----

| LEASE                                                 |
|-------------------------------------------------------|
| TABLE      OF CONTENTS                                |
|                                                  |   |   |
|                                                  |   |   |
|                                                  |   | PAGE: |
| ARTICLE  1 -      DEFINITIONS               |   |
|                                                  |   |   |
| 1.1                                                   | General | 1 |
| 1.2                                                   | Additional      Rent | 1 |
| 1.3                                                   | Address      for Notices | 1 |
| 1.4                                                   | Agents | 1 |
| 1.5                                                   | Agreed      Interest Rate | 1 |
| 1.6                                                   | Base      Monthly Rate | 1 |
| 1.7                                                   | Building | 1 |
| 1.8                                                   | Commencement      Date | 1 |
| 1.9                                                   | Common      Area | 1 |
| 1.10                                                  | Common      Operating Expense | 1 |
| 1.11                                                  | Consumer      Price Index | 1 |
| 1.12                                                  | Effective      Date | 1 |
| 1.13                                                  | Event      of Tenant's Default | 1 |
| 1.14                                                  | Hazardous      Materials | 1 |
| 1.15                                                  | Insured      and Uninsured Peril | 1 |
| 1.16                                                  | Law | 1 |
| 1.17                                                  | Lease | 1 |
| 1.18                                                  | Lease      Term | 1 |
| 1.19                                                  | Lender | 1 |
| 1.20                                                  | Permitted      Use | 1 |
| 1.21                                                  | Premises | 1 |
| 1.22                                                  | Project | 1 |
| 1.23                                                  | Private      Restrictions | 2 |
| 1.24                                                  | Real      Property Taxes | 2 |
| 1.25                                                  | Scheduled      Commencement Date | 2 |
| 1.26                                                  | Security      Instrument | 2 |
| 1.27                                                  | Summary | 2 |
| 1.28                                                  | Tenant's      Alterations | 2 |
| 1.29                                                  | Tenant's      Share | 2 |
| 1.30                                                  | Trade      Fixtures | 2 |
|                                                  |   |   |
|                                                  |   |   |
| ARTICLE 2 - DEMISE,      CONSTRUCTION, AND ACCEPTANCE | 2 |
|                                                  |   |   |
| 2.1                                                   | Demise      of Premises | 2 |
| 2.2                                                   | Commencement      Date | 2 |
| 2.3                                                   | Construction      of Improvements | 2 |
| 2.4                                                   | Delivery      and Acceptance of Possession | 2 |
| 2.5                                                   | Early      Occupancy | 2 |
|                                                  |   |   |
|                                                  |   |   |
| ARTICLE 3 -      RENT                                 | 3 |
|                                                  |   |   |
| 3.1                                                   | Base      Monthly Rent | 3 |
| 3.2                                                   | Additional      Rent | 3 |
| 3.3                                                   | Payment      of Rent | 3 |
| 3.4                                                   | Late      Charge and Interest on Rent in Default | 3 |
| 3.5                                                   | Security      Deposit | 3 |
|                                                  |   |   |
|                                                  |   |   |
| ARTICLE 4 - USE OF      PREMISES                      | 3 |
|                                                  |   |   |
| 4.1                                                   | Limitation      on Use | 3 |
| 4.2                                                   | Compliance      with Regulations | 3 |
| 4.3                                                   | Outside      Areas | 4 |
| 4.4                                                   | Signs | 4 |
| 4.5                                                   | Parking | 4 |
| 4.6                                                   | Rules      and Regulations | 4 |

----

| LEASE                             |
|-----------------------------------|
| TABLE      OF CONTENTS(continued) |

|                                                               |                                              | PAGE:         |
|--------------------------------------------------------------------|---------------------------------------------------|---------------|
|                                                               |                                              |          |
| ARTICLE 5 - TRADE      FIXTURES AND ALTERATIONS                    | 4                                                 |
|                                                               |                                              |          |
| 5.1                                                                | Trade      Fixtures                               | 4             |
| 5.2                                                                | Tenant's      Alterations                         | 4             |
| 5.3                                                                | Alterations      Required by Law                  | 5             |
| 5.4                                                                | Amortization      of Certain Capital Improvements | 5             |
| 5.5                                                                | Mechanic's      Liens                             | 5             |
| 5.6                                                                | Taxes      on Tenant's Property                   | 5             |
|                                                               |                                              |          |
| ARTICLE 6 - REPAIR AND      MAINTENANCE                            | 5                                                 |
|                                                               |                                              |          |
| 6.1                                                                | Tenant's      Obligation to Maintain              | 5             |
| 6.2                                                                | Landlord's      Obligation to Maintain            |   6 |
| 6.3                                                                | Control      of Common Area                       | 6             |
|                                                               |                                              |          |
|                                                               |                                              |          |
| ARTICLE 7 - WASTE      DISPOSAL AND UTILITIES                      | 6                                                 |
|                                                               |                                              |          |
| 7.1                                                                | Waste      Disposal                               | 6             |
| 7.2                                                                | Hazardous      Materials                          | 6             |
| 7.3                                                                | Utilities                                         | 7             |
| 7.4                                                                | Compliance      with Governmental Regulations     | 7             |
|                                                               |                                              |          |
|                                                               |                                              |          |
| ARTICLE 8 - COMMON      OPERATING EXPENSES                         | 7                                                 |
|                                                               |                                              |          |
| 8.1                                                                | Tenant's      Obligation to Reimburse             | 7             |
| 8.2                                                                | Common      Operating Expenses Defined            | 8             |
| 8.3                                                                | Real      Property Taxes Defined                  | 8             |
|                                                               |                                              |          |
|                                                               |                                              |          |
| ARTICLE 9 -      INSURANCE                                         | 9                                                 |
|                                                               |                                              |          |
| 9.1                                                                | Tenant's      Insurance                           | 9             |
| 9.2                                                                | Landlord's      Insurance                         | 9             |
| 9.3                                                                | Tenant's      Obligation to Reimburse             | 9             |
| 9.4                                                                | Release      and Waiver of Subrogation            | 9             |
|                                                               |                                              |          |
|                                                               |                                              |          |
| ARTICLE 10 -      LIMITATION ON LANDLORD'S LIABILITY AND INDEMNITY | 10                                                |
|                                                               |                                              |          |
| 10.1                                                               | Limitation      on Landlord's Liability           | 10            |
| 10.2                                                               | Limitation      on Tenant's Recourse              | 10            |
| 10.3                                                               | Indemnification      of Landlord                  | 10            |
|                                                               |                                              |          |
|                                                               |                                              |          |
| ARTICLE 11 - DAMAGE TO      PREMISES                               | 10                                                |
|                                                               |                                              |          |
| 11.1                                                               | Landlord's      Duty to Restore                   | 10            |
| 11.2                                                               | Landlord's      Right to Terminate                | 10            |
| 11.3                                                               | Tenant's      Right to Terminate                  | 11            |
| 11.4                                                               | Abatement      of Rent                            | 11            |

----

| LEASE                             |
|-----------------------------------|
| TABLE      OF CONTENTS(continued) |

|                                                                          |                                                | Page:  |
|-------------------------------------------------------------------------------|-----------------------------------------------------|--------|
|                                                                          |                                                |   |
| ARTICLE 12 -      CONDEMNATION                                                | 11                                                  |
|                                                                          |                                                |   |
| 12.1                                                                          | Landlord's      Termination Right                   | 11     |
| 12.2                                                                          | Tenant's      Termination Right                     | 11     |
| 12.3                                                                          | Restoration      and Abatement of Rent              | 11     |
| 12.4                                                                          | Temporary      Taking                               | 11     |
| 12.5                                                                          | Division      of Condemnation Award                 | 12     |
|                                                                          |                                                |   |
|                                                                          |                                                |   |
| ARTICLE 13 - DEFAULT      AND REMEDIES                                        | 12                                                  |
|                                                                          |                                                |   |
| 13.1                                                                          | Events      of Tenant's Default                     | 12     |
| 13.2                                                                          | Landlord's      Remedies                            | 13     |
| 13.3                                                                          | Waiver                                              | 13     |
| 13.4                                                                          | Limitation      on Exercise of Rights               | 13     |
| 13.5                                                                          | Waiver      by Tenant of Certain Remedies           | 13     |
|                                                                          |                                                |   |
|                                                                          |                                                |   |
| ARTICLE 14 -      ASSIGNMENT AND SUBLETTING                                   | 13                                                  |
|                                                                          |                                                |   |
| 14.1                                                                          | Transfer      by Tenant                             | 13     |
| 14.2                                                                          | Transfer      by Landlord                           | 15     |
|                                                                          |                                                |   |
|                                                                          |                                                |   |
| ARTICLE 15 - GENERAL      PROVISIONS                                          | 15                                                  |
|                                                                          |                                                |   |
| 15.1                                                                          | Landlord's      Right to Enter                      | 15     |
| 15.2                                                                          | Surrender      of the Premises                      | 15     |
| 15.3                                                                          | Holding      Over                                   | 16     |
| 15.4                                                                          | Subordination                                       | 16     |
| 15.5                                                                          | Mortgagee      Protection and Attornment            | 16     |
| 15.6                                                                          | Estoppel      Certificates and Financial Statements | 16     |
| 15.7                                                                          | Reasonable      Consent                             | 16     |
| 15.8                                                                          | Notices                                             | 16     |
| 15.9                                                                          | Attorney's      Fees                                | 17     |
| 15.10                                                                         | Corporate      Authority                            | 17     |
| 15.11                                                                         | Miscellaneous                                       | 17     |
| 15.12                                                                         | Termination      by Exercise of Right               | 17     |
| 15.13                                                                         | Brokerage      Commissions                          | 17     |
| 15.14                                                                         | Force      Majeure                                  | 17     |
| 15.15                                                                         | Entire      Agreement                               | 17     |
|                                                                          |                                                |   |
| EXHIBITS                                                                      |                                                |   |
|                                                                          |                                                |   |
| Exhibit      A -   Site plan of the Project                    |                                                |
|                                                                          |                                                |   |
| Exhibit      B -   Intentionally Deleted                       |                                                |
|                                                                          |                                                |   |
| Exhibit      C -   Approved Floor Plan andSpecifications       |                                                |
|                                                                          |                                                |   |
| Exhibit      D -   Acceptance Agreement                        |                                                |
|                                                                          |                                                |   |
| Exhibit      E -   Description of Private Restrictions         |                                                |
|                                                                          |                                                |   |
| Exhibit      F -   Intentionally Deleted                       |                                                |
|                                                                          |                                                |   |
| Exhibit      G -   Form of Subordination Agreement             |                                                |
|                                                                          |                                                |   |
| Exhibit      H -   Hazardous Materials Questionnaire           |                                                |
|                                                                          |                                                |   |
| Exhibit      I -     Rooftop Terms and    Conditions |                                                |

----

| SECTION                |   |                                                                      |                                                                                                                                                                                                                |              |       |
|------------------------|--------|---------------------------------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------------------|------------|
| (LEASE      REFERENCE) |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| A.                     |   | Lease Reference      Date:  April 15, 2008                      |                                                                                                                                                                                                                |              |
| (Introduction)         |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| B.                     |   | Landlord:                                                                 | OA      OAKCREEK, LLC, a Delaware Limited Liability Company                                                                                                                                                         |
| (Introduction)         |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| C.                     |   | Tenant:                                                                   | Proxim      Wireless Corporation, a Delaware corporation                                                                                                                                                            |
| (Introduction)         |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| D.                     |   | Premises:                                                                 | That      area consisting of  44,815 square feet of gross      leasable                                                                                                                                   |
| (§1.21)           |   |                                                                      | area,      the address of which is 804 Buckeye Court, Milpitas, California,      comprising 100% of the Building as shown on Exhibit      A.                                                                        |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| E.                     |   | Project:                                                                  | The      land and improvements shown on Exhibit      A                                                                                                                                                              |
| (§      1.22)     |   |                                                                      | consisting      of the Building.                                                                                                                                                                                    |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| F.                     |   | Building:                                                                 | The      building in which the Premises are located commonly known as 804 Buckeye      Court, Milpitas, California containing 44,815 square feet of gross      leasable area.                                       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| G.                     |   | Tenant’s      Share:                                                | One      Hundred Percent (100%) of the Building; One Hundred Percent (100%) of the      Project                                                                                                                     |
| (§      1.29)     |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| H.                     |   | Tenant’s      Allocated Parking Stalls:  161      stalls. |
| (§      4.5)      |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| I.                     |   | Commencement      Date:   July      1, 2008                |
| (§      1.26)     |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| J.                     |   | Lease      Term:                                                          | Sixty      three (63) calendar months.                                                                                                                                                                              |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| K.                     |   | Base Monthly      Rent:                                                   | Months      1 -3                                                                                                                                                                                                    | $0.00             |
| (§      3.1)      |   |                                                                      |                                                                                                                                                                                                                | Months      4-12  | $56.019.00 |
|                   |   |                                                                      |                                                                                                                                                                                                                | Months      13-24 | $57,699.57 |
|                   |   |                                                                      |                                                                                                                                                                                                                | Months      25-36 | $59,430.56 |
|                   |   |                                                                      |                                                                                                                                                                                                                | Months      37-48 | $61,213.47 |
|                   |   |                                                                      |                                                                                                                                                                                                                | Months      49-60 | $63,049.88 |
|                   |   |                                                                      |                                                                                                                                                                                                                | Months      61-63 | $64,941.37 |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| L.                     |   | Prepaid      Rent:                                                        | One  month’s      rent in the sum of $56,019.00 shall be paid on Lease execution and      credited against Month 4 of the Lease.                                                                    |
| (§      3.3)      |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| M.                     |   | Security      Deposit:                                                    | $250,000.00      paid in cash or by letter of credit, per the terms and provisions set      forth hererin, at time of Lease signature (see Section 3.5 of Lease for      conditional reduction in Security Deposit) |
| (§      3.5)      |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| N.                     |   | Permitted      Use:                                                       | General      office, R&D, engineering, warehousing, light assembly, and      administrative support in conformity with the municipal requirements of      the City of Milpitas.                                 |
| (§      4.1)      |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| O.                     |   | Permitted      Tenant’s Alterations Limit:    $10,000.00            |
| (§      5.2)      |   |                                                                      |                                                                                                                                                                                                                |              |       |
|                   |   |                                                                      |                                                                                                                                                                                                                |              |       |
| P.                     |   | Tenant’s      Liability Insurance Minimum:  $5,000,000.00 |
| (§ 9.1)           |   |                                                                      |                                                                                                                                                                                                                |              |       |

----

| LEASE |
|-------|

| Q.                    |   | Landlord’s      Address:     | C/o      Orchard Partners, LLC                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|-----------------------|--------|------------------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| (§      1.3)     |   |                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | Michael      Biggar, Managing Member |
|                  |   |                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | 2665      N. First St., Suite 310 |
|                  |   |                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | San      Jose, CA 95134 |
|                  |   |                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |   |
| R.(§      1.3)   |   | Tenant’s      Address:       | The      Premises, after the Lease Commencement Date.  Prior to Lease      Commencement:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|                  |   |                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |   |
|                  |   |                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | 2115      O’Nel Dr. |
|                  |   |                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | San      Jose, CA 95131 |
|                  |   |                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |   |
| S.(§      15.13) |   | Retained Real Estate      Brokers: | Wayne Mascia exclusively as      broker for Tenant;      CB Richard Ellis, exclusively as broker for the      Landlord                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|                  |   |                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |   |
| T.(§      1.17)  |   | Lease:                             | This      Lease includes the summary of the Basic Lease Terms, the Lease, and the      following exhibits and addenda:  First Addendum to Lease; Exhibit A (Site      Plan of the Project), Exhibit B      (Intentionally Deleted), Exhibit C      (Approved Floor Plan and Specifications), Exhibit D      (Acceptance Agreement), Exhibit E      (Description of Private Restrictions), Exhibit F      (intentionally deleted), Exhibit G (Form      of Subordination Agreement), Exhibit H      (Hazardous Materials Questionnaire), and Exhibit I  (Rooftop      Terms and Conditions). |

| LANDLORD:                                                            |   | TENANT:                                                  |
|----------------------------------------------------------------------|--------|----------------------------------------------------------|
|                                                                 |   |                                                     |
| OA      OAKCREEK, LLC, a Delaware limited liability company          |   | Proxim      Wireless Corporation, a Delaware corporation |
|                                                                 |   |                                                     |
| By:   Orchard      AEW Fund I, LLC, a Delware limited |   | By:      /s/ Pankaj S.      Manglik                      |
| liability      company, its sole member                              |   |                                                     |
|                                                                 |   | Pankaj S. Manglik,      CEO                              |
| By:  Orchard      A Investor, LLC, a California limited    |   |                                                     |
| liability      company, its Operating Manager                        |   |                                                     |
| It’s:___________________________________                       |   |                                                     |
|                                                                 |   |                                                     |
| By:  /s/ Michael      Biggar                               |   | By:  /s/ Brian J.      Sereda                  |
|                                                                 |   |                                                     |
| ______________________________________                               |   | Brian J.      Sereda                                     |
|                                                                 |   |                                                     |
| It’s:      Manager   4/28/08                    |   | It’s:  CFO                               |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| This      Lease is dated as of the lease reference date specified in Section A of      the Summary and is made by and between the party identified as Landlord in      Section B      of the Summary and the party identified as Tenant in Section C of      the Summary.ARTICLE      1DEFINITIONS   1.1  General:  Any      initially capitalized term that is given a special meaning by this Article      1, the Summary, or by any other provision of this Lease (including the      exhibits attached hereto) shall have such meaning when used in this Lease      or any addendum or amendment hereto unless otherwise clearly indicated by      the context.   1.2  Additional      Rent:  The term "Additional Rent" is defined in §3.2.   1.3  Address for      Notices:  The term "Address for Notices" shall mean the      addresses set forth in Sections Q and      R of the Summary; provided, however, that after the Commencement      Date, Tenant's Address for Notices shall be the address of the      Premises.   1.4  Agents:  The      term "Agents" shall mean the following: (i) with respect to Landlord or      Tenant, the agents, employees, contractors, and invitees of such party;      and (ii) in addition with respect to Tenant, Tenant's subtenants and their      respective agents, employees, contractors, and invitees.   1.5  Agreed Interest      Rate:  The term "Agreed Interest Rate" shall mean that      interest rate determined as of the time it is to be applied that is equal      to the lesser of (i) 5% in excess of the discount rate established by the      Federal Reserve Bank of San Francisco as it may be adjusted from time to      time, or (ii) the maximum interest rate permitted by Law.   1.6  Base Monthly      Rent:  The term "Base Monthly Rent" shall mean the fixed      monthly rent payable by Tenant pursuant to §3.1      which is specified in Section K of      the Summary.   1.7  Building:  The      term "Building" shall mean the building in which the Premises are located      which Building is identified in Section F of      the Summary, the gross leasable area of which is referred to herein as the      "Building Gross Leasable Area."   1.8  Commencement      Date:  The term "Commencement Date" is the date the Lease      Term commences, which term is defined in §2.2.   1.9  Common      Area:  The term "Common Area" shall mean all areas and      facilities within the Project that are not designated by Landlord for the      exclusive use of Tenant or any other lessee or other occupant of the      Project, including the parking areas, access and perimeter roads,      pedestrian sidewalks, landscaped areas, trash enclosures, recreation areas      and the like.   1.10  Common Operating      Expenses:  The term "Common Operating Expenses" is      defined in §8.2.   1.11  Consumer Price      Index:  The term "Consumer  | Price      Index" shall refer to the Consumer Price Index, All Urban Consumers,      subgroup "All Items", for the San Francisco-Oakland-San Jose metropolitan      area (base year 1982-84 equals 100), which is presently being published      monthly by the United States Department of Labor, Bureau of Labor      Statistics.  However, if this Consumer Price Index is changed so      that the base year is altered from that used as of the commencement of the      initial term of this Lease, the Consumer Price Index shall be converted in      accordance with the conversion factor published by the United States      Department of Labor, Bureau of Labor Statistics to obtain the same results      that would have been obtained had the base year not been      changed.  If no conversion factor is available, or if the      Consumer Price Index is otherwise changed, revised or discontinued for any      reason, there shall be substituted in lieu thereof and the term "Consumer      Price Index" shall thereafter refer to the most nearly comparable official      price index of the United States government in order to obtain      substantially the same result as would have been obtained had the original      Consumer Price Index not been discontinued, revised or changed, which      alternative index shall be selected by Landlord and shall be subject to      Tenant's written approval.  1.12  Effective      Date:  The term "Effective Date" shall mean the date the      last signatory to this Lease whose execution is required to make it      binding on the parties hereto shall have executed this Lease.   1.13  Event of Tenant's      Default:  The term "Event of Tenant's Default" is defined      in §13.1.   1.14  Hazardous      Materials:  The terms "Hazardous Materials" and      "Hazardous Materials Laws" are defined in §7.2E.   1.15  Insured and Uninsured      Peril:  The terms "Insured Peril" and "Uninsured Peril"      are defined in §11.2E.   1.16  Law:  The      term "Law" shall mean any judicial decision, statute, constitution,      ordinance, resolution, regulation, rule, administrative order, or other      requirement of any municipal, county, state, federal or other government      agency or authority having jurisdiction over the parties to this Lease or      the Premises, or both, in effect either at the Effective Date or any time      during the Lease Term.   1.17  Lease:  The      term "Lease" shall mean the Summary and all elements of this Lease      identified in Section T of      the Summary, all of which are attached hereto and incorporated herein by      this reference.   1.18  Lease      Term:  The term "Lease Term" shall mean the term of this      Lease which shall commence on the Commencement Date and continue for the      period specified in Section J of      the Summary.   1.19  Lender:  The      term "Lender" shall mean any beneficiary, mortgagee, secured party,      lessor, or other holder of any Security Instrument.   1.20  Permitted      Use:  The term "Permitted Use" shall mean the use      specified in Section N of      the Summary.   1.21  Premises:  The      term "Premises" shall mean that building area described in Section D of      the Summary that is within theBuilding. |

----

| LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|    1.22  Project:  The      term "Project" shall mean that real property and the improvements thereon      which are specified in Section E of      the Summary, the aggregate gross leasable area of which is referred to      herein as the "Project Gross Leasable Area."   1.23  Private      Restrictions:  The term "Private Restrictions" shall mean      all recorded covenants, conditions and restrictions, private agreements,      reciprocal easement agreements, and any other recorded instruments      affecting the use of the Premises which (i) exist as of the Effective      Date, or (ii) are recorded after the Effective Date and are approved by      Tenant.   1.24  Real Property      Taxes:  The term "Real Property Taxes" is defined in      §8.3.   1.25  Scheduled Commencement      Date:  The term "Scheduled Commencement Date" shall mean      the date specified in Section I of      the Summary.   1.26  Security      Instrument:  The term "Security Instrument" shall mean      any underlying lease, mortgage or deed of trust which now or hereafter      affects the Project, and any renewal, modification, consolidation,      replacement or extension thereof.   1.27  Summary:  The      term "Summary" shall mean the Summary of Basic Lease Terms executed by      Landlord and Tenant that is part of this Lease.   1.28  Tenant's      Alterations:  The term "Tenant's Alterations" shall mean      all improvements, additions, alterations, and fixtures installed in the      Premises by Tenant at its expense which are not Trade      Fixtures.   1.29  Tenant's      Share:  The term "Tenant's Share" shall mean the      percentage obtained by dividing Tenant's Gross Leasable Area by the      Building Gross Leasable Area, which as of the Effective Date is the      percentage identified in Section G of      the Summary.   1.30  Trade      Fixtures:  The term "Trade Fixtures" shall mean (i)      Tenant's inventory, furniture, signs, and business equipment, and (ii)      anything affixed to the Premises by Tenant at its expense for purposes of      trade, manufacture, ornament or domestic use (except replacement of      similar work or material originally installed by Landlord) which can be      removed without material injury to the Premises unless such thing has, by      the manner in which it is affixed, become an integral part of the      Premises.ARTICLE      2DEMISE, CONSTRUCTION,      AND ACCEPTANCE   2.1  Demise of      Premises:  Landlord hereby leases to Tenant, and Tenant      leases from Landlord, for the Lease Term upon the terms and conditions of      this Lease, the Premises for Tenant's own use in the conduct of Tenant's      business together with (i) the right to use all of the Parking Stalls on      the Property  (subject to the limitations set forth in §4.5),      and (ii) the non-exclusive right to use the Common Area for ingress to and      egress from the Premises.  Landlord reserves the use of the      exterior walls, the roof and the area beneath and above the Premises,      together with the right to install, maintain, use, and replace ducts,      wires, conduits and pipes leading through the Premises in locations which      will not  | materially      interfere with Tenant's use of the Premises.   2.2  Commencement      Date:  If Landlord is not obligated to construct      improvements prior to the Commencement Date pursuant to §2.3,      then on the Scheduled Commencement Date Landlord shall deliver possession      of the Premises to Tenant and the Lease Term shall commence, and such date      shall be referred to herein as the "Commencement Date".  If      Landlord is required to construct improvements to the Premises prior to      the Commencement Date, then the Scheduled Commencement Date shall be only      an estimate of the actual Commencement Date, and the term of this Lease      shall begin on the first to occur of the following, which shall be the      "Commencement Date": (i) the date Landlord offers to deliver possession of      the Premises to Tenant following substantial completion of all      improvements to be constructed by Landlord pursuant to §2.3      except for punchlist items which do not prevent Tenant from using the      Premises for the Permitted Use and such work as Landlord is required to      perform but cannot complete until Tenant performs necessary portions of      construction work it has elected or is required to do; or (ii) the date      Tenant enters into occupancy of the Premises.   2.3  Construction of      Improvements:  At Landlord’s sole cost and expense,      Landlord shall provide “turn key” interior improvements for the Premises      as follows:A.           Landlord      will construct interior improvements to the Premises as specified and      described in the floor plan and specifications attached as Exhibit C. In      performing this construction, Landlord will comply with all applicable      laws and regulations.B.           The      interior improvements to the Premises will include offices, conference      rooms, manufacturing area, warehouse area, and restrooms, located and      sized as set forth in Exhibit C.Tenant      will cooperate with Landlord in regard to any needed decisions relating to      the design and construction of the interior improvements.  If      Tenant delays any needed decisions or cooperation, and this causes the      delivery of the Premises with interior improvements substantially complete      to be delayed beyond July 1, 2008, all Rent payments hereunder shall      nonetheless commence on that date.Landlord      warrants for 120 days from delivery of the interior improvements that they      will be constructed in a good and workmanlike manner of new materials, and      will be free from defects in materials and workmanship.  Said      warranty applies only to matters of which Landlord is given written notice      within the 120 day warranty period.  If timely notified,      Landlord shall promptly make any repairs and/or replacements at its own      cost and expense.  Repair/replacement by Landlord is Tenant’s      sole remedy for breach of this warranty.  Landlord’s warranty      excludes damages or defects caused by the acts or omissions of      Tenant.  Landlord will assign (on a non-exclusive basis until      the expiration of Landlord's warranty), any and all vendor’s and      manufacturer’s warranties applicable to the Premises and the fixtures and      equipment therein to Tenant.   2.4  Delivery and      Acceptance of Possession:  If this Lease provides that      Landlord must deliver possession of the Premises to Tenant on a certain      date, then if Landlord is unable to deliver possession of the      Premises  |

----

| LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| to      Tenant on or before such date for any reason whatsoever, this Lease shall      not be void or voidable for a period of 180 days thereafter, and Landlord      shall not be liable to Tenant for any loss or damage resulting      therefrom.  Tenant shall accept possession and enter into good      faith occupancy of the entire Premises and commence the operation of its      business therein within 30 days after the Commencement      Date.  Tenant acknowledges that it has had an opportunity to      conduct, and has conducted, such inspections of the Premises as it deems      necessary to evaluate its condition.  Except as otherwise      specifically provided herein, Tenant agrees to accept possession of the      Premises in its then existing condition, "as-is", including all patent and      latent defects.  Except as otherwise specifically provided      herein, Tenant's taking possession of any part of the Premises shall be      deemed to be an acceptance by Tenant of any work of improvement done by      Landlord in such part as complete and in accordance with the terms of this      Lease except for defects of which Tenant has given Landlord written notice      prior to the time Tenant takes possession or within one hundred      twenty  (120) days thereafter.  At the time Landlord      delivers possession of the Premises to Tenant, Landlord and Tenant shall      together execute an acceptance agreement in the form attached as Exhibit D,      appropriately completed.  Landlord shall have no obligation to      deliver possession, nor shall Tenant be entitled to take occupancy, of the      Premises until such acceptance agreement has been executed, and Tenant's      obligation to pay Base Monthly Rent and Additional Rent shall not be      excused or delayed because of Tenant's failure to execute such acceptance      agreement.   2.5  Early      Occupancy:    Starting as soon as feasible on      or after June 1, 2008, Landlord will make reasonable efforts to make      selected portions of the Premises available for Tenant to move in its      furniture, fixtures, and equipment.  The time from the first      such occupancy to the Commencement Date shall be referred to as the “Early      Occupancy Period.”Landlord will provide such      portions of the Premises when they can reasonably be provided within      Landlord’s construction schedule, and without disturbing Landlord’s      construction progress.  Tenant understands and agrees that the      space to be made available will largely or entirely be space identified on      the plans as “manufacturing” or “warehouse”, and that the portions of the      Premises which Landlord is finishing as office and meeting space will      likely be the last completed and the least available prior to July 1,      2008.  Although Landlord will make reasonable efforts to make      space available, both parties understand that Landlord is on a tight      construction schedule to meet all of Tenant’s needs, and that such may not      allow for as much availability of space or as early availability, as      needed by Tenant, and it is understood and agreed that Landlord shall not      under any circumstances have any liability to Tenant for holdover rent      paid by tenant or any other form of damages suffered by Tenant in regard      to any failure to provide space prior to the Commencement      Date.Occupancy during the Early      Occupancy Period shall be subject to all of the terms, covenants and      conditions of the Lease provided, however, that the Rent shall not be      charged nor payable during the Early Occupancy Period, so long as Tenant      does not commence operations in the Premises (i.e., begin stationing      employees in the Premises for their regular  | work,      as opposed to a move-in function).  Once operations are      commenced, however, Tenant will commence to make all payments required      hereunder, and in such event, the “Commencement Date” shall be moved up      from July 1, 2008 to the date on which Tenant commences      operations.  The Expiration Date of the Lease shall remain the      same, however, notwithstanding this earlier CommencementDate. Prior to entering for Early      Occupancy, Tenant will provide Landlord with documentation of insurance      required under the Lease.  All indemnity obligations of the      parties will apply to the Early Occupancy Period.Tenant agrees to and will      cooperate with construction personnel completing the interior improvements      in the Premises and not to cause any delay in the completion of these      improvements.   Any delay in construction  caused      by Tenant’s early occupancy of the Premises will not delay the      Commencement Date.Tenant waives any claims, and      will indemnify, defend, and hold harmless Landlord against any claims of      injury or death to person or damage to property resulting from Tenant’s      entry into the Premises prior to the completion of Landlord’s construction      work.ARTICLE      3RENT   3.1  Base Monthly      Rent:  Commencing on the Commencement Date and continuing      throughout the Lease Term, Tenant shall pay to Landlord the Base Monthly      Rent set forth in Section K of      the Summary.   3.2  Additional      Rent:  Commencing on the Commencement Date and continuing      throughout the Lease Term, Tenant shall pay the following as additional      rent (the "Additional Rent"): (i) any late charges or interest due      Landlord pursuant to §3.4;      (ii) Tenant's Share of Common Operating Expenses as provided in §8.1;      (iii) Landlord's share of any Subrent received by Tenant upon certain      assignments and sublettings as required by §14.1;      (iv) any legal fees and costs due Landlord pursuant to §15.9;      and (v) any other charges due Landlord pursuant to thisLease.   3.3  Payment of      Rent:  Concurrently with the execution of this Lease by      both parties, Tenant shall pay to Landlord the amount set forth in Section L of      the Summary as prepayment of rent for credit against the first      installment(s) of Base Monthly Rent.  All rent required to be      paid in monthly installments shall be paid in advance on the first day of      each calendar month during the Lease Term.  If Section K of      the Summary provides that the Base Monthly Rent is to be increased during      the Lease Term and if the date of such increase does not fall on the first      day of a calendar month, such increase shall become effective on the first      day of the next calendar month.  All rent shall be paid in      lawful money of the United States, without any abatement, deduction or      offset whatsoever (except as specifically provided in §11.4      and §12.3),      and without any prior demand therefor.  Rent shall be paid to      Landlord at its address set forth in Section Q of      the Summary, or at such other place as Landlord may designate from time to      time.  Tenant's obligation to pay Base Monthly Rent and Tenant's      Share of Common Operating Expenses shall be prorated at the commencement      and expiration  |

----

| LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| of      the Lease Term.   3.4  Late Charge and      Interest on Rent in Default:  If any Base Monthly Rent or      Additional Rent is not received by Landlord from Tenant within ten (10)      calendar days after Landlord has notified Tenant in writing that payment      of such rent has not been received by Landlord, then Tenant shall      immediately pay to Landlord a late charge equal to 5% of such delinquent      rent as liquidated damages for Tenant's failure to make timely      payment.  In no event shall this provision for a late charge be      deemed to grant to Tenant a grace period or extension of time within which      to pay any rent or prevent Landlord from exercising any right or remedy      available to Landlord upon Tenant's failure to pay any rent due under this      Lease in a timely fashion, including any right to terminate this Lease      pursuant to §13.2C.  If      any rent remains delinquent for a period in excess of 30 days then, in      addition to such late charge, Tenant shall pay to Landlord interest on any      rent that is not paid when due at the Agreed Interest Rate following the      date such amount became due until paid.   3.5  Security      Deposit:  On the Effective Date, Tenant shall deposit      with Landlord the amount set forth in Section M of      the Summary as security for the performance by Tenant of its obligations      under this Lease, and not as prepayment of rent (the "Security      Deposit").  Landlord may from time to time apply such portion of      the Security Deposit as is reasonably necessary for the following      purposes: (i) to remedy any default by Tenant in the payment of rent or      any other sum due from Tenant to Landlord; (ii) to repair damage to the      Premises caused by Tenant; (iii) to clean the Premises upon termination of      the Lease; and (iv) to remedy any other default of Tenant to the extent      permitted by Law and, in this regard, Tenant hereby waives any restriction      on the uses to which the Security Deposit may be put contained in      California Civil Code Section 1950.7.  In the event the Security      Deposit or any portion thereof is so used, Tenant agrees to pay to      Landlord promptly upon demand (not later than seven (7) days after such      demand is made) an amount in cash sufficient to restore the Security      Deposit to the full original amount (or at Tenant’s election, to increase      the letter of credit used as a Security Deposit to the requisite      amount.  Landlord shall not be deemed a trustee of the Security      Deposit, may use the Security Deposit in business, and shall not be      required to segregate it from its general accounts.  Tenant      shall not be entitled to any interest on the Security      Deposit.  If Landlord transfers the Premises during the Lease      Term, Landlord may pay the Security Deposit to any transferee of      Landlord's interest in conformity with the provisions of California Civil      Code Section 1950.7 and/or any successor statute, in which event the      transferring Landlord will be released from all liability for the return      of the Security Deposit.  The Security Deposit is not an advance      payment of Rent or a measure or limit of Landlord’s damages upon an Event      of Default.  If Tenant (a) has not committed any Event of      Tenant’s Default under the Lease, nor any act which, with the passage of      time or the giving of notice or both would be an Event of Tenant’s      Default: and (b) Tenant has achieved two consecutive fiscal quarters      wherein Tenant’s reviewed and publicly available income and expense      statement shows a  positive net income as determined according      to generally accepted accounting principals, consistently applied, as      reviewed by Tenant’s certified public accountants, the letter of credit or      cash security deposit, as the case may  be, shall      be  | reduced      to the amount of the base rent for the last month of the Lease      Term.  If Landlord is holding a cash deposit, Landlord shall      refund the balance of the Security Deposit to Tenant, or if Landlord is      holding a letter of credit, Landlord shall authorize the bank on which the      letter of credit is drawn to reduce the amount of the letter of credit, in      either case within fifteen (15) days after Tenant makes written request      for such refund/reduction, accompanied by adequate proof that the above      standards have been achieved.  Under no circumstances shall the      Security Deposit be less than the base rent for the last month of the      Lease Term.   3.6  Optional Use of Letter      of Credit.   In lieu of a cash deposit in      satisfaction of all or any part of the Security Deposit required by the      Lease, Tenant may provide all or any portion of the Security Deposit, at      Tenant's sole cost and option, by way of the deposit of an irrevocable      letter of credit (the “Letter of Credit”) in favor of Landlord, to be      held, applied, and returned subject to the provisions of this Lease and      the following additional provisions.A.   Terms.   The      Letter of Credit shall be: (i) for an initial term which ends at least one      (1) year after the Commencement Date and shall provide on its face that it      will be automatically renewed unless the bank on which it is drawn gives      written notice to Landlord at least thirty (30) days before expiration      that it will not be renewed; (ii) drawn upon a local commercial bank      reasonably acceptable to Landlord and payable when presented at a location      within Santa Clara County, California; (iii) in an amount elected by      Tenant (provided that if the amount is less than the total Security      Deposit, Tenant provides the remainder by a cash deposit); (iv) in a form      satisfactory to Landlord in Landlord’s sole discretion; and (v) drafted      such that it may be drawn on by Landlord solely upon submission of a      written certification of Landlord that there exists an Event of Tenant's      Default (as defined in this Lease), that Tenant has not cured such Event      of Tenant’s Default, and that the amount drawn on the Letter of Credit is      the net amount due Landlord as a result of such Event of Tenant’s      Default.   The Letter of Credit shall (vi) name Landlord      (or Landlord’s agent, as Landlord shall direct) as beneficiary; and (vii)      allow Landlord to make partial and multiple draws thereunder up to the      face amount, as determined by Landlord.B.   Keeping Letter of      Credit In Force.   Unless and solely to the extent      that Tenant elects to and does replace part or all of the Letter of Credit      with a further cash deposit, Tenant shall keep the Letter of Credit in      effect during the entire Lease term plus a period of sixty (60) days      thereafter.C.   Notice of Cancellation      of Letter of Credit.   If the bank on which the      Letter of Credit is drawn gives written notice that the Letter of Credit      will not be renewed, this shall be deemed an Event of Tenant's Default      under this Lease, without Landlord being required to give any notice or      opportunity to cure.  Upon such an Event of Tenant’s Default,      Landlord shall be immediately entitled to draw all of the funds available      under the Letter of Credit; provided, that Landlord shall give Tenant five      (5) days written notice of its intent to draw the Letter of Credit because      of non-renewal, and shall not draw on the Letter of Credit for this      particular Event of Tenant’s Default if, within such five (5) day period,      Tenant cures such Event of Tenant’s Default by renewing or replacing the      Letter of  |

----

|   LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Credit      with another meeting all the requirements hereof and providing      documentation thereof as required hereunder or providing a cash security      deposit in the amount of the required Security Deposit, or some      combination of the two, in each event sufficient to restore the Security      Deposit to the amount set forth herein as required at that      time.D.   Expiration of Letter      of Credit.   If Tenant shall allow the Letter of      Credit to expire at any time when it is required to be maintained      hereunder, this shall constitute an independent Event of Tenant’s Default,      without Landlord being required to give any notice or formal opportunity      to cure (but reserving the Tenant’s right, prior to the time Landlord      takes action on the Event of Tenant’s Default, to cure it by putting up      some combination of letter of credit and cash sufficient to restore the      Security Deposit to the amount set forth herein as required at that      time).E.   Failure to Replenish      Cash Security Deposit. Tenant's failure to replenish any cash      Security Deposit which is applied by Landlord, within ten (10) days after      notice that it has been applied, shall be an immediate independent and      separate Event of Tenant's Default, without further notice or opportunity      to cure, which shall entitle Landlord to resort to and draw      on  the Letter of Credit to replenish the cash portion of the      Security Deposit.F.   Effect of Draw on      Letter of Credit.   When a draw is made on the      Letter of Credit, the sum received shall become and remain a part of the      Security Deposit until and unless applied by Landlord pursuant to the      provisions of the Lease.  Any proceeds received by Landlord by      drawing upon the Letter of Credit shall be applied in accordance with the      provisions of this Lease relating to the Security      Deposit.  Tenant waives the provisions of California Code      §1950.7 (which restricts application of a security deposit only to those      sums reasonably necessary to remedy defaults in the payment of rent, to      repair damage caused by Tenant, or to clean premises) and all similar Laws      now in force or subsequently adopted which restrict application of      security deposits to specific purposes.G.   Replenishing Security      Deposit After Draw. If Landlord draws upon the Letter of Credit,      Tenant shall, within ten (10) days after receiving notice of such draw,      provide Landlord with an increased cash Security Deposit or a further      Letter of Credit (which meets all requirements hereof) in the amount of      the draw.  Failure to do so shall constitute an independent and      separate Event of Tenant’s Default without notice or opportunity to      cure.H.   Transfer of Premises      by Landlord.   If Landlord transfers the Premises      during the Lease Term, and if a Letter of Credit is still posted as part      of the Security Deposit, Tenant agrees to take such actions as are      necessary to have the Letter of Credit redrawn in favor of the new owner      of the Premises, at Tenant's sole cost and expense.I.    Transfer of Lease by      Tenant.   If there is any Transfer of the Lease by      Tenant (as defined herein), Tenant shall take such action, at Tenant’s      sole cost and expense, as Landlord shall reasonably request in writing to      cause the Letter of Credit to be reissued or amended or otherwise handled      such that Landlord’s interests are protected, and Landlord may reasonably      make  | compliance      with this provision a condition of Landlord’s approval of a      Transfer.J.    Payment of Landlord’s      Costs and Expenses.  All additional costs and expenses      incurred by Landlord in regard to the Letter of Credit, including but not      limited to any reasonable attorney’s fees incurred by Landlord in the      administration of this Paragraph, shall be paid by Tenant to Landlord as      Additional Rent within ten (10) days after Landlord provides its written      invoice for such costs and expenses.  It is the intent of the      parties that the use of a Letter of Credit should not increase Landlord’s      expenses or obligations at any time, in any way.K.    Lender’s      Rights.   At Landlord’s option, Landlord may require      that the Letter of Credit be made in favor of Landlord’s Lender, directly      or conditionally, in order to satisfy Landlord’s Lender’s      requirements.  If any Lender requires that the Letter of Credit      be in favor of Lender or otherwise demands changes in the Letter of      Credit, at any time, Tenant agrees that it will, at its sole cost and      expense, cause the Letter of Credit to be so reissued or amended that this      is accomplished, or if unable to accomplish same within thirty (30) days,      to replace the Letter of Credit with an equal amount of cash Security      Deposit.ARTICLE      4USE OF      PREMISES   4.1  Limitation on      Use:  Tenant shall use the Premises solely for the      Permitted Use specified in Section N of      the Summary.  Tenant shall not do anything in or about the      Premises which will (i) cause structural injury to the Building, or (ii)      cause damage to any part of the Building except to the extent reasonably      necessary for the installation of Tenant's Trade Fixtures and Tenant's      Alterations, and then only in a manner which has been first approved by      Landlord in writing.  The population density within the Premises      as a whole shall at no time exceed four people for each one thousand      (1,000) rentable square feet in the Premises.  Tenant shall not      operate any equipment within the Premises which will (i) materially damage      the Building or the Common Area, (ii) overload existing electrical systems      or other mechanical equipment servicing the Building, (iii) impair the      efficient operation of the sprinkler system or the heating, ventilating or      air conditioning ("HVAC") equipment within or servicing the Building, or      (iv) damage, overload or corrode the sanitary sewer      system.  Tenant shall not attach, hang or suspend anything from      the ceiling, roof, walls or columns of the Building or set any load on the      floor in excess of the load limits for which such items are designed nor      operate hard wheel forklifts within the Premises except on concrete or VCT      floors.  Any dust, fumes, or waste products generated by      Tenant's use of the Premises shall be contained and disposed so that they      do not (i) create an unreasonable fire or health hazard, (ii) damage the      Premises, or (iii) result in the violation of any Law.  Except      as approved by Landlord, Tenant shall not change the exterior of the      Building or install any equipment or antennas on or make any penetrations      of the exterior or roof of the Building; provided that Tenant shall be      permitted to install its radios, antennas, and related equipment on the      roof of the Building so long as Tenant complies with applicable laws and      regulations, including the Regulations attached hereto as Exhibit      I.  Tenant shall not commit any waste in or about the Premises,      and  |

----

|   LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Tenant      shall keep the Premises in an neat, clean, attractive and orderly      condition, free of any nuisances.  If Landlord designates a      standard window covering for use throughout the Building, Tenant shall use      this standard window covering to cover all windows in the      Premises.  Tenant shall not conduct on any portion of the      Premises or the Project any sale of any kind, including any public or      private auction, fire sale, going out-of-business sale, distress sale or      other liquidation sale.  Notwithstanding anything in this Lease      to the contrary but conditioned upon the accuracy of the last sentence of      this Section 4.1 and subject to Landlord’s obligations under Section 6.2      below, as between Landlord and Tenant: (a) Tenant shall bear the risk of      complying with Title III of the Americans With Disabilities Act of 1990,      any state laws governing handicapped access or architectural barriers, and      all rules, regulations, and guidelines promulgated under such laws, as      amended from time to time (the “Disabilities Acts”) in the Premises; and      (b) Landlord shall bear the risk of complying with the Disabilities Acts      in the Common Areas (subject to reimbursement as set forth in Article 8,      other than compliance that is necessitated by the use of the Premises for      other than the Permitted Use or as a result of any alterations or      additions made by Tenant (which risk and responsibility shall be borne by      Tenant).  Tenant shall indemnify and hold harmless Landlord and      Landlord’s Agents and associated parties from and against any and all      claims which result from Tenant’s failure to comply with its obligations      under this Paragraph.  Landlord hereby represents and warrants      that the Premises, as of the Lease Reference Date and as of the      Commencement Date (after completion of the improvements contemplated by      Section 2.3), fully complies with the Disabilities Acts as in effect on      those dates according to the interpretation and approval of the City of      Milpitas.   4.2  Compliance with      Regulations:  Tenant shall not use the Premises in any      manner which violates any Laws or Private Restrictions which affect the      Premises.  Tenant shall abide by and promptly observe and comply      with all Laws and Private Restrictions.  Tenant shall not use      the Premises in any manner which will cause a cancellation of any      insurance policy covering Tenant's Alternations or any improvements      installed by Landlord at its expense or which poses an unreasonable risk      of damage or injury to the Premises.  Tenant shall not sell, or      permit to be kept, used, or sold in or about the Premises any article      which may be prohibited by the standard form of fire insurance      policy.  Tenant shall comply with all reasonable requirements of      any insurance company, insurance underwriter, or Board of Fire      Underwriters which are necessary to maintain the insurance coverage      carried by either Landlord or Tenant pursuant to this Lease.   4.3  Outside      Areas:  No materials, supplies, tanks or containers,      equipment, finished products or semi-finished products, raw materials,      inoperable vehicles or articles of any nature shall be stored upon or      permitted to remain outside of the Premises except in fully fenced and      screened areas outside the Building which have been designed for such      purpose and have been approved in writing by Landlord for such use by      Tenant.   4.4  Signs:  Tenant      shall not place on any portion of the Premises any sign, placard,      lettering in or on windows, banner, displays or other advertising or      communicative material which is visible from the  | exterior      of the Building without the prior written approval of      Landlord.  All such approved signs shall strictly conform to all      Laws, Private Restrictions, and shall be installed at the expense of      Tenant. Tenant shall maintain such signs in good condition and      repair.  Notwithstanding the foregoing, Landlord shall designate      and approve a location on the Premises for one (1) monument sign for      Tenant.  The size, design and graphics of any permitted signage      shall be subject to Landlord’s approval and compliance with Landlord’s      signage program for the three adjacent buildings owned by Landlord, and      approval by the City of Milpitas. The cost of the signage, installation,      maintenance and ultimate removal shall be the responsibility of      Tenant.  Tenant shall remove the sign at the expiration or      earlier termination of the Lease, if Landlord shall so request at any time      before or after the Lease comes to an end.   4.5  Parking:  Tenant      is allocated and shall have the right to use all of the Parking Stalls      contained within the Property for its use and the use of Tenant's Agents,      the location of which may be designated from time to time by      Landlord.  Tenant shall not at any time use more parking spaces      than the number so allocated to Tenant or park its vehicles or the      vehicles of others in any portion of the Project not designated by      Landlord as a non-exclusive parking area. Tenant shall not have the      exclusive right to use any specific parking space.  If Landlord      grants to any other tenant the exclusive right to use any particular      parking space(s), Tenant shall not use such spaces.  Landlord      reserves the right, after having given Tenant reasonable notice, to have      any vehicles owned by Tenant or Tenant's Agents utilizing parking spaces      in excess of the parking spaces allowed for Tenant's use to be towed away      at Tenant's cost.  All trucks and delivery vehicles shall be (i)      parked at the rear of the Building, (ii) loaded and unloaded in a manner      which does not interfere with the businesses of other occupants of the      Project, and (iii) permitted to remain on the Project only so long as is      reasonably necessary to complete loading and unloading.  In the      event Landlord elects or is required by any Law to limit or control      parking in the Project, whether by validation of parking tickets or any      other method of assessment, Tenant agrees to participate in such      validation or assessment program under such reasonable rules and      regulations as are from time to time established by Landlord.   4.6  Rules and      Regulations:  Landlord may from time to time promulgate      reasonable and nondiscriminatory rules and regulations applicable to all      occupants of the Project for the care and orderly management of the      Project and the safety of its tenants and invitees.  Such rules      and regulations shall be binding upon Tenant upon delivery of a copy      thereof to Tenant, and Tenant agrees to abide by such rules and      regulations.  If there is a conflict between the rules and      regulations and any of the provisions of this Lease, the provisions of      this Lease shall prevail.  Landlord shall not be responsible for      the violation by any other tenant of the Project of any such rules and      regulations.ARTICLE      5TRADE FIXTURES AND      ALTERATIONS   5.1  Trade      Fixtures:  Throughout the Lease Term, Tenant may provide      and install, and shall maintain in good condition, any Trade Fixtures      required in the conduct of its business in the Premises.  All      Trade  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Fixtures      shall remain Tenant's property.   5.2   Tenant's      Alterations:  Construction by Tenant of Tenant's      Alterations shall be governed by the following:A.  Tenant      shall not construct any Tenant's Alterations or otherwise alter the      Premises without Landlord's prior written approval.  Tenant      shall be entitled, without Landlord's prior approval, to make Tenant's      Alterations (i) which do not affect the structural or exterior parts or      water tight character of the Building, and (ii) the reasonably estimated      cost of which, plus the original cost of any part of the Premises removed      or materially altered in connection with such Tenant's Alterations,      together do not exceed the Permitted Tenant Alterations Limit specified in      Section O      of the Summary per work of improvement.  In the event Landlord's      approval for any Tenant's Alterations is required, Tenant shall not      construct the Leasehold Improvement until Landlord has approved in writing      the plans and specifications therefore, and such Tenant's Alterations      shall be constructed substantially in compliance with such approved plans      and specifications by a licensed contractor first approved by      Landlord.  All Tenant's Alterations constructed by Tenant shall      be constructed by a licensed contractor in accordance with all Laws using      new materials of good quality.B.  Tenant      shall not commence construction of any Tenant's Alterations until (i) all      required governmental approvals and permits have been obtained, (ii) all      requirements regarding insurance imposed by this Lease have been      satisfied, (iii) Tenant has given Landlord at least five days' prior      written notice of its intention to commence such construction, and (iv) if      reasonably requested by Landlord, Tenant has obtained contingent liability      and broad form builders' risk insurance in an amount reasonably      satisfactory to Landlord if there are any perils relating to the proposed      construction not covered by insurance carried pursuant to Article      9.C.  All      Tenant's Alterations shall remain the property of Tenant during the Lease      Term but shall not be altered or removed from the Premises.  At      the expiration or sooner termination of the Lease Term, all Tenant's      Alterations shall be surrendered to Landlord as part of the realty and      shall then become Landlord's property, and Landlord shall have no      obligation to reimburse Tenant for all or any portion of the value or cost      thereof; provided, however, that if Landlord requires Tenant to remove any      Tenant's Alterations, Tenant shall so remove such Tenant's Alterations      prior to the expiration or sooner termination of the Lease      Term.  Notwithstanding the foregoing, Tenant shall not be      obligated to remove any Tenant's Alterations with respect to which the      following is true: (i) Tenant was required, or elected, to obtain the      approval of Landlord to the installation of the Leasehold Improvement in      question; (ii) at the time Tenant requested Landlord's approval, Tenant      requested of Landlord in writing that Landlord inform Tenant of whether or      not Landlord would require Tenant to remove such Leasehold Improvement at      the expiration of the Lease Term; and (iii) at the time Landlord granted      its approval, it did not inform Tenant that it would require Tenant to      remove such Leasehold Improvement at the expiration of the Lease      Term.   5.3   Alterations Required      by Law:  Tenant shall make any alteration, addition or      change of any sort to the  | Premises      that is required by any Law because of (i) Tenant's particular use or      change of use of the Premises; (ii) Tenant's application for any permit or      governmental approval; or (iii) Tenant's construction or installation of      any Tenant's Alterations or Trade Fixtures.  Any other      alteration, addition, or change required by Law which is not the      responsibility of Tenant pursuant to the foregoing shall be made by      Landlord (subject to Landlord's right to reimbursement from Tenant      specified in §5.4).   5.4   Amortization of      Certain Capital Improvements: Tenant      shall pay Additional Rent in the event Landlord reasonably elects or is      required to make any of the following kinds of capital improvements to the      Project and the cost thereof is not reimbursable as a Common Operating      Expense: (i) capital improvements required to be constructed in order to      comply with any Law (excluding any Hazardous Materials Law) not in effect      or applicable to the Project as of the Effective Date; (ii) modification      of existing or construction of additional capital improvements or building      service equipment for the purpose of reducing the consumption of utility      services or Common Operating Expenses of the Project; (iii) replacement of      capital improvements or building service equipment existing as of the      Effective Date when required because of normal wear and tear; and (iv)      restoration of any part of the Project that has been damaged by any peril      to the extent the cost thereof is not covered by insurance proceeds      actually recovered by Landlord up to a maximum amount per occurrence of      10% of the then replacement cost of the Project.  The amount of      Additional Rent Tenant is to pay with respect to each such capital      improvement shall be determined as follows:           A.  All      costs paid by Landlord to construct such improvements (including financing      costs) shall be amortized over the useful life of such improvement (as      reasonably determined by Landlord in accordance with generally accepted      accounting principles) with interest on the unamortized balance at the      then prevailing market rate Landlord would pay if it borrowed funds to      construct such improvements from an institutional lender, and Landlord      shall inform Tenant of the monthly amortization payment required to so      amortize such costs, and shall also provide Tenant with the information      upon which such determination is made.           B.  As      Additional Rent, Tenant shall pay at the same time the Base Monthly Rent      is due an amount equal to Tenant's Share of that portion of such monthly      amortization payment fairly allocable to the Building (as reasonably      determined by Landlord) for each month after such improvements are      completed until the first to occur of (i) the expiration of the Lease Term      (as it may be extended), or (ii) the end of the term over which such costs      were amortized.   5.5   Mechanic's      Liens:  Tenant shall keep the Project free from any      liens, and shall pay when due all bills, arising out of any work      performed, materials furnished, or obligations incurred by Tenant or      Tenant's Agents relating to the Project.  If any claim of lien      is recorded (except those caused by Landlord or Landlord's Agents), Tenant      shall bond against or discharge the same within 10 days after the same has      been recorded against the Project.  Should any lien be filed      against the Project or any action be commenced affecting title to the      Project, the party receiving notice of such lien or action shall      immediately give the other partywritten  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| notice      thereof.   5.6  Taxes on Tenant's      Property:  Tenant shall pay before delinquency any and      all taxes, assessments, license fees and public charges levied, assessed      or imposed against Tenant or Tenant's estate in this Lease or the property      of Tenant situated within the Premises which become due during the Lease      Term.  If any tax or other charge is assessed by any      governmental agency because of the execution of this Lease, such tax shall      be paid by Tenant.  On demand by Landlord, Tenant shall furnish      Landlord with satisfactory evidence of these payments.ARTICLE      6REPAIR AND      MAINTENANCE   6.1  Tenant's Obligation to      Maintain:  Except as otherwise provided in §6.2,      §11.1,      and §12.3,      Tenant shall be responsible for the following during the Lease Term      (provided, however, that any items which are stated to be Tenant’s      responsibility under this Section 6.1 where replacement is required and      which replacement is a capital expense under generally accepted accounting      principles, and where the need for such replacement did not result from      Tenant’s failure to carry out its maintenance and repair duties under this      Lease, will be replaced by Landlord rather than Tenant and will be      amortized as set forth in Section 5.4 and Tenant will pay the amortized      cost thereof during the Term as set forth in Section 5.4):           A.      Tenant shall clean and maintain in good order, condition, and repair and      replace when necessary the Premises and every part thereof, through      regular inspections and servicing, including, but not limited to: (i) all      plumbing and sewage facilities (including all sinks, toilets, faucets and      drains), and all ducts, pipes, vents or other parts of the HVAC or      plumbing system; (ii) all fixtures, interior walls, floors, carpets and      ceilings; (iii) all windows, doors, entrances, plate glass, showcases and      skylights (including cleaning both interior and exterior surfaces); (iv)      all electrical facilities and all equipment (including all lighting      fixtures, lamps, bulbs, tubes, fans, vents, exhaust equipment and      systems); and (v) any automatic fire extinguisher equipment in the      Premises           B.  With      respect to utility facilities serving the Premises (including electrical      wiring and conduits, gas lines, water pipes, and plumbing and sewage      fixtures and pipes), Tenant shall be responsible for the maintenance and      repair of any such facilities which serve only the Premises, including all      such facilities that are within the walls or floor, or on the roof of the      Premises, and any part of such facility that is not within the Premises,      but only up to the point where such facilities join a main or other      junction (e.g., sewer main or electrical transformer) from which such      utility services are distributed to other parts of the Project as well as      to the Premises.  Tenant shall replace any damaged or broken      glass in the Premises (including all interior and exterior doors and      windows) with glass of the same kind, size and quality.  Tenant      shall repair any damage to the Premises (including exterior doors and      windows) caused by vandalism or any unauthorized entry.           C.      Tenant shall (i) maintain, repair and replace when necessary all HVAC      equipment which services only the Premises, and shall keep the same in      good  | condition      through regular inspection and servicing, and (ii) maintain continuously      throughout the Lease Term a service contract for the maintenance of all      such HVAC equipment with a licensed HVAC repair and maintenance contractor      approved by Landlord, which contract provides for the periodic inspection      and servicing of the HVAC equipment at least once every 60 days during the      Lease Term.  Notwithstanding the foregoing, Landlord may elect      at any time to assume responsibility for the maintenance, repair and      replacement of such HVAC equipment which serves only the      Premises.  Tenant shall maintain continuously throughout the      Lease Term a service contract for the washing of all windows (both      interior and exterior surfaces) in the Premises with a contractor approved      by Landlord, which contract provides for the periodic washing of all such      windows at least once every 6 months during the Lease      Term.  Upon Landlord’s written request, Tenant shall furnish      Landlord with copies of all such service contracts, which shall provide      that they may not be cancelled or changed without at least 30 days' prior      written notice to Landlord, and shall provide Landlord with the written      inspection report(s) upon written request by Landlord.           D.  All      repairs and replacements required of Tenant shall be promptly made with      new materials of like kind and quality.  If the work affects the      structural parts of the Building or if the estimated cost of any item of      repair or replacement is in excess of the Permitted Tenant's Alterations      Limit, then Tenant shall first obtain Landlord's written approval of the      scope of the work, plans therefore, materials to be used, and the      contractor.E.           It      is understood that mold spores are present essentially everywhere and that      mold can grow in any moist location.  To prevent mold as best      possible, requires prevention of moisture and good housekeeping and      ventilation practices.  Tenant acknowledges the necessity of      housekeeping, ventilation, and moisture control (especially in kitchens,      janitor’s closets, bathrooms, break rooms and around outside walls) for      mold prevention, all to be conducted by Tenant.  In signing this      Lease, Tenant has first inspected the Premises and certifies that it has      not observed mold, mildew or moisture within the      Premises.  Tenant agrees to immediately notify Landlord if it      observes mold/mildew and/or moisture conditions (from any source,      including leaks), and allow Landlord to evaluate and make recommendations      and/or take appropriate corrective action if required      hereunder.  Tenant relieves Landlord from any liability for any      bodily injury or damages to property or any other damage whatsoever caused      by, alleged to be caused by, or associated with moisture or the growth of      or occurrence of mold or mildew on the Premises.  In addition,      execution of this Lease constitutes acknowledgement by Tenant that control      of moisture and mold prevention are integral to its Lease      obligations.   6.2   Landlord'’s Obligation      to Maintain:  Landlord shall repair, maintain and operate      the Common Area and repair and maintain the roof, exterior and structural      parts of the building(s) located on the Project so that the same are kept      in good order and repair.  If there is central HVAC or other      building service equipment and/or utility facilities serving portions of      the Common Area and/or both the Premises and other parts of the Building,      Landlord shall maintain and operate (and replace when necessary) such      equipment.  Landlord  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| shall      not be responsible for repairs required by an accident, fire or other      peril or for damage caused to any part of the Project by any act or      omission of Tenant or Tenant's Agents except as otherwise required by      Article 11.  Landlord may engage contractors of its choice to      perform the obligations required of it by this Article, and the necessity      of any expenditure to perform such obligations shall be at the sole      discretion of Landlord.   6.3   Control of Common      Area:  Landlord shall at all times have exclusive control      of the Common Area.  Landlord shall have the right, without the      same constituting an actual or constructive eviction and without entitling      Tenant to any abatement of rent, to: (i) close any part of the Common Area      to whatever extent required in the opinion of Landlord's counsel to      prevent a dedication thereof or the accrual of any prescriptive rights      therein; (ii) temporarily close the Common Area to perform maintenance or      for any other reason deemed sufficient by Landlord; (iii) change the      shape, size, location and extent of the Common Area; (iv) eliminate from      or add to the Project any land or improvement, including multi-deck      parking structures; (v) make changes to the Common Area including, without      limitation, changes in the location of driveways, entrances, passageways,      doors and doorways, elevators, stairs, restrooms, exits, parking spaces,      parking areas, sidewalks or the direction of the flow of traffic and the      site of the Common Area; (vi) remove unauthorized persons from the      Project; and/or (vii) change the name or address of the Building or      Project.  Tenant shall keep the Common Area clear of all      obstructions created or permitted by Tenant.  If in the opinion      of Landlord unauthorized persons are using any of the Common Area by      reason of the presence of Tenant in the Building, Tenant, upon demand of      Landlord, shall restrain such unauthorized use by appropriate      proceedings.  In exercising any such rights regarding the Common      Area, (i) Landlord shall make a reasonable effort to minimize any      disruption to Tenant's business, and (ii) Landlord shall not exercise its      rights to control the Common Area in a manner that would materially      interfere with Tenant's use of the Premises without first obtaining      Tenant's consent.  Landlord shall have no obligation to provide      guard services or other security measures for the benefit of the      Project.  Tenant assumes all responsibility for the protection      of Tenant and Tenant's Agents from acts of third parties; provided,      however, that nothing contained herein shall prevent Landlord, at its sole      option, from providing security measures for the Project.ARTICLE      7WASTE DISPOSAL AND      UTILITIES   7.1   Waste      Disposal:  Tenant shall store its waste either inside the      Premises or within outside trash enclosures that are fully fenced and      screened in compliance with all Private Restrictions, and designed for      such purpose.  All entrances to such outside trash enclosures      shall be kept closed, and waste shall be stored in such manner as not to      be visible from the exterior of such outside enclosures.  Tenant      shall cause all of its waste to be regularly removed from the Premises at      Tenant's sole cost.  Tenant shall keep all fire corridors and      mechanical equipment rooms in the Premises free and clear of all      obstructions at all times.   7.2   Hazardous      Materials:  Tenant acknowledges receipt of Landlord’s      environmental study by SECOR  | International,      Inc. dated December 5, 2006, as Landlord’s disclosure of the environmental      condition of the Property.  Landlord and Tenant agree as follows      with respect to the existence or use of Hazardous Materials on the      Project:A.  Any handling,      transportation, storage, treatment, disposal or use of Hazardous Materials      by Tenant and Tenant's Agents after the Effective Date in or about the      Project shall strictly comply with all applicable Hazardous Materials      Laws.  Tenant shall indemnify, defend upon demand with counsel      reasonably acceptable to Landlord, and hold harmless Landlord from and      against any liabilities, losses, claims, damages, lost profits,      consequential damages, interest, penalties, fines, monetary sanctions,      attorneys' fees, experts' fees, court costs, remediation costs,      investigation costs, and other expenses which result from or arise in any      manner whatsoever out of the use, storage, treatment, transportation,      release, or disposal of Hazardous Materials on or about the Project by      Tenant or Tenant's Agents after the Effective Date.           B.  If      the presence of Hazardous Materials on the Project caused or permitted by      Tenant or Tenant's Agents after the Effective Date results in      contamination or deterioration of water or soil resulting in a level of      contamination greater than the levels established as acceptable by any      governmental agency having jurisdiction over such contamination, then      Tenant shall promptly take any and all action necessary to investigate and      remediate such contamination if required by Law or as a condition to the      issuance or continuing effectiveness of any governmental approval which      relates to the use of the Project or any part thereof.  Tenant      shall further be solely responsible for, and shall defend, indemnify and      hold Landlord and its agents harmless from and against, all claims, costs      and liabilities, including attorneys' fees and costs, arising out of or in      connection with any investigation and remediation required hereunder to      return the Project to its condition existing prior to the appearance of      such Hazardous Materials.C.  Landlord and Tenant      shall each give written notice to the other as soon as reasonably      practicable of (i) any communication received from any governmental      authority concerning Hazardous Materials which relates to the Project, and      (ii) any contamination of the Project by Hazardous Materials which      constitutes a violation of any Hazardous Materials Law.  Tenant      may use small quantities of household chemicals such as adhesives,      lubricants, and cleaning fluids in order to conduct its business at the      Premises and such other Hazardous Materials as are necessary for the      operation of Tenant's business of which Landlord receives notice prior to      such Hazardous Materials being brought onto the Premises and which      Landlord consents in writing may be brought onto the      Premises.  At any time during the Lease Term, Tenant shall,      within five days after written request therefor received from Landlord,      disclose in writing all Hazardous Materials that are being used by Tenant      on the Project, the nature of such use, and the manner of storage and      disposal.D  Landlord may cause      testing wells to be installed on the Project, and may cause the ground      water to be tested to detect the presence of Hazardous Material by the use      of such tests as are then customarily used for such      purposes.  If Tenant so requests,  Landlord  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| shall      supply Tenant with copies of such test results.  The cost of      such tests and of the installation, maintenance, repair and replacement of      such wells shall be paid by Tenant if such tests disclose the existence of      facts which give rise to liability of Tenant pursuant to its indemnity      given in §7.2A      and/or §7.2B.E.  As used herein, the      term "Hazardous Material," means any hazardous or toxic substance,      material or waste which is or becomes regulated by any local governmental      authority, the State of California or the United States      Government.  The term "Hazardous Material," includes, without      limitation, petroleum products, asbestos, PCB's, and any material or      substance which is (i) listed under Article 9 or defined as hazardous or      extremely hazardous pursuant to Article 11 of Title 22 of the California      Administrative Code, Division 4, Chapter 20, (ii) defined as a "hazardous      waste" pursuant to Section 1004 of the Federal Resource Conservation and      Recovery Act, 42 U.S.C. 6901 et seq. (42 U.S.C. 6903), or (iii) defined as      a "hazardous substance" pursuant to Section 101 of the Comprehensive      Environmental Response; Compensation and Liability Act, 42 U.S.C. 9601 et      seq. (42 U.S.C. 9601).  As used herein, the term "Hazardous      Material Law" shall mean any statute, law, ordinance, or regulation of any      governmental body or agency (including the U.S. Environmental Protection      Agency, the California Regional Water Quality Control Board, and the      California Department of Health Services) which regulates the use,      storage, release or disposal of any Hazardous Material.F.  The obligations of      Landlord and Tenant under this §7.2      shall survive the expiration or earlier termination of the Lease      Term.  The rights and obligations of Landlord and Tenant with      respect to issues relating to Hazardous Materials are exclusively      established by this §7.2.  In      the event of any inconsistency between any other part of this Lease and      this §7.2,      the terms of this §7.2      shall control.   7.3   Utilities:  Tenant      shall promptly pay, as the same become due, all charges for water, gas,      electricity, telephone, sewer service, waste pick-up and any other      utilities, materials or services furnished directly to or used by Tenant      on or about the Premises during the Lease Term, including, without      limitation, (i) meter, use and/or connection fees, hook-up fees, or      standby fee (excluding any connection fees or hook-up fees which relate to      making the existing electrical, gas, and water service available to the      Premises as of the Commencement Date), and (ii) penalties for discontinued      or interrupted service.  If any utility service is not      separately metered to the Premises, then Tenant shall pay its pro rata      share of the cost of such utility service with all others served by the      service not separately metered.  However, if Landlord determines      that Tenant is using a disproportionate amount of any utility service not      separately metered, then Landlord at its election may (i) periodically      charge Tenant, as Additional Rent, a sum equal to Landlord's reasonable      estimate of the cost of Tenant's excess use of such utility service, or      (ii) install a separate meter (at Tenant's expense) to measure the utility      service supplied to the Premises.   7.4  Compliance with      Governmental Regulations:  Landlord and Tenant shall      comply with all rules, regulations and requirements promulgated by      national, state or local governmental agencies or utility      suppliers  | concerning      the use of utility services, including any rationing, limitation or other      control.  Tenant shall not be entitled to terminate this Lease      nor to any abatement in rent by reason of such compliance.ARTICLE  8COMMON OPERATING      EXPENSES   8.1   Tenant's Obligation to      Reimburse:  As Additional Rent, Tenant shall pay Tenant's      Share (specified in Section G of      the Summary) of all Common Operating Expenses; provided, however, if the      Project contains more than one building, then Tenant shall pay Tenant's      Share of all Common Operating Expenses fairly allocable to the Building,      including (i) all Common Operating Expenses paid with respect to the      maintenance, repair, replacement and use of the Building, and (ii) a      proportionate share (based on the Building Gross Leasable Area as a      percentage of the Project Gross Leasable Area) of all Common Operating      Expenses which relate to the Project in general are not fairly allocable      to any one building that is part of the Project.  Tenant shall      pay such share of the actual Common Operating Expenses incurred or paid by      Landlord but not theretofore billed to Tenant within 10 days after receipt      of a written bill therefor from Landlord, on such periodic basis as      Landlord shall designate, but in no event more frequently than once a      month.  Alternatively, Landlord may from time to time require      that Tenant pay Tenant's Share of Common Operating Expenses in advance in      estimated monthly installments, in accordance with the following: (i)      Landlord shall deliver to Tenant Landlord's reasonable estimate of the      Common Operating expenses it anticipates will be paid or incurred for the      Landlord's fiscal year in question; (ii) during such Landlord's fiscal      year Tenant shall pay such share of the estimated Common Operating      Expenses in advance in monthly installments as required by Landlord due      with the installments of Base Monthly Rent; and (iii) within 90 days after      the end of each Landlord's fiscal year, Landlord shall furnish to Tenant a      statement in reasonable detail of the actual Common Operating Expenses      paid or incurred by Landlord during the just ended Landlord's fiscal year      and thereupon there shall be an adjustment between Landlord and Tenant,      with payment to Landlord or credit by Landlord against the next      installment of Base Monthly Rent, as the case may require, within 10 days      after delivery by Landlord to Tenant of said statement, so that Landlord      shall receive the entire amount of Tenant's Share of all Common Operating      Expenses for such Landlord's fiscal year and no more.  Tenant      shall have the right at its expense, exercisable upon reasonable prior      written notice to Landlord, to inspect at Landlord's office during normal      business hours Landlord's books and records as they relate to Common      Operating Expenses.  Such inspection must be within 60 days of      Tenant's receipt of Landlord's annual statement for the same, and shall be      limited to verification of the charges contained in such      statement.  Tenant may not withhold payment of such bill pending      completion of such inspection.   8.2   Common Operating      Expenses Defined:  The term "Common Operating Expenses"      shall mean the following:A.  All costs and      expenses paid or incurred by Landlord in doing the following (including      payments to independent contractors providing services related      to  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| the      performance of the following): (i) maintaining, cleaning, repairing and      resurfacing the roof (including repair of leaks) and the exterior surfaces      (including painting) of all buildings located on the Project; (ii)      maintenance of the liability, fire and property damage insurance covering      the Project carried by Landlord pursuant to 9.2      (including the prepayment of premiums for coverage of up to one year);      (iii) maintaining, repairing, operating and replacing when necessary HVAC      equipment, utility facilities and other building service equipment; (iv)      providing utilities to the Common Area (including lighting, trash removal      and water for landscaping irrigation); (v) complying with all applicable      Laws and Private Restrictions; (vi) operating, maintaining, repairing,      cleaning, painting, restriping and resurfacing the Common Area; (vii)      replacement or installation of lighting fixtures, directional or other      signs and signals, irrigation systems, trees, shrubs, ground cover and      other plant materials, and all landscaping in the Common Area; and (viii)      providing security;B.  The following      costs: (i) Real Property Taxes as defined in §8.3;      (ii) the amount of any "deductible" paid by Landlord with respect to      damage caused by any Insured Peril; (iii) the cost to repair damage caused      by an Uninsured Peril up to a maximum amount in any 12 month period equal      to 2% of the replacement cost of the buildings or other improvements      damaged; and (iv) that portion of all compensation (including benefits and      premiums for workers' compensation and other insurance) paid to or on      behalf of employees of Landlord but only to the extent they are involved      in the performance of the work described by §8.2A      that is fairly allocable to the Project;C.  Fees for management      services rendered by either Landlord or a third party manager engaged by      Landlord (which may be a party affiliated with Landlord), except that the      total amount charged for management services and included in Tenant's      Share of Common Operating Expenses shall not exceed the monthly rate of      four percent (4%) of the Base Monthly Rent.D.  All additional      costs and expenses incurred by Landlord with respect to the operation,      protection, maintenance, repair and replacement of the Project which would      be considered a current expense (and not a capital expenditure) pursuant      to generally accepted accounting principles; provided, however, that      Common Operating Expenses shall not include any of the following: (i)      payments on any loans or ground leases affecting the Project; (ii)      depreciation of any buildings or any major systems of building service      equipment within the Project; (iii) leasing commissions; (iv) the cost of      tenant improvements installed for the exclusive use of other tenants of      the Project; and (v) any cost incurred in complying with Hazardous      Materials Laws, which subject is governed exclusively by §7.2.Notwithstanding      any of the foregoing, to the extent that Landlord is required to replace      any items which are a capital expense under generally accepted accounting      principles, the cost of such replacement will be amortized and paid for      during the term of the Lease on an amortized basis by Tenant under the      provisions of  Section 5.4, and such expenses by Landlord will      not be made part of Common Operating Expenses;    provided,  | however,      that this does not apply if the need for such replacement resulted from      Tenant’s failure to carry out its maintenance and repair duties under this      Lease, in which case, such expense shall be a Common Operating      Expense.   8.3  Real Property Taxes      Defined:  The term "Real Property Taxes" shall mean all      taxes, assessments, levies, and other charges of any kind or nature      whatsoever, general and special, foreseen and unforeseen (including all      installments of principal and interest required to pay any existing or      future general or special assessments for public improvements, services or      benefits, and any increases resulting from reassessments resulting from a      change in ownership, new construction, or any other cause), now or      hereafter imposed by any governmental or quasi-governmental authority or      special district having the direct or indirect power to tax or levy      assessments, which are levied or assessed against, or with respect to the      value, occupancy or use of all or any portion of the Project (as now      constructed or as may at any time hereafter be constructed, altered, or      otherwise changed) or Landlord's interest therein, the fixtures, equipment      and other property of Landlord, real or personal, that are an integral      part of and located on the Project, the gross receipts, income, or rentals      from the Project, or the use of parking areas, public utilities, or energy      within the Project, or Landlord's business of leasing the      Project.  If at any time during the Lease Term the method of      taxation or assessment of the Project prevailing as of the Effective Date      shall be altered so that in lieu of or in addition to any Real Property      Tax described above there shall be levied, assessed or imposed (whether by      reason of a change in the method of taxation or assessment, creation of a      new tax or charge, or any other cause) an alternate or additional tax or      charge (i) on the value, use or occupancy of the Project or Landlord's      interest therein, or (ii) on or measured by the gross receipts, income or      rentals from the Project, on Landlord's business of leasing the Project,      or computed in any manner with respect to the operation of the Project,      then any such tax or charge, however designated, shall be included within      the meaning of the term "Real Property Taxes" for purposes of this      Lease.  If any Real Property Tax is based upon property or rents      unrelated to the Project, then only that part of such Real Property Tax      that is fairly allocable to the Project shall be included within the      meaning of the term "Real Property Taxes". Notwithstanding the foregoing,      the term "Real Property Taxes" shall not include estate, inheritance,      transfer, gift or franchise taxes of Landlord or the federal or state net      income tax imposed on Landlord's income from all sources.ARTICLE      9INSURANCE   9.1      Tenant's      Insurance:  Tenant shall maintain insurance complying      with all of the following:A.   Tenant      shall procure, pay for and keep in full force and effect the      following:(1).  Commercial      general liability insurance, including property damage, against      liability  for personal injury, bodily injury, death and damage      to property occurring in or about, or resulting from an occurrence in or      about, the Premises with combined single limit coverage of not less than      the amount of  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Tenant's      Liability Insurance Minimum specified in Section P of      the Summary, which insurance shall contain a "contractual liability"      endorsement insuring Tenant's performance of Tenant's obligation to      indemnify Landlord contained in §10.3;(2).  Fire      and property damage insurance in so-called "all risk" form insuring      Tenant's Trade Fixtures and Tenant's Alterations for the full actual      replacement cost thereof;(3).  Such      other insurance that is either (i) required by any Lender, or (ii)      reasonably required by Landlord and customarily carried by tenants of      similar property in similar businesses.B.  Where      applicable and required by Landlord, each policy of insurance required to      be carried by Tenant pursuant to this §9.1:      (i) shall name Landlord and such other parties in interest as Landlord      reasonably designates as additional insured; (ii) shall be primary      insurance which provides that the insurer shall be liable for the full      amount of the loss up to and including the total amount of liability set      forth in the declarations without the right of contribution from any other      insurance coverage of Landlord; (iii) shall be in a form satisfactory to      Landlord; (iv) shall be carried with companies reasonably acceptable to      Landlord; (v) shall provide that such policy shall not be subject to      cancellation, lapse or change except after at least 30 days prior written      notice to Landlord so long as such provision of 30 days notice is      reasonably obtainable, but in any event not less than 10 days prior      written notice; (vi) shall not have a "deductible" in excess of such      amount as is approved by Landlord; (vii) shall contain a cross liability      endorsement; and (viii) shall contain a "severability"      clause.  If Tenant has in full force and effect a blanket policy      of liability insurance with the same coverage for the Premises as      described above, as well as other coverage of other premises and      properties of Tenant, or in which Tenant has some interest, such blanket      insurance shall satisfy the requirements of this §9.1.C.   A      copy of each paid-up policy evidencing the insurance required to be      carried by Tenant pursuant to this §9.1      (appropriately authenticated by the insurer) or a certificate of the      insurer, certifying that such policy has been issued, providing the      coverage required by this §9.1,      and containing the provisions specified herein, shall be delivered to      Landlord prior to the time Tenant or any of its Agents enters the Premises      and upon renewal of such policies, but not less than 5 days prior to the      expiration of the term of such coverage.  Landlord may, at any      time, and from time to time, inspect and/or copy any and all insurance      policies required to be procured by Tenant pursuant to this §9.1.      If any Lender or insurance advisor reasonably determines at any time that      the amount of coverage required for any policy of insurance Tenant is to      obtain pursuant to this §9.1      is not adequate, then Tenant shall increase such coverage for such      insurance to such amount as such Lender or insurance advisor reasonably      deems adequate, not to exceed the level of coverage for such insurance      commonly carried by comparable businesses similarly situated.   9.2   Landlord's      Insurance:  Landlord shall have the following obligations      and options regarding insurance:  | A.   Landlord      shall maintain a policy or policies of fire and property damage insurance      in so-called "all risk" form insuring Landlord (and such others as      Landlord may designate) against loss of rents for a period of not less      than 12 months and from physical damage to the Project with coverage of      not less than the full replacement cost thereof.  Landlord may      so insure the Project separately, or may insure the Project with other      property owned by Landlord which Landlord elects to insure together under      the same policy or policies.  Such fire and property damage      insurance (i) may be endorsed to cover loss caused by such additional      perils against which Landlord may elect to insure, including earthquake      and/or flood, and to provide such additional coverage as Landlord      reasonably requires, and (ii) shall contain reasonable "deductibles"      which, in the case of earthquake and flood insurance, may be up to 15% of      the replacement value of the property insured or such higher amount as is      then commercially reasonable.  Landlord shall not be required to      cause such insurance to cover any Trade Fixtures or Tenant's Alterations      of Tenant.B.  Landlord      may maintain a policy or policies of commercial general liability      insurance insuring Landlord (and such others as are designated by      Landlord) against liability for personal injury, bodily injury, death and      damage to property occurring or resulting from an occurrence in, on or      about the Project, with combined single limit coverage in such amount as      Landlord from time to time determines is reasonably necessary for its      protection.   9.3   Tenant's Obligation to      Reimburse:  If Landlord's insurance rates for the      Building are increased at any time during the Lease Term as a result of      the nature of Tenant's use of the Premises, Tenant shall reimburse      Landlord for the full amount of such increase immediately upon receipt of      a bill from Landlord therefore.   9.4   Release and Waiver of      Subrogation:  The parties hereto release each other, and      their respective agents and employees, from any liability for injury to      any person or damage to property that is caused by or results from any      risk insured against under any valid and collectible insurance policy      carried by either of the parties which contains a waiver of subrogation by      the insurer and is in force at the time of such injury or damage; subject      to the following limitations: (i) the foregoing provision  shall      not apply to the commercial general liability insurance described by      subparagraphs §9.1A      and §9.2B;      (ii) such release shall apply to liability resulting from any risk insured      against or covered by self-insurance maintained or provided by Tenant to      satisfy the requirements of §9.1      to the extent permitted by this Lease; and (iii) Tenant shall not be      released from any such liability to the extent any damages resulting from      such injury or damage are not covered by the recovery obtained by Landlord      from such insurance, but only if the insurance in question permits such      partial release in connection with obtaining a waiver of subrogation from      the insurer.  This release shall be in effect only so long as      the applicable insurance policy contains a clause to the effect that this      release shall not affect the right of the insured to recover under such      policy.  Each party shall use reasonable efforts to cause each      insurance policy obtained by it to provide that the insurer waives all      right of recovery by way of subrogation against the other party and its      agents and employees in connectionwith  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| any      injury or damage covered by such policy.  However, if any      insurance policy cannot be obtained with such a waiver of subrogation, or      if such waiver of subrogation is only available at additional cost and the      party for whose benefit the waiver is to be obtained does not pay such      additional cost, then the party obtaining such insurance shall notify the      other party of that fact and thereupon shall be relieved of the obligation      to obtain such waiver of subrogation rights from the insurer with respect      to the particular insurance involved.ARTICLE      10LIMITATION ON      LANDLORD'SLIABILITY AND      INDEMNITY   10.1   Limitation on      Landlord's Liability:  Landlord shall not be liable to      Tenant, nor shall Tenant be entitled to terminate this Lease or to any      abatement of rent (except as expressly provided otherwise herein), for any      injury to Tenant or Tenant's Agents, damage to the property of Tenant or      Tenant's Agents, or loss to Tenant's business resulting from any cause,      including without limitation any: (i) failure, interruption or      installation of any HVAC or other utility system or service; (ii) failure      to furnish or delay in furnishing any utilities or services when such      failure or delay is caused by fire or other peril, the elements, labor      disturbances of any character, or any other accidents or other conditions      beyond the reasonable control of Landlord; (iii) limitation, curtailment,      rationing or restriction on the use of water or electricity, gas or any      other form of energy or any services or utility serving the Project; (iv)      vandalism or forcible entry by unauthorized persons or the criminal act of      any person; or (v) penetration of water into or onto any portion of the      Premises or the Building through roof leaks or      otherwise.  Notwithstanding the foregoing but subject to §9.4,      the provision above under which it is stated that Landlord shall not be      liable shall not apply in case of any any such injury, damage or loss      which is proximately caused by Landlord's willful misconduct or gross      negligence or active negligence where Landlord has had actual notice of      the cause and a reasonable time to cure, but does not cure..   10.2   Limitation on Tenant's      Recourse:  If Landlord is a corporation, trust,      partnership, joint venture, unincorporated association or other form of      business entity: (i) the obligations of Landlord shall not constitute      personal obligations of the officers, directors, trustees, partners, joint      venturers, members, owners, stockholders, or other principals or      representatives of such business entity; and (ii) Tenant shall not have      recourse to the assets of such officers, directors, trustees, partners,      joint venturers, members, owners, stockholders, principals or      representatives except to the extent of their interest in the      Project.  Tenant shall have recourse only to the interest of      Landlord in the Project for the satisfaction of the obligations of      Landlord and shall not have recourse to any other assets of Landlord for      the satisfaction of such obligations.   10.3   Indemnification of      Landlord:  Tenant shall hold harmless, indemnify and      defend Landlord, and its employees, agents and contractors, with competent      counsel reasonably satisfactory to Landlord (and Landlord agrees to accept      counsel that any insurer requires be used), from all liability, penalties,      losses, damages, costs, expenses, causes of action,    claims  | and/or      judgments arising by reason of any death, bodily injury, personal injury      or property damage resulting from (i) any cause or causes whatsoever      (other than the willful misconduct or gross negligence of Landlord or      Landlord’s active negligence where Landlord has had actual notice of the      cause and a reasonable time to cure, but does not cure) occurring in or      about or resulting from an occurrence in or about the Premises during the      Lease Term; (ii) the negligence or willful misconduct of Tenant or its      agents, employees and contractors, wherever the same may occur; or (iii)      an Event of Tenant's Default.  The provisions of this §10.3      shall survive the expiration or sooner termination of this      Lease.ARTICLE      11DAMAGE TO      PREMISES   11.1   Landlord's Duty to      Restore:  If the Premises are damaged by any peril after      the Effective Date, Landlord shall restore the Premises unless the Lease      is terminated by Landlord pursuant to §11.2      or by Tenant pursuant to §11.3.  All      insurance proceeds available from the fire and property damage insurance      carried by Landlord pursuant to §9.2      shall be paid to and become the property of Landlord.  If this      Lease is terminated pursuant to either §11.2      or §11.3,      then all insurance proceeds available from insurance carried by Tenant      which covers loss to property that is Landlord's property or would become      Landlord's property on termination of this Lease shall be paid to and      become the property of Landlord.  If this Lease is not so      terminated, then upon receipt of the insurance proceeds (if the loss is      covered by insurance) and the issuance of all necessary governmental      permits, Landlord shall commence and diligently prosecute to completion      the restoration of the Premises, to the extent then allowed by Law, to      substantially the same condition in which the Premises were immediately      prior to such damage.  Landlord's obligation to restore shall be      limited to the Premises and interior improvements constructed by Landlord      as they existed as of the Commencement Date, excluding any Tenant's      Alterations, Trade Fixtures and/or personal property constructed or      installed by Tenant in the Premises.  Tenant shall forthwith      replace or fully repair all Tenant's Alterations and Trade Fixtures      installed by Tenant and existing at the time of such damage or      destruction, and all insurance proceeds received by Tenant from the      insurance carried by it pursuant to §9.1A(2)      shall be used for such purpose.   11.2   Landlord's Right to      Terminate:  Landlord shall have the right to terminate      this Lease in the event any of the following occurs, which right may be      exercised only by delivery to Tenant of a written notice of election to      terminate within 30 days after the date of such damage:A.  Either      the Project or the Building is damaged by an Insured Peril to such an      extent that the estimated cost to restore exceeds 33% of the then actual      replacement cost thereof;B.  Either      the Project or the Building is damaged by an Uninsured Peril to such an      extent that the estimated cost to restore exceeds 2% of the then actual      replacement cost thereof; provided, however, that Landlord may not      terminate this Lease pursuant to this §11.2B      if one or more tenants of the Project agree  in  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| writing      to pay the amount by which the cost to restore the damage exceeds such      amount and subsequently deposit such amount with Landlord within 30 days      after Landlord has notified Tenant of its election to terminate this      Lease;C.  The      Premises are damaged by any peril within 12 months of the last day of the      Lease Term to such an extent that the estimated cost to restore equals or      exceeds an amount equal to six times the Base Monthly Rent then due;      provided, however, that Landlord may not terminate this Lease pursuant to      this §11.2C      if Tenant, at the time of such damage, has a then valid express written      option to extend the Lease Term and Tenant exercises such option to extend      the Lease Term within 15 days following the date of such damage;      orD.  Either      the Project or the Building is damaged by any peril and, because of the      Laws then in force, (i) cannot be restored at reasonable cost to      substantially the same condition in which it was prior to such damage, or      (ii) cannot be used for the same use being made thereof before such damage      if restored as required by this Article.E.  As      used herein, the following terms shall have the following meanings: (i)      the term "Insured Peril" shall mean a peril actually insured against for      which the insurance proceeds actually received by Landlord are sufficient      (except for any "deductible" amount specified by such insurance) to      restore the Project under then existing building codes to the condition      existing immediately prior to the damage; and (ii) the term "Uninsured      Peril" shall mean any peril which is not an Insured      Peril.  Notwithstanding the foregoing, if the "deductible" for      earthquake or flood insurance exceeds 2% of the replacement cost of the      improvements insured, such peril shall be deemed an "Uninsured      Peril".   11.3   Tenant's Right to      Terminate:  If the Premises are damaged by any peril and      Landlord does not elect to terminate this Lease or is not entitled to      terminate this Lease pursuant to §11.2,      then as soon as reasonably practicable, Landlord shall furnish Tenant with      the written opinion of Landlord's architect or construction consultant as      to when the restoration work required of Landlord may be      completed.  Tenant shall have the right to terminate this Lease      in the event any of the following occurs, which right may be exercised      only by delivery to Landlord of a written notice of election to terminate      within 10  days after Tenant receives from Landlord the estimate      of the time needed to complete such restoration.A.  The      Premises are damaged by any peril and, in the reasonable opinion of      Landlord's architect or construction consultant, the restoration of the      Premises cannot be substantially completed within 180 days after the date      of such damage; orB.  The      Premises are damaged by any peril within 12 months of the last day of the      Lease Term and, in the reasonable opinion of Landlord's architect or      construction consultant, the restoration of the Premises cannot be      substantially completed within 90 days after the date of such damage and      such damage renders unusable more than 30% of the Premises.   11.4   Abatement of      Rent:  In the event of damage to  | the      Premises which does not result in the termination of this Lease, the Base      Monthly Rent and the Additional Rent shall be temporarily abated during      the period of restoration in proportion to the degree to which Tenant's      use of the Premises is impaired by such damage.  Tenant shall      not be entitled to any compensation or damages from Landlord for loss of      Tenant's business or property or for any inconvenience or annoyance caused      by such damage or restoration.  Tenant hereby waives the      provisions of California Civil Code Sections 1932(2) and 1933(4) and the      provisions of any similar law hereinafter enacted.ARTICLE      12CONDEMNATION   12.1   Landlord's Termination      Right:  Landlord shall have the right to terminate this      Lease if, as a result of a taking by means of the exercise of the power of      eminent domain (including a voluntary sale or transfer by Landlord to a      condemnor under threat of condemnation), (i) all or any part of the      Premises is so taken, (ii) more than 10% of the Building Leasable Area is      so taken, or (iii) more than 50% of the Common Area is so      taken.  Any such right to terminate by Landlord must be      exercised within a reasonable period of time, to be effective as of the      date possession is taken by the condemnor.   12.2   Tenant's Termination      Right:  Tenant shall have the right to terminate this      Lease if, as a result of any taking by means of the exercise of the power      of eminent domain (including any voluntary sale or transfer by Landlord to      any condemnor under threat of condemnation), (i) 10% or more of the      Premises is so taken and that part of the Premises that remains cannot be      restored within a reasonable period of time and thereby made reasonably      suitable for the continued operation of the Tenant's business, or (ii)      there is a taking affecting the Common Area and, as a result of such      taking, Landlord cannot provide parking spaces within reasonable walking      distance of the Premises equal in number to at least 80% of the number of      spaces allocated to Tenant by §2.1,      whether by rearrangement of the remaining parking areas in the Common Area      (including construction of multi-deck parking structures or restriping for      compact cars where permitted by Law) or by alternative parking facilities      on other land.  Tenant must exercise such right within a      reasonable period of time, to be effective on the date that possession of      that portion of the Premises or Common Area that is condemned is taken by      the condemnor.   12.3   Restoration and      Abatement of Rent:  If any part of the Premises or the      Common Area is taken by condemnation and this Lease is not terminated,      then Landlord shall restore the remaining portion of the Premises and      Common Area and interior improvements constructed by Landlord as they      existed as of the Commencement Date, excluding any Tenant's Alterations,      Trade Fixtures and/or personal property constructed or installed by      Tenant.  Thereafter, except in the case of a temporary taking,      as of the date possession is taken the Base Monthly Rent shall be reduced      in the same proportion that the floor area of that part of the Premises so      taken (less any addition thereto by reason of any reconstruction) bears to      the original floor area of the Premises.   12.4   Temporary      Taking:  If any portion of  the  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Premises      is temporarily taken for one year or less, this Lease shall remain in      effect.  If any portion of the Premises is temporarily taken by      condemnation for a period which exceeds one year or which extends beyond      the natural expiration of the Lease Term, and such taking materially and      adversely affects Tenant's ability to use the Premises for the Permitted      Use, then Tenant shall have the right to terminate this Lease, effective      on the date possession is taken by the condemnor.   12.5   Division of      Condemnation Award:  Any award made as a result of any      condemnation of the Premises or the Common Area shall belong to and be      paid to Landlord, and Tenant hereby assigns to Landlord all of its right,      title and interest in any such award; provided, however, that Tenant shall      be entitled to receive any condemnation award that is made directly to      Tenant for the following so long as the award made to Landlord is not      thereby reduced: (i) for the taking of personal property or Trade Fixtures      belonging to Tenant; (ii) for the interruption of Tenant's business or its      moving costs; (iii) for loss of Tenant's goodwill; or (iv) for any      temporary taking where this Lease is not terminated as a result of such      taking.  The rights of Landlord and Tenant regarding any      condemnation shall be determined as provided in this Article, and each      party hereby waives the provisions of California Code of Civil Procedure      Section 1265.130 and the provisions of any similar law hereinafter enacted      allowing either party to petition the Superior Court to terminate this      Lease in the event of a partial taking of the Premises.ARTICLE      13DEFAULT AND      REMEDIES   13.1   Events of Tenant's      Default:  Tenant shall be in default of its obligations      under this Lease if any of the following events occurs (an "Event of      Tenant's Default"):A.  Tenant      shall have failed to pay Base Monthly Rent or Additional Rent when due,      and such failure is not cured within 3 days after delivery of written      notice from Landlord specifying such failure to pay; orB.  Tenant      shall have failed to perform any term, covenant, or condition of this      Lease except those requiring the payment of Base Monthly Rent or      Additional Rent, and Tenant shall have failed to cure such breach within      30 days after written notice from Landlord specifying the nature of such      breach where such breach could reasonably be cured within said 30 day      period, or if such breach could not be reasonably cured within said 30 day      period, Tenant shall have failed to commence such cure within said 30 day      period and thereafter continue with due diligence to prosecute such cure      to completion within such time period as is reasonably needed but not to      exceed 90 days from the date of Landlord's notice; orC.  Tenant      shall have sublet the Premises or assigned its interest in the Lease in      violation of the provisions contained in Article 14; orD.  Tenant      shall have abandoned the Premises or left the Premises substantially      vacant; orE.  The      occurrence of the following: (i) the  | making      by Tenant of any general arrangements or assignments for the benefit of      creditors; (ii) Tenant becomes a "debtor" as defined in 11 USC 101 or      any successor statute thereto (unless, in the case of a petition filed      against Tenant, the same is dismissed within 60 days); (iii) the      appointment of a trustee or receiver to take possession of substantially      all of Tenant's assets located at the Premises or of Tenant's interest in      this Lease, where possession is not restored to Tenant within 30 days; or      (iv) the attachment, execution or other judicial seizure of substantially      all of Tenant's assets located at the Premises or of Tenant's interest in      this Lease, where such seizure is not discharged within 30 days; provided,      however, in the event that any provision of this Section 13.1E is contrary      to any applicable Law, such provision shall be of no force or effect;      orF.  Tenant      shall have failed to deliver documents required of it pursuant to §15.4      or §15.6      within the time periods specified therein.   13.2   Landlord's      Remedies:  If an Event of Tenant's Default occurs,      Landlord shall have the following remedies, in addition to all other      rights and remedies provided by any Law or otherwise provided in this      Lease, to which Landlord may resort cumulatively or in the      alternative:A.  Landlord      may keep this Lease in effect and enforce by an action at law or in equity      all of its rights and remedies under this Lease, including (i) the right      to recover the rent and other sums as they become due by appropriate legal      action,;(ii) the right to make payments required of Tenant or perform      Tenant's obligations and be reimbursed by Tenant for the cost thereof with      interest at the Agreed Interest Rate from the date the sum is paid by      Landlord until Landlord is reimbursed by Tenant; and (iii) the remedies of      injunctive relief and specific performance to compel Tenant to perform its      obligations under this Lease.  Notwithstanding anything      contained in this Lease, in the event of a breach of an obligation by      Tenant which results in a condition which poses an imminent danger to      safety of persons or damage to property, an unsightly condition visible      from the exterior of the Building, or a threat to insurance coverage, then      if Tenant does not cure such breach within 3 days after delivery to it of      written notice from Landlord identifying the breach, Landlord may cure the      breach of Tenant and be reimbursed by Tenant for the cost thereof with      interest at the Agreed Interest Rate from the date the sum is paid by      Landlord until Landlord is reimbursed by Tenant.B.  Landlord      may enter the Premises and release them to third parties for Tenant's      account for any period, whether shorter or longer than the remaining Lease      Term.  Tenant shall be liable immediately to Landlord for all      costs Landlord incurs in releasing the Premises, including brokers'      commissions, expenses of altering and preparing the Premises required by      the releasing.  Tenant shall pay to Landlord the rent and other      sums due under this Lease on the date the rent is due, less the rent and      other sums Landlord received from any releasing.  No act by      Landlord allowed by this subparagraph shall terminate this Lease unless      Landlord notifies Tenant in writing that Landlord elects to terminate this      Lease.  Notwithstanding any releasing without termination,      Landlord may later elect to terminate this Lease because of the default by      Tenant. |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| C.  Landlord      may terminate this Lease by giving Tenant written notice of termination,      in which event this Lease shall terminate on the date set forth for      termination in such notice.  Any termination under this §13.2C      shall not relieve Tenant from its obligation to pay sums then due Landlord      or from any claim against Tenant for damages or rent previously accrued or      then accruing.  In no event shall any one or more of the      following actions  by Landlord, in the absence of a written      election by Landlord to terminate this Lease, constitute a termination of      this Lease: (i) appointment of a receiver or keeper in order to protect      Landlord's interest hereunder; (ii) consent to any subletting of the      Premises or assignment of this Lease by Tenant, whether pursuant to the      provisions hereof or otherwise; or (iii) any other action by Landlord or      Landlord's Agents intended to mitigate the adverse effects of any breach      of this Lease by Tenant, including without limitation any action taken to      maintain and preserve the Premises or any action taken to relet the      Premises or any portions thereof to the extent such actions do not affect      a termination of Tenant's right to possession of thePremises.D.  In      the event Tenant breaches this Lease and abandons the Premises, this Lease      shall not terminate unless Landlord gives Tenant written notice of its      election to so terminate this Lease.  No act by or on behalf of      Landlord intended to mitigate the adverse effect of such breach, including      those described by §13.C,      shall constitute a termination of Tenant's right to possession unless      Landlord gives Tenant written notice of termination.  Should      Landlord not terminate this Lease by giving Tenant written notice,      Landlord may enforce all its rights and remedies under this Lease,      including the right to recover the rent as it becomes due under the Lease      as provided in California Civil Code Section 1951.4.E.  In      the event Landlord terminates this Lease, Landlord shall be entitled, at      Landlord's election, to damages in an amount as set forth in California      Civil Code Section 1951.2 as in effect on the Effective      Date.  For purposes of computing damages pursuant to California      Civil Code Section 1951.2, (i) an interest rate equal to the Agreed      Interest Rate shall be used where permitted, and (ii) the term "rent"      includes Base Monthly Rent and Additional Rent.  Such damages      shall include:(1).  The      worth at the time of award of the amount by which the unpaid rent for the      balance of the term after the time of award exceeds the amount of such      rental loss that Tenant proves could be reasonably avoided, computed by      discounting such amount at the discount rate of the Federal Reserve Bank      of San Francisco at the time of award plus one percent (1%);      and(2).  Any      other amount necessary to compensate Landlord for all detriment      proximately caused by Tenant's failure to perform Tenant's obligations      under this Lease, or which in the ordinary course of things would be      likely to result therefrom, including the following: (i) expenses for      cleaning, repairing or restoring the Premises; (ii) expenses for altering,      remodeling or otherwise improving the Premises for the purpose of      reletting, including installation of leasehold improvements (whether such      installation be funded by a reduction of rent,direct  | payment      or allowance to a new tenant, or otherwise); (iii) broker's fees,      advertising costs and other expenses of reletting the Premises; (iv) costs      of carrying the Premises, such as taxes, insurance premiums, utilities and      security precautions; (v) expenses in retaking possession of the Premises;      and (vi) attorneys' fees and court costs incurred by Landlord in retaking      possession of the Premises and in releasing the Premises or otherwise      incurred as a result of Tenant's default.F.   Nothing      in this §13.2      shall limit Landlord's right to indemnification from Tenant as provided in      §7.2      and §10.3.  Any      notice given by Landlord in order to satisfy the requirements of §13.1A      or §13.1B      above shall also satisfy the notice requirements of California Code of      Civil Procedure Section 1161 regarding unlawful detainer      proceedings.   13.3   Waiver:  One      party's consent to or approval of any act by the other party requiring the      first party's consent or approval shall not be deemed to waive or render      unnecessary the first party's consent to or approval of any subsequent      similar act by the other party.  The receipt by Landlord of any      rent or payment with or without knowledge of the breach of any other      provision hereof shall not be deemed a waiver of any such breach unless      such waiver is in writing and signed by Landlord.  No delay or      omission in the exercise of any right or remedy accruing to either party      upon any breach by the other party under this Lease shall impair such      right or remedy or be construed as a waiver of any such breach theretofore      or thereafter occurring.  The waiver by either party of any      breach of any provision of this Lease shall not be deemed to be a waiver      of any subsequent breach of the same or of any other provisions herein      contained.   13.4   Limitation On Exercise      of Rights:  At any time that an Event of Tenant's Default      has occurred and remains uncured, (i) it shall not be unreasonable for      Landlord to deny or withhold any consent or approval requested of it by      Tenant which Landlord would otherwise be obligated to give, and (ii)      Tenant may not exercise any option to extend, right to terminate this      Lease, or other right granted to it by this Lease which would otherwise be      available to it.   13.5   Waiver by Tenant of      Certain Remedies:  Tenant waives the provisions of      Sections 1932(1), 1941 and 1942 of the California Civil Code and any      similar or successor law regarding Tenant's right to terminate this Lease      or to make repairs and deduct the expenses of such repairs from the rent      due under this Lease.  Tenant hereby waives any right of      redemption or relief from forfeiture under the laws of the State of      California, or under any other present or future law, including the      provisions of Sections 1174 and 1179 of the California Code of Civil      Procedure.ARTICLE      14ASSIGNMENT AND      SUBLETTING   14.1  Transfer By      Tenant:  The following provisions shall apply to any      assignment, subletting or other transfer by Tenant or any subtenant or      assignee or other successor in interest of the original Tenant      (collectively referred to in this §14.1      as "Tenant"):A.  Tenant      shall not do any of the following (collectively referred to herein as a      "Transfer"), whether |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| voluntarily,      involuntarily or by operation of law, without the prior written consent of      Landlord, which consent shall not be unreasonably withheld, conditioned,      or delayed: (i) sublet all or any part of the Premises or allow it to be      sublet, occupied or used by any person or entity other than Tenant; (ii)      assign its interest in this Lease; (iii) mortgage or encumber the Lease      (or otherwise use the Lease as a security device) in any manner; or (iv)      materially amend or modify an assignment, sublease or other transfer that      has been previously approved by Landlord.  Tenant shall      reimburse Landlord for all reasonable costs and attorneys' fees incurred      by Landlord in connection with the evaluation, processing, and/or      documentation of any requested Transfer, whether or not Landlord's consent      is granted.  Landlord's reasonable costs shall include the cost      of any review or investigation performed by Landlord or consultant acting      on Landlord's behalf of (i) Hazardous Materials (as defined in Section      7.2E of this Lease) used, stored, released, or disposed of by the      potential Subtenant or Assignee, and/or (ii) violations of Hazardous      Materials Law (as defined in Section 7.2E of this lease) by the Tenant or      the proposed Subtenant or Assignee.  Any Transfer so approved by      Landlord shall not be effective until Tenant has delivered to Landlord an      executed counterpart of the document evidencing the Transfer which (i) is      in a form reasonably approved by Landlord; (ii) contains the same terms      and conditions as stated in Tenant's notice given to Landlord pursuant to      §14.1B;      and (iii) in the case of an assignment of the Lease, contains the      agreement of the proposed transferee to assume all obligations of Tenant      under this Lease arising after the effective date of such Transfer and to      remain jointly and severally liable therefore with Tenant. Any attempted      Transfer without Landlord's consent shall constitute an Event of Tenant's      Default and shall be voidable at Landlord's option.  Landlord's      consent to any one Transfer shall not constitute a waiver of the      provisions of this §14.1      as to any subsequent Transfer or a consent to any subsequent      Transfer.  No Transfer, even with the consent of Landlord, shall      relieve Tenant of its personal and primary obligation to pay the rent and      to perform all of the other obligations to be performed by Tenant      hereunder.  The acceptance of rent by Landlord from any person      shall not be deemed to be a waiver by Landlord of any provision of this      Lease nor to be a consent to any Transfer.B.  At      least 30 days before a proposed Transfer is to become effective, Tenant      shall give Landlord written notice of the proposed terms of such Transfer      and request Landlord's approval, which notice shall include the following:      (i) the name and legal composition of the proposed transferee; (ii) a      current financial statement of the transferee, financial statements of the      transferee covering the preceding three years if the same exist, and (if      available) an audited financial statement of the transferee for a period      ending not more than one year prior to the proposed effective date of the      Transfer, all of which statements are prepared in accordance with      generally accepted accounting principles; (iii) the nature of the proposed      transferee's business to be carried on in the Premises; (iv) all      consideration to be given on account of the Transfer; (v) a current      financial statement of Tenant; and (vi) an accurately filled out response      to Landlord's standard Hazardous Materials      Questionnaire.  Tenant shall provide to Landlord such other      information as may be reasonably requested by Landlord within seven days      after Landlord's receipt of such notice from Tenant.  | Landlord      shall respond in writing to Tenant's request for Landlord's consent to a      Transfer within the later of (i) 15 days of receipt of such request      together with the required accompanying documentation, or (ii) seven days      after Landlord's receipt of all information which Landlord reasonably      requests within seven days after it receives Tenant's first notice      regarding the Transfer in question.  If Landlord fails to      respond in writing within said period, Landlord will be deemed to have      withheld its consent  to such Transfer.  Tenant shall      immediately notify Landlord of any material modification to the proposed      terms of such Transfer.C.  In      the event that Tenant seeks to make any Transfer of the Lease by      assignment, or by a Sublease of all or substantially all of the Premises      for all or substantially all of the  remaining term of the      Lease, then,      Landlord shall have the right to terminate this Lease, either (i)      on the condition that the proposed transferee immediately enter into a      direct lease of the Premises with Landlord on the same terms and      conditions contained in Tenant's notice, or (ii) so that Landlord is      thereafter free to lease the Premises to whomever it pleases on whatever      terms are acceptable to Landlord.  In the event Landlord elects      to so terminate this Lease, then (i) if such termination is conditioned      upon the execution of a lease between Landlord and the proposed      transferee, Tenant's obligations under this Lease shall not be terminated      until such transferee executes a new lease with Landlord, enters into      possession and commences the payment of rent, and (ii) if Landlord elects      simply to terminate this Lease, the Lease shall so terminate in its      entirety fifteen (15) days after Landlord has notified Tenant in writing      of such election.  Upon such termination, Tenant shall be      released from any further obligation under this Lease.  Landlord      and Tenant shall execute a cancellation and release with respect to the      Lease to effect such termination.  If Landlord elects to      terminate the Lease under the provisions of this Section 14.1C, it shall      give Tenant written notice of such election; upon receipt of such notice,      Tenant shall have the right to rescind it’s proposed Transfer by a notice      in writing to Landlord given within seven (7) days of receipt of      Landlord’s notice, and if Tenant gives such notice of rescission, Landlord      shall not have a right to terminate as to the rescinded      Transfer.C1.           If      Tenant sells its business and satisfies the conditions of Section      14.1F(3), the foregoing recapture provision of Section 14.1C shall not be      applicable.D.  If      Landlord consents to a Transfer proposed by Tenant, Tenant may enter into      such Transfer, and if Tenant does so, the following shall      apply:(1).  Tenant      shall not be released of its liability for the performance of all of its      obligations under the Lease.(2).  If      Tenant assigns its interest in this Lease, then Tenant shall pay to      Landlord 50% of all Subrent (as defined in §14.1D(5))      received by Tenant over and above (i) the assignee's agreement to assume      the obligations of Tenant under this Lease, and (ii) all Permitted      Transfer Costs related to such assignment.  In the case of      assignment, the amount of Subrent owed to Landlord shall be paid to      Landlord on the same basis, whether periodic or in lump sum, that such      Subrent is  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| paid      to Tenant by the assignee.(3).  If      Tenant sublets any part of the Premises, then with respect to the space so      subleased, Tenant shall pay to Landlord 50% of the positive difference, if      any, between (i) all Subrent paid by the subtenant to Tenant, less (ii)      the sum of all Base Monthly Rent and Additional Rent allocable to the      space sublet and all Permitted Transfer Costs related to such      sublease.  Such amount shall be paid to Landlord on the same      basis, whether periodic or in lump sum, that such Subrent is paid to      Tenant by its subtenant.  In calculating Landlord's share of any      periodic payments, all Permitted Transfer Costs shall be first recovered      by Tenant.(4).  Tenant's      obligations under this §14.1D      shall survive any Transfer, and Tenant's failure to perform its      obligations hereunder shall be an Event of Tenant's Default.  At      the time Tenant makes any payment to Landlord required by this §14.1D,      Tenant shall deliver an itemized statement of the method by which the      amount to which Landlord is entitled was calculated, certified by Tenant      as true and correct.  Landlord shall have the right at      reasonable intervals to inspect Tenant's books and records relating to the      payments due hereunder.  Upon request therefor, Tenant shall      deliver to Landlord copies of all bills, invoices or other documents upon      which its calculations are based.  Landlord may condition its      approval of any Transfer upon obtaining a certification from both Tenant      and the proposed transferee of all Subrent and other amounts that are to      be paid to Tenant in connection with such Transfer.(5).  As      used in this §14.1D,      the term "Subrent" shall mean any consideration of any kind received, or      to be received, by Tenant as a result of the Transfer, if such sums are      related to Tenant's interest in this Lease or in the Premises, including      payments from or on behalf of the transferee (in excess of the book value      thereof) for Tenant's assets, fixtures, leasehold improvements, inventory,      accounts, goodwill, equipment, furniture, and general      intangibles.  As used in this §14.1D,      the term "Permitted Transfer Costs" shall mean (i) all reasonable leasing      commissions paid to third parties not affiliated with Tenant in order to      obtain the Transfer in question; and (ii) all reasonable attorneys' fees      incurred by Tenant with respect to the Transfer in question.E.  If      Tenant is a corporation, the following shall be deemed a voluntary      assignment of Tenant's interest in this Lease: (i) any dissolution,      merger, consolidation, or other reorganization of or affecting Tenant if      Tenant is not the surviving corporation; and (ii) if the capital stock of      Tenant is not publicly traded, the sale or transfer to one person or      entity (or to any group of related persons or entities) stock possessing      more than 50% of the total combined voting power of all classes of      Tenant's capital stock issued, outstanding and entitled to vote for the      election of directors.  If Tenant is a partnership, any      withdrawal or substitution (whether voluntary, involuntary or by operation      of law, and whether occurring at one time or over a period of time) of any      partner owning 25% or more (cumulatively) of any interest in the capital      or profits of the partnership, or the dissolution of the partnership,      shall be deemed a voluntary assignment of Tenant's interest in this      Lease.  | F.  Notwithstanding      anything contained in §14.1,      so long as Tenant otherwise complies with the provisions of §14.1      Tenant may enter into any of the following transfers (a "Permitted      Transfer") without Landlord's prior written consent, and Landlord shall      not be entitled to terminate the Lease pursuant to §14.1C      or to receive any part of any Subrent resulting therefrom that would      otherwise be due it pursuant to §14.1D:(1).  Tenant      may sublease all or part of the Premises or assign its interest in this      Lease to any corporation which controls, is controlled by, or is under      common control with the original Tenant to this Lease by means of an      ownership interest of more than 50%;(2).  Tenant      may assign its interest in the Lease to a corporation which results from a      merger, consolidation or other reorganization in which Tenant is not the      surviving corporation, so long as the surviving corporation has a net      worth at the time of such assignment that is equal to or greater than the      net worth of Tenant immediately prior to such transaction;and(3).  Tenant      may assign this Lease to a corporation which purchases or otherwise      acquires all or substantially all of the assets of Tenant, so long as such      acquiring corporation has a net worth at the time of such assignment that      is equal to or greater than the net worth of Tenant immediately prior to      such transaction.   14.2  Transfer By      Landlord:  Landlord and its successors in interest shall      have the right to transfer their interest in this Lease and the Project at      any time and to any person or entity.  In the event of any such      transfer, the Landlord originally named herein (and, in the case of any      subsequent transfer, the transferror) from the date of such transfer,      shall be automatically relieved, without any further act by any person or      entity, of all liability for the performance of the obligations of the      Landlord hereunder which may accrue after the date of such      transfer.  After the date of any such transfer, the term      "Landlord" as used herein shall mean the transferee of such interest in      the Premises.ARTICLE      15GENERAL      PROVISIONS   15.1  Landlord's Right to      Enter:  Landlord and its agents may enter the Premises at      any reasonable time after giving at least 24 hours' prior notice to Tenant      (and immediately in the case of emergency) for the purpose of: (i)      inspecting the same; (ii) posting notices of non-responsibility; (iii)      supplying any service to be provided by Landlord to Tenant; (iv) showing      the Premises to prospective purchasers, mortgagees or tenants; (v) making      necessary alterations, additions or repairs; (vi) performing Tenant's      obligations when Tenant has failed to do so after written notice from      Landlord; (vii) placing upon the Premises ordinary "for lease" signs or      "for sale" signs; and (viii) responding to an      emergency.  Landlord shall have the right to use any and all      means Landlord may deem necessary and proper to enter the Premises in an      emergency.  Any entry into the Premises obtained by Landlord in      accordance with this §15.1      shall not be a forcible or unlawful entry into, or a detainer of, the      Premises, or an eviction, actual or constructive, of Tenant from the      Premises.   15.2  Surrender of the      Premises:  Upon the  expiration  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| or      sooner termination of this Lease, Tenant shall vacate and surrender the      Premises to Landlord in the same condition as existed at the Commencement      Date, except for (i) reasonable wear and tear, (ii) damage caused by any      peril or condemnation, and (iii) contamination by Hazardous Materials for      which Tenant is not responsible pursuant to §7.2A      or §7.2B.  In      this regard, normal wear and tear shall be construed to mean wear and tear      caused to the Premises by the natural aging process which occurs in spite      of prudent application of the best standards for maintenance, repair and      janitorial practices, and does not include items of neglected or deferred      maintenance.  In any event, Tenant shall cause the following to      be done prior to the expiration or the sooner termination of this Lease:      (i) all interior walls shall be painted or cleaned so that they appear      freshly painted; (ii) all tiled floors shall be cleaned and waxed; (iii)      all carpets shall be cleaned and shampooed; (iv) all broken, marred,      stained or nonconforming acoustical ceiling tiles shall be replaced; (v)      all windows shall be washed; (vi) the HVAC system shall be serviced by a      reputable and licensed service firm and left in good operating condition      and repair as so certified by such firm; and (vii) the plumbing and      electrical systems and lighting shall be placed in good order and repair      (including replacement of any burned out, discolored or broken light      bulbs, ballasts, or lenses).  Tenant shall be excused      from  the foregoing duties if and to the extent they require      Tenant to perform capital expense replacements which this Lease requires      Landlord to perform and which would, if Landlord had performed them, have      been subject to the amortization and payment during the Lease Term      provisions of Section 5.4.  If Landlord so requests, Tenant      shall, prior to the expiration or sooner termination of this Lease, (i)      remove any Tenant's Alterations which Tenant is required to remove      pursuant to §5.2      and repair all damage caused by such removal, and (ii) return the Premises      or any part thereof to its original configuration existing as of the time      the Premises were delivered to Tenant to the extent required under Section      5.2.  If the Premises are not so surrendered at the termination      of this Lease, Tenant shall be liable to Landlord for all costs incurred      by Landlord in returning the Premises to the required condition, plus      interest on all costs incurred at the Agreed Interest      Rate.  Tenant shall indemnify Landlord against loss or liability      resulting from delay by Tenant in so surrendering the Premises, including,      without limitation, any claims made by any succeeding tenant or losses to      Landlord due to lost opportunities to lease to succeeding      tenants.  Notwithstanding any other provision of this Lease to      the contrary, Tenant shall not be required to remove, upon expiration or      sooner termination of the Lease, any Ethernet or telephone cables      previously installed or installed by it.   15.3  Holding      Over:  This Lease shall terminate without further notice      at the expiration of the Lease Term.  Any holding over by Tenant      after expiration of the Lease Term shall not constitute a renewal or      extension of the Lease or give Tenant any rights in or to the Premises      except as expressly provided in this Lease.  Any holding over      after such expiration with the written consent of Landlord shall be      construed to be a tenancy from month to month on the same terms and      conditions herein specified insofar as applicable except that Base Monthly      Rent shall be increased to an amount equal to 150% of the Base Monthly      Rent payable during the last full calendar month of the Lease      Term.  |    15.4  Subordination:  The      following provisions shall govern the relationship of this Lease to any      Security Instrument:A.  The      Lease is subject and subordinate to all Security Instruments existing as      of the Effective Date.  However, if any Lender so requires, this      Lease shall become prior and superior to any such Security      Instrument.B.  At      Landlord's election, this Lease shall become subject and subordinate to      any Security Instrument created after the Effective      Date.  Notwithstanding such subordination, Tenant's right to      quiet possession of the Premises shall not be disturbed so long as Tenant      is not in default and performs all of its obligations under this Lease,      unless this Lease is otherwise terminated pursuant to its      terms.C.  Tenant      shall upon request execute any document or instrument reasonably required      by any Lender to make this Lease either prior or subordinate to a Security      Instrument, which may include such other matters as the Lender customarily      and reasonably requires in connection with such agreements, including      provisions that the Lender not be liable for (i) the return of any      security deposit unless the Lender receives it from Landlord, and (ii) any      defaults on the part of Landlord occurring prior to the time the Lender      takes possession of the Project in connection with the enforcement of its      Security Instrument.  Tenant's failure to execute any such      document or instrument within 10 days after written demand therefore shall      constitute an Event of Tenant's Default.  Tenant approves as      reasonable the form of subordination agreement attached to this Lease as      Exhibit      G.   15.5  Mortgagee Protection      and Attornment:  In the event of any default on the part      of the Landlord, Tenant will use reasonable efforts to give notice by      registered mail to any Lender whose name has been provided to Tenant and      shall offer such Lender a reasonable opportunity to cure the default,      including time to obtain possession of the Premises by power of sale or      judicial foreclosure or other appropriate legal proceedings, if such      should prove necessary to effect a cure.  Tenant shall attorn to      any purchaser of the Premises at any foreclosure sale or private sale      conducted pursuant to any Security Instrument encumbering the Premises, or      to any grantee or transferee designated in any deed given in lieu of      foreclosure.   15.6  Estoppel Certificates      and Financial Statements:  At all times during the Lease      Term, each party agrees, following any request by the other party,      promptly to execute and deliver to the requesting party within 10 days      following delivery of such request an estoppel certificate: (i) certifying      that this Lease is unmodified and in full force and effect or, if      modified, stating the nature of such modification and certifying that this      Lease, as so modified, is in full force and effect, (ii) stating the date      to which the rent and other charges are paid in advance, if any, (iii)      acknowledging that there are not, to the certifying party's knowledge, any      uncured defaults on the part of any party hereunder or, if there are      uncured defaults, specifying the nature of such defaults, and (iv)      certifying such other information about the Lease as may be reasonably      required by the requesting party.  A failure to deliver an      estoppel certificate within 10 days after delivery of a request therefor      shall be a conclusive admission that, as of  the  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| date      of the request for such statement: (i) this Lease is unmodified except as      may be represented by the requesting party in said request and is in full      force and effect, (ii) there are no uncured defaults in the requesting      party's performance, and (iii) no rent has been paid more than 30 days in      advance.  At any time during the Lease Term Tenant shall, upon      10 days' prior written notice from Landlord, provide Tenant's most recent      financial statement and financial statements covering the 24 month period      prior to the date of such most recent financial statement to any existing      Lender or to any potential Lender or buyer of the      Premises.  Such statements shall be prepared in accordance with      generally accepted accounting principles and, if such is the normal      practice of Tenant, shall be audited by an independent certified public      accountant.  Unless otherwise required by Landlord’s Lender or a      prospective purchaser or mortgagee of the Building, the initial form of      estoppel certificate to be signed by Tenant is attached hereto as Exhibit      I.   15.7  Reasonable      Consent:  Whenever any party's approval or consent is      required by this Lease before an action may be taken by the other party,      such approval or consent shall not be unreasonably withheld, conditioned,      or delayed.   15.8  Notices:  Any      notice required or desired to be given regarding this Lease shall be in      writing and may be given by personal delivery, by facsimile telecopy, by      courier service, or by mail.  A notice shall be deemed to have      been given (i) on the third business day after mailing if such notice was      deposited in the United States mail, certified or registered, postage      prepaid, addressed to the party to be served at its Address for Notices      specified in Section Q or      Section R      of the Summary (as applicable), (ii) when delivered if given by personal      delivery, and (iii) in all other cases when actually received at the      party's Address for Notices.  Either party may change its      address by giving notice of the same in accordance with this §15.8,      provided, however, that any address to which notices may be sent must be a      California address.   15.9  Attorneys'      Fees:  In the event either Landlord or Tenant shall bring      any action or legal proceeding for an alleged breach of any provision of      this Lease, to recover rent, to terminate this Lease or otherwise to      enforce, protect or establish any term or covenant of this Lease, the      prevailing party shall be entitled to recover as a part of such action or      proceeding, or in a separate action brought for that purpose, reasonable      attorneys' fees, court costs, and experts' fees as may be fixed by the      court.   15.10  Corporate      Authority:  If Tenant is a corporation (or partnership),      each individual executing this Lease on behalf of Tenant represents and      warrants that he is duly authorized to execute and deliver this Lease on      behalf of such corporation in accordance with the by-laws of such      corporation (or partnership in accordance with the partnership agreement      of such partnership) and that this Lease is binding upon such corporation      (or partnership) in accordance with its terms.  Each of the      persons executing this Lease on behalf of a corporation does hereby      covenant and warrant that the party for whom it is executing this Lease is      a duly authorized and existing corporation, that it is qualified to do      business in California, and that the corporation has full right and      authority to enter into this Lease.  |    15.11  Miscellaneous:  Should      any provision of this Lease prove to be invalid or illegal, such      invalidity or illegality shall in no way affect, impair or invalidate any      other provision hereof, and such remaining provisions shall remain in full      force and effect.  Time is of the essence with respect to the      performance of every provision of this Lease in which time of performance      is a factor.  The captions used in this Lease are for      convenience only and shall not be considered in the construction or      interpretation of any provision hereof.  Any executed copy of      this Lease shall be deemed an original for all purposes.  This      Lease shall, subject to the provisions regarding assignment, apply to and      bind the respective heirs, successors, executors, administrators and      assigns of Landlord and Tenant.  "Party" shall mean Landlord or      Tenant, as the context implies.  If Tenant consists of more than      one person or entity, then all members of Tenant shall be jointly and      severally liable hereunder.  This Lease shall be construed and      enforced in accordance with the laws of the State of      California.  The language in all parts of this Lease shall in      all cases be construed as a whole according to its fair meaning, and not      strictly for or against either Landlord or Tenant.  When the      context of this Lease requires, the neuter gender includes the masculine,      the feminine, a partnership or corporation or joint venture, and the      singular includes the plural.  The terms "shall", "will" and      "agree" are mandatory.  The term "may" is      permissive.  When a party is required to do something by this      Lease, it shall do so at its sole cost and expense without right of      reimbursement from the other party unless a provision of this Lease      expressly requires reimbursement.  Landlord and Tenant agree      that (i) the gross leasable area of the Premises includes any atriums,      depressed loading docks, covered entrances or egresses, and covered      loading areas, (ii) each has had an opportunity to determine to its      satisfaction the actual area of the Project and the Premises, (iii) all      measurements of area contained in this Lease are conclusively agreed to be      correct and binding upon the parties, even if a subsequent measurement of      any one of these areas determines that it is more or less than the amount      of area reflected in this Lease, and (iv) any such subsequent      determination that the area is more or less than shown in this Lease shall      not result in a change in any of the computations of rent, improvement      allowances, or other matters described in this Lease where area is a      factor.  Where a party hereto is obligated not to perform any      act, such party is also obligated to restrain any others within its      control from performing said act, including the Agents of such      party.  Landlord shall not become or be deemed a partner or a      joint venturer with Tenant by reason of the provisions of this      Lease.   15.12  Termination by      Exercise of Right:  If this Lease is terminated pursuant      to its terms by the proper exercise of a right to terminate specifically      granted to Landlord or Tenant by this Lease, then this Lease shall      terminate 30 days after the date the right to terminate is properly      exercised (unless another date is specified in that part of the Lease      creating the right, in which event the date so specified for termination      shall prevail), the rent and all other charges due hereunder shall be      prorated as of the date of termination, and neither Landlord nor Tenant      shall have any further rights or obligations under this Lease except for      those that have accrued prior to the date of termination or those      obligations which this Lease specifically provides are to survive      termination.  This §15.12      does not apply to a  |

----

|  LEASE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| termination      of this Lease by Landlord as a result of an Event of Tenant's      Default.   15.13  Brokerage      Commissions:  Each party hereto (i) represents and      warrants to the other that it has not had any dealings with any real      estate brokers, leasing agents or salesmen, or incurred any obligations      for the payment of real estate brokerage commissions or finder's fees      which would be earned or due and payable by reason of the execution of      this Lease, other than to the Retained Real Estate Brokers described in      Section S      of the Summary, and (ii) agrees to indemnify, defend, and hold harmless      the other party from any claim for any such commission or fees which      result from the actions of the indemnifying party.  Landlord      shall be responsible for the payment of any commission owed to the      Retained Real Estate Brokers if there is a separate written commission      agreement between Landlord and the Retained Real Estate Brokers for the      payment of a commission as a result of the execution of this      Lease.   15.14  Force      Majeure:  Any prevention, delay or stoppage due to      strikes, lock-outs, inclement weather, labor disputes, inability to obtain      labor, materials, fuels or reasonable substitutes therefore, governmental      restrictions, regulations, controls, action or inaction, civil commotion,      fire or other acts of God, and other causes beyond the reasonable control      of the party obligated to perform (except financial inability) shall      excuse the performance, for a period equal to the period of any said      prevention, delay or stoppage, of any obligation hereunder except the      obligation of Tenant to pay rent or any other sums due      hereunder.   15.15  Entire      Agreement:  This Lease constitutes the entire agreement      between the parties, and there are no binding agreements or      representations between the parties except as expressed      herein.  Tenant acknowledges that neither Landlord nor      Landlord's Agents has made any legally binding representation or warranty      as to any matter except those expressly set forth herein, including any      warranty as to (i) whether the Premises may be used for Tenant's intended      use under existing Law, (ii) the suitability of the Premises or the      Project for the conduct of Tenant's business, or (iii) the condition of      any improvements.  There are no oral agreements between Landlord      and Tenant affecting this Lease, and this Lease supercedes and cancels any      and all previous negotiations, arrangements, brochures, agreements and      understandings, if any, between Landlord and Tenant or displayed by      Landlord to Tenant with respect to the subject matter of this      Lease.  This instrument shall not be legally binding until it is      executed by both Landlord and Tenant.  No subsequent change or      addition to this Lease shall be binding unless in writing and signed by      Landlord and Tenant.15.16  USA Patriot Act      and Anti-Terrorism Laws.(j)           Tenant      represents and warrants to, and covenants with, Landlord that neither      Tenant nor any of its respective constituent owners or affiliates      currently are, or shall be at any time during the Term hereof, in      violation of any laws relating to terrorism or money laundering      (collectively, the “Anti-Terrorism Laws”), including without limitation      Executive Order No. 13224 on Terrorist Financing, effective September 24,      2001 and relating to Blocking Property and Prohibiting Transactions With      Persons Who Commit, Threaten to Commit, or Support Terrorism      (the  | “Executive      Order”) and/or the Uniting and Strengthening America by Providing      Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001      (Public Law 107-56) (the “USA Patriot Act”).(k)           Tenant      covenants with Landlord that neither Tenant nor any of its respective      constituent owners or affiliates is or shall be during the Term hereof a      “Prohibited Person,” which is defined as follows:  (i) a person      or entity that is listed in the Annex to, or is otherwise subject to, the      provisions of the Executive Order; (ii) a person or entity owned or      controlled by, or acting for or on behalf of, any person or entity that is      listed in the Annex to, or is otherwise subject to the provisions of, the      Executive Order; (iii) a person or entity with whom Landlord is prohibited      from dealing with or otherwise engaging in any transaction by any      Anti-Terrorism Law, including without limitation the Executive Order and      the USA Patriot Act; (iv) a person or entity who commits, threatens or      conspires to commit or support “terrorism” as defined in Section 3(d) of      the Executive Order; (v) a person or entity that is named as a “specially      designated national and blocked person” on the then-most current list      published by the U.S. Treasury Department Office of Foreign Assets Control      at its official website,      http://www.treas.gov/offices/eotffc/ofac/sdn/t11sdn.pdf, or at any      replacement website or other replacement official publication of such      list; and (vi) a person or entity who is affiliated with a person or      entity listed in items (i) through (v) above.(l)           At      any time and from time to time during the Term, Tenant shall deliver to      Landlord, within ten (10) days after receipt of a written request      therefor, a written certification or such other evidence reasonably      acceptable to Landlord evidencing and confirming Tenant’s compliance with      this Section 15.16.    IN      WITNESS WHEREOF, Landlord and Tenant have executed this Lease with the      intent to be legally bound thereby, to be effective as of the Effective      Date. LANDLORD:OA      OAKCREEK, LLC, a Delaware limited liability companyBy:   Orchard      AEW Fund I, LLC, a Delware limitedliability      company, its sole memberBy:  Orchard      A Investor, LLC, a California limitedliability      company, its Operating ManagerBy:  /s/ Michael      BiggarIt’s:  ManagerDated:      4/28/08TENANT:Proxim      Wireless Corporation, a Delaware corporationBy:      /s/ Pankaj S.      ManglikPankaj      ManglikTyped      or printed nameTitle:      CEOBy:      /s/ Brian J.      SeredaBrian      Sereda  |

----

|  LEASE |
|-------------|

----

----

| LANDLORD:                                                            | TENANT:                                   |
|----------------------------------------------------------------------|-------------------------------------------|
|                                                                 |                                      |
| OA      OAKCREEK, LLC, a Delaware limited                            | Proxim      Wireless Corporation, a       |
| liability      company                                               | Delaware      corporation                 |
|                                                                 |                                      |
| By:   Orchard      AEW Fund I, LLC, a Delware limited | By:  /s/ Pankaj S.      Manglik |
| liability      company, its sole member                              |                                      |
|                                                                 | Pankaj S. Manglik,      CEO               |
| By:  Orchard      A Investor, LLC, a California limited    |                                      |
| liability      company, its Operating Manager                        | By:  /s/ Brian J.      Sereda   |
|                                                                 |                                      |
| By:  /s/ Michael      Biggar                               | Brian J. Sereda,      CFO                 |
|                                                                 |                                      |
| Manager                                                              |                                      |
|                                                                 |                                      |
| It’s:      4/28/08                                             |                                      |