Exhibit 10.1
 OFFICE LEASE
 BREA FINANCIAL COMMONS




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TABLE OF CONTENTS
 PageARTICLE 1 PREMISES
    
    
    3ARTICLE 2 TERM
    
    
    3ARTICLE 3 RENT; LATE CHARGES
    
    
    4ARTICLE 4 ADDITIONAL RENTAL
    
    
    5ARTICLE 5 ADDITIONAL TAXES
    
    
    10ARTICLE 6 SECURITY
    
    
    10ARTICLE 7 USE OF PREMISES
    
    
    11ARTICLE 8 UTILITIES AND SERVICES
    
    
    13ARTICLE 9 MAINTENANCE AND REPAIRS
    
    
    16ARTICLE 10 ALTERATIONS, ADDITIONS AND IMPROVEMENTS
    
    
    18ARTICLE 11 INDEMNIFICATION AND INSURANCE
    
    
    19ARTICLE 12 DAMAGE OR DESTRUCTION
    
    
    21ARTICLE 13 CONDEMNATION
    
    
    22ARTICLE 14 INTENTIONALLY DELETED
    
    
    22ARTICLE 15 ASSIGNMENT AND SUBLETTING
    
    
    22ARTICLE 16 DEFAULT AND REMEDIES
    
    
    24ARTICLE 17 ATTORNEYS FEES; COSTS OF SUIT
    
    
    26ARTICLE 18 SUBORDINATION AND ATTORNMENT
    
    
    26ARTICLE 19 QUIET ENJOYMENT
    
    
    26ARTICLE 20 PARKING
    
    
    27ARTICLE 21 RULES AND REGULATIONS
    
    
    27ARTICLE 22 ESTOPPEL CERTIFICATES
    
    
    27ARTICLE 23 ENTRY BY LANDLORD
    
    
    27ARTICLE 24 LANDLORDS LEASE UNDERTAKINGS-EXCULPATION FROM
PERSONAL LIABILITY TRANSFER OF LANDLORDS INTEREST
    
    
    28ARTICLE 25 HOLDOVER TENANCY
    
    
    28ARTICLE 26 NOTICES
    
    
    29ARTICLE 27 BROKERS
    
    
    29ARTICLE 28 SIGNAGE RIGHTS
    
    
    29ARTICLE 29 INTENTIONALLY OMITTED
    
    
    30ARTICLE 30 MISCELLANEOUS
    
    
    31
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INDEX
 Page(s)Abated Rent Amount
    
    
    5ADA
    
    
    12Additional Rent
    
    
    15Affiliate
    
    
    22Affiliated Assignee
    
    
    21Alterations
    
    
    17Back Up Power
    
    
    14Base Building
    
    
    12Base Rent
    
    
    4Base Year
    
    
    5BOMA
    
    
    3Broker(s)
    
    
    2Building
    
    
    1Building Structure
    
    
    12Building Systems
    
    
    12Building Top Sign
    
    
    29Building Top Sign Occupancy Requirement
    
    
    29Business Name
    
    
    29Capital Items
    
    
    6Casualty
    
    
    21CC&Rs
    
    
    13Change Order
    
    Exhibit CClaims, Damages and Costs
    
    
    18Commencement Date
    
    
    1Common Areas
    
    
    3Comparison Year
    
    
    9Control
    
    
    20Controlling
    
    
    20Current CC&Rs
    
    
    13Damage Notice
    
    
    21Effective Date
    
    
    1Environmental Damages
    
    
    12Environmental Laws
    
    
    12Event of Default
    
    
    24Excess Electrical Requirements
    
    
    13Expense Year
    
    
    5Fair Market Rental Rate
    
    
    4Final Space Plan
    
    Exhibit CForce Majeure
    
    
    31Future CC&Rs
    
    
    13Future Security Document
    
    
    26Handle
    
    
    12Handled
    
    
    12Handling
    
    
    12Hazardous Materials
    
    
    12Holder
    
    
    26HVAC
    
    
    12Initial Term
    
    
    1Institutional Owner Practices
    
    
    9Interest Rate
    
    
    5Landlord
    
    
    1Landlord Parties
    
    
    28Landlords Lease Undertakings
    
    
    28Landlords Statement
    
    
    9Landlords Work
    
    Exhibit CLate Charge
    
    
    5Laws
    
    
    12Lease
    
    Exhibit FLease Documents
    
    
    28Lease Expiration Date
    
    
    1Leasehold Improvements
    
    
    19Monument Sign
    
    
    30Objectionable Name
    
    
    29OFAC
    
    
    32Operating Expenses
    
    
    6Options to extend the Term
    
    
    1Original Tenant
    
    
    1Other Improvements
    
    
    32Parking Facilities
    
    
    3Parking Rules
    
    Exhibit DParking Spaces
    
    
    26Partial Lease Month Rent
    
    
    5Partial Month
    
    
    1Permitted Transfer
    
    
    21Permitted Use
    
    
    2Premises
    
    
    1Project
    
    
    1Property Taxes
    
    
    5Reimbursements
    
    
    8Renewal Notice
    
    
    4
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Page(s)Renewal Option
    
    
    4Renewal Term
    
    
    4Renewal Term Commencement Date
    
    
    4Renovation Work
    
    
    32Rent
    
    
    5Rentable Area
    
    
    1rentable square feet
    
    
    3Restoration
    
    
    21Restoration Estimate
    
    
    21Rules and Regulations
    
    
    27Security Documents
    
    
    26SNDAA
    
    
    26Standard Lease Provisions
    
    
    2Substantial Completion
    
    Exhibit CSuccessor
    
    
    22Successor Landlord
    
    
    26Taking
    
    
    21Target Term Commencement Date
    
    
    1Tenant Improvement Allowance
    
    Exhibit CTenant Improvement Costs
    
    Exhibit CTenant Improvements
    
    Exhibit CTenant Parties
    
    
    26Tenant Party
    
    
    12Tenants Property
    
    
    19Tenants Security System
    
    
    14Tenants Authorized Representative
    
    Exhibit CTenants Percentage Share
    
    
    9Term
    
    
    1Transfer
    
    
    22Transfer Notice
    
    
    21Transfer Profits
    
    
    21Transferee
    
    
    22Usable Area
    
    
    3usable square feet
    
    
    3Work Letter
    
    Exhibit Cworth at the time of award
    
    
    24
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OFFICE LEASE
 Effective Date
 BASIC LEASE PROVISIONS
 1.
    
    Tenant: CAPITALSOURCE BANK, a California corporation (Original Tenant)2.
    
    Description of Premises/Building/Project:
 2.1
    
    Premises: All of the Rentable Area contained in the Building (defined below), including Suites
100 and 200. The outline of the Premises is shown on Exhibit A.2.2
    
    Rentable Area: Approximately 42,884 square feet (Section 1.3)2.3
    
    Building: The building located at 130 South State College Boulevard, Brea, California2.4
    
    Project: That certain project with all common areas, commonly known as Brea Financial Commons.
 3.
    
    Term:
 3.1
    
    Initial Term: Subject to Section 2.2 of the Standard Lease Provisions, sixty-six (66)
months commencing on the Commencement Date.3.2
    
    Option to extend the Term: One (1) option to extend for five (5) years.3.3
    
    Commencement Date: The earlier to occur of (a) the date that is the later of (i) April 1,
2009 (the Projected Commencement Date) and (ii) one hundred twenty (120) days after the Delivery
Date (as defined in Section 1.2), or (b) the date that Tenant occupies any portion of the Premises
for the conduct of business and not just tenant work or inspections. The Commencement Date is
subject to postponement pursuant to Section 7 of Exhibit C attached hereto.3.4
    
    Lease Expiration Date: The last day of the calendar month which is sixty-six (66) months after
the Commencement Date, which is anticipated to be September 30, 2014.
 4.
    
    Base Rent (Article 3)
 Monthly BaseRent Rate
    
    Monthly Base Rent
    
    Annual Base RentMonths
    
    (S/RSF/mo.)
    
    ($/mo.)
    
    ($/vr.)1
    
    $
    2.15
    
    
    $
    92,200.60
    
    
    
    N/A2-7
    
    $
    0.00
    
    
    $
    0.00
    
    
    $
    0.008-12*
    
    $
    2.15
    
    
    $
    92,200.60
    
    
    
    N/A13-24
    
    $
    2.21
    
    
    $
    94,773.64
    
    
    $
    1,137,283.6825-36
    
    $
    2.28
    
    
    $
    97,775.52
    
    
    $
    1,173,306.2437-48
    
    $
    2.35
    
    
    $
    100,777.40
    
    
    $
    1,209,328.8049-60
    
    $
    2.42
    
    
    $
    103,779.28
    
    
    $
    1,245,351.3661-66
    
    $
    2.49
    
    
    $
    106,781.16
    
    
    
    N/A
 
 *
    
    If the Commencement Date occurs on any day other than the first day of a calendar month, months 1  12 shall
include the partial month (Partial Month) in which the Commencement Date occurs (and the monthly
Base Rent payable with respect to such Partial Month shall be prorated in accordance with Section
3.1.2, below) and the twelve calendar months immediately following such Partial Month. 5.
    
    Additional Rent(Article 4)
 5.1
    
    Base Year: The calendar year 20095.2
    
    Tenants Percentage Share: 100% (Section 4.2)
 6.
    
    Security:See Article 67.
    
    Parking Spaces: See Article 208.
    
    Brokers: Grubb & Ellis Company representing Tenant, and Maguire Properties, L.P. representing
Landlord (Article 27)
 -1-




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9.
    
    Permitted Use: (i) General office and administrative use, (ii) a gym for use by Tenants
employees (to be constructed in accordance with the Final Plans (as defined in Section 2.2 of
Exhibit C attached hereto)), but not the general public, and (iii) any other lawful use which is
allowed within the zoning classification in which the Premises are located and which is consistent
with the existing first-class office character of the Building apart from Tenants use. (Section
7.1)10.
    
    Addresses for Notices(Article 26):
 To:       Tenant
  th
 To:       Landlord
    
    With a copy to:c/o Maguire Properties, Inc.
    
    Gilchrist & Rutter Professional Corporation355 South Grand Avenue, 33rd Floor
    
    1299 Ocean Avenue, Suite 900Los Angeles, California 90071
    
    Santa Monica, California 90401Attn: Senior Vice President Leasing
    
    Attention: Jonathan S. Gross, Esq.
 11.
    
    Address for Payments: All payments payable to Landlord under this Lease shall be sent to the
following address or to such other address as Landlord may designate.
 
 
 12.
    
    Guarantor: None
 Standard Lease Provisions Exhibits A through G
 -2-




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STANDARD LEASE PROVISIONS
 ARTICLE 1
 PREMISES
 Lease of Premises Tenant
 Delivery and Acceptance of Premises Landlords Warranties Exhibit C Delivery Date Exhibit C
 Measurement of the Rentable Area of Premises and the Building
  Rentable Area or rentable square feet and Usable Area or usable square feet BOMA
 Common Areas. Common Areas Parking Facilities
 ARTICLE 2
 TERM
 Term Term Exhibit B
 Commencement. Existing Space
 -3-




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Excess Rent
 Renewal Term
 Renewal Option Renewal Term Renewal Term Commencement Date Renewal Notice
    Fair Market Rental Rate. Fair Market Rental Rate
 ARTICLE 3
 RENT; LATE CHARGES
 Base Rent; Rent
 Base Rent
 -4-




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Partial Lease Month Rent Rent
 nd rd th th th th Abated Rent Amount
  Late Charge; Interest Late Charge Interest Rate
 Additional Rent Additional Rent
 ARTICLE 4
 ADDITIONAL RENTAL
 Payment of Excess Operating Expenses and Property Taxes
 Definitions
 Base Year Expense Year
 Property Taxes
 -5-




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Operating Expenses
          Capital Items
     -6-




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-7-




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Tenants Percentage Share
 Calculation Methods and Adjustments
   Reimbursements
 -8-




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(Institutional Owner Practices)
  Payment Procedure; Estimates. Comparison Year Landlords Statement
 Records; Audit.
 Limitation on Expenses.
 -9-




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Controllable
Expenses
 Tax Challenge Right. Tax Challenge Notice
 ARTICLE 5
 ADDITIONAL TAXES
  ARTICLE 6
 SECURITY
 Letter of Credit LC Stated Amount Exhibit F. LC Expiration Date Exhibit F,
 1st anniversary of the Commencement Date
    
    $
    600,000.002nd anniversary of the Commencement Date
    
    $
    450,000.003rd anniversary of the Commencement Date
    
    $
    300,000.004th anniversary of the Commencement Date
    
    $
    150,000.00
   1st anniversary of the Commencement Date
    
    $
    500,000.002nd anniversary of the Commencement Date
    
    $
    250,000.003rd anniversary of the Commencement Date
    
    $
    175,000.004th anniversary of the Commencement Date
    
    $
    100,000.00
 -10-




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Failure to Reissue, Renew or Replace.
 Application of LC and LC Account Excess Security
 Waiver.
 Expiration of LC.
 Landlords Transfer.
 Bank Obligation.
 ARTICLE 7
 USE OF PREMISES
 Tenants Permitted Use.
 -11-




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Compliance With Laws and Other Requirements.
    Hazardous Materials .
 Definitions .
 Environmental
Laws
 Hazardous
Materials
 Handle Handled or Handling
 Environmental
Damages
 Tenants Obligations .
 Tenant Party
  -12-




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Landlords Obligations.
    CC&Rs.
 ARTICLE 8
 UTILITIES AND SERVICES
 Building Services.
    -13-




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Separately Metered Utilities.
 Tenant Rights and Responsibilities Regarding Utilities and Services.
 Extraordinary Services.
 Security Service. Tenants Security System
 Back-Up Power. Tenant Generator Tenant Electrical
Equipment Generator Plans
 -14-




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Risers.
 Rooftop Equipment.
 Telecommunications Equipment Rooftop
Equipment Rooftop Equipment Area
    UPS/Right to Access Basement. UPS
 -15-




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Interruption of Services.
  Eligibility Period
 ARTICLE 9
 MAINTENANCE AND REPAIRS
 Landlords Obligations.
 Tenants Obligations.
 -16-




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Landlords Rights
 Tenants Right to Perform Actions
 Arbitration
 -17-




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ARTICLE 10
 ALTERATIONS, ADDITIONS AND IMPROVEMENTS
 Landlords Work Exhibit C
 Landlords Consent; Conditions (Alterations)
 Performance of Alterations Work.
 Liens
 Surrender.
 -18-




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ARTICLE 11
 INDEMNIFICATION AND INSURANCE
 Waiver of Liability and Indemnification
 Landlord Indemnified Parties) Claims, Damages and
Costs)
  Tenant Indemnified Parties),
 Property Insurance.
 Leasehold Improvements); Tenants Property),
  Liability Insurance.
  -19-




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Policy Requirements
     Mutual Waiver of Subrogation
 Miscellaneous
 -20-




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Landlords Insurance
 ARTICLE 12
 DAMAGE OR DESTRUCTION
 Landlords Repair Obligation Damage Notice Restoration Estimate Casualty
 Exceptions to Landlords Obligations
 Restoration
 Outside
Completion Date
 Waiver.
 -21-




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ARTICLE 13
 CONDEMNATION
 Taking Taking
 Restoration of Premises
 Award
 Temporary Taking
 Exclusive Remedy
 ARTICLE 14
 INTENTIONALLY DELETED
 ARTICLE 15
 ASSIGNMENT AND SUBLETTING
 Restriction
 General Assignment Sublease Transfer
 Permitted Transfers Affiliate Successor
 Notice to Landlord First Transfer Notice Transfer
Space
 Landlords Options
 -22-




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Landlords Consent; Standards
 Transferee
 nd
         Profits
   -23-




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No Release of Tenants Obligations
 Assumption of Obligations
 Costs
 ARTICLE 16
 DEFAULT AND REMEDIES
 Events of Default By Tenant
        Landlords Right To Terminate Upon Tenant Default
    -24-




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Landlords Right To Continue Lease Upon Tenant Default
 Right of Landlord to Perform.
 Efforts to Relet
 Waiver of Right of Redemption
 Non-Waiver
 Waiver of Trial by Jury
 Cumulative Remedies
 Default by Landlord
 -25-




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ARTICLE 17
 ATTORNEYS
FEES; COSTS OF SUIT
  ARTICLE
18
 SUBORDINATION
AND ATTORNMENT
 Subordination
 Security Documents SNDAA (Holder) Successor Landlord
 Future
Security Document
 Attornment
 Mortgage and Ground Lessor Protection
 ARTICLE
19
 QUIET
ENJOYMENT
  -26-




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ARTICLE 20
 PARKING
 Parking Spaces
     ARTICLE 21
 RULES
AND REGULATIONS
 Rules and Regulations Exhibit D
 ARTICLE 22
 ESTOPPEL CERTIFICATES
  ARTICLE 23
 ENTRY BY LANDLORD
  -27-




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ARTICLE
24
 LEASE
UNDERTAKINGS; EXCULPATION FROM PERSONAL
LIABILITY; TRANSFER OF LANDLORDS INTEREST; WAIVER OF
CONSEQUENTIAL DAMAGES
 Landlords Lease Undertakings Lease Documents Landlords
Lease Undertakings Landlord
Parties
 Sale by Landlord Landlord
 Tenants Lease Undertakings
 Waiver of Consequential Damages Article 25
 ARTICLE
25
 HOLDOVER
TENANCY
  -28-




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ARTICLE 26
 NOTICES
  ARTICLE 27
 BROKERS
 Broker
 ARTICLE 28
 SIGNAGE RIGHTS
   Exterior Signs
 Grant of Rights Building Top Sign Eyebrow Signage
 Definitions
 Business
Name CapitalSource Bank
 Building
Top Sign Occupancy Requirement
 Objectionable
Name
 -29-




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Intentionally Omitted
 Specifications and Permits
 Cost and Maintenance; Removal
 Termination
 Transfer of Rights Permitted Transferee
 Monument Sign Monument
Sign
 Restriction on Landlord
 ARTICLE 29
 BROKERAGE COMMISSION  OFFSET RIGHT
 Tenants Broker
 -30-




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ARTICLE 30
 MISCELLANEOUS
 Entire Agreement
 Amendments
 Successors
 Intentionally Omitted
 Force Majeure Force Majeure
 Intentionally Omitted
 Intentionally Omitted
 Governing Law
 Prohibition Against Recording
 Severability
 Captions
 Interpretation
 Independent Covenants
 Number and Gender
 Time is of the Essence
 Joint and Several Liability
 Intentionally Omitted
 Choice of Jurisdiction
 Rights Reserved by Landlord
 -31-




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Intentionally Omitted.
 Authority
 Transportation Management.
 The Other Improvements Other Improvements
 Renovation of the Project and Other Improvements Renovation Work
 No Partnership or Joint Venture
 Right to Lease
 Counterparts
 OFAC OFAC
 -32-




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ARTICLE 31
 PATIO
 Exhibit C Patio
 Exhibit C
     [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
 -33-




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LANDLORD:MAGUIRE PROPERTIES  130 S. STATE COLLEGE, LLC,a Delaware limited liability companyBy:
Name:
    
    /s/ Douglas J. Gardner

Douglas J. GardnerTitle:
    
    EVPTENANT:CAPITALSOURCE BANK,a California corporationBy:
Name:
    
    /s/ Mark Gordon

Mark GordonTitle:
    
    SVP Corporate Real EstateBy:
Name:
    
    /s/ John A. Bogler

John A. BoglerTitle:
    
    CPO
 -34-