:
    Senior Vice President & CFOBy:
    /s/ David A. PennerName Printed: David A. PennerTitle:
    Controller -20-




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LESSOR:
DS-VARIEL AVENUE, LLC
a California limited liability companyBy:
    /s/Name Printed:Title:By:Name Printed:Title: -21-




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LEGAL DESCRIPTION




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EXISTING
HAZMAT ACTIVITIES
  1.
    
    Fluorinet FC- 402.
    
    Isopropyl Alcohol3.
    
    Acetone4.
    
    Tech Spray G-3 flux remover5.
    
    Chemtronic electro  wash6.
    
    Rosin 1544 solder flux7.
    
    Mechanical vacuum pump fluid8.
    
    Branson EC9.
    
    Formula 815 G-D.10.
    
    Helium (compressed gas cylinders stored on site)11.
    
    Argon (compressed gas cylinders stored on site)




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LESSEE RETAINED UTILITY INSTALLATIONS
 1.
    
    Liquid Nitrogen System.2.
    
    Three Compressed Air Systems located on the Premises




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NON-OFFICE SPACE
 [attached]