EXHIBIT 10.18





LEASE AGREEMENT


(California Net Lease)





THIS LEASE AGREEMENT is dated this 12th day of January, 2000, between W/CJoint Venture(Landlord) and the Tenant named below.





Tenant:

Garden Fresh Restaurant Corp., a Delaware corporationTenants representative:

David W. Qualls (858) 675-1600Address and phone no.:

9855 Distribution Avenue, Suites A-C, San Diego, CA 92121Premises:

That portion of the Building, containing approximately 29,832 rentable square feet, as determined by Landlord, as shown on Exhibit
A, situated on a portion of that certain real property legally described in Exhibit A-1 attached hereto.Project:

Carroll Business CenterBuilding:

Building 2Tenants Proportionate Share of Project:

12.52%Tenants Proportionate Share of Building:

50%Lease Term:

Beginning on the Commencement Date and ending on the last day of the sixty-second (62nd) full calendar month thereafter.Commencement Date:

February 1, 2000.Monthly Base Rent:Months

Annual Rate Per Sq. Ft.

Monthly Base Rent1-12

$6.60

$16,407.6013-24

$7.20

$17,899.2025-36

$7.416

$18,436.1837-48

$7.638

$18,989.2749-60

$7.868

$19,558.9561-62

$8.10

$20,145.72Initial Estimated Monthly Operating Expense Payments:(estimates only and subject to adjustment to actual costs and expenses according to the
provisions of this Lease)

1. Utilities:

To be paid separately in accordance with Paragraph 7 herein.2. Common Area Charges

$1,866.003. Taxes:

$1,618.004. Insurance:

$379.005. Monthly Base Rent: Others:

$0Initial Estimated Monthly   Operating ExpensePayments:



$3,863.00Initial Monthly Base Rent and  Operating Expense Payments:



$20,270.60Security Deposit:

$20,270.60Broker:

Trammell Crow So. Cal., Inc. and Walker Commercial RealtyAddenda:

Rules and Regulations; Exhibit A (Premises); and Exhibit A-l (Legal Description of Real
Property)




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1.   Granting Clause. In consideration of the obligation
of Tenant to pay rent as herein provided and in consideration of the other terms, covenants, and conditions hereof, Landlord leases to Tenant, and Tenant leases from Landlord, the Premises, to have and to hold for the Lease Term, subject to the
terms, covenants and conditions of this Lease. The term of this Lease shall commence on the Commencement Date specified in or established above, and except as otherwise provided herein, shall continue in full force and effect through the
number of months as provided above (the Lease Term); provided, however, that if the Commencement Date is a date other than the first day of a calendar month, the Term shall consist of the remainder of the calendar month including and
following the Commencement Date, plus said number of full calendar months. If this Lease is executed before the Premises become vacant or otherwise available or if any present tenant or occupant of the Premises holds over, and Landlord cannot
acquire possession of the Premises in time to deliver them by the Commencement Date, or if any required repairs (if any) are not substantially completed by Landlord prior to the scheduled Commencement Date, this Lease shall not be deemed void or
voidable nor shall Landlord be deemed to be in default hereunder, nor shall Landlord be liable for any loss or damage directly or indirectly arising out of such delay. Tenant agrees to accept possession of the Premises at such time as Landlord is
able to tender the same, which date shall thenceforth be deemed the Commencement Date. After the Commencement Date, Tenant shall, upon demand, execute and deliver a letter of acceptance of delivery of the Premises specifying the Commencement Date.
Landlord and Tenant agree that the rentable square footage of the Premises as set forth above and the Building as set forth above shall be conclusive and binding on the parties.





2.   Acceptance of Premises. Except as may otherwise be expressly provided in a Construction Addendum attached hereto (if any), Tenant shall accept
the Premises on the Commencement Date in its AS-IS condition, subject to all applicable laws, ordinances, regulations, covenants and restrictions, and Landlord shall have no obligation to perform or pay for any repair or other work
therein. Landlord has made no representation or warranty as to the suitability of the Premises for the conduct of Tenants business, and Tenant waives any implied warranty that the Premises are suitable for Tenants intended purposes.
TENANT ACKNOWLEDGES THAT (1) IT HAS INSPECTED AND ACCEPTS THE PREMISES IN AN AS IS, WHERE IS CONDITION (UNLESS OTHERWISE EXPRESSLY PROVIDED IN A CONSTRUCTION ADDENDUM ATTACHED HERETO, IF ANY), (2) THE BUILDINGS AND IMPROVEMENTS
COMPRISING THE SAME ARE SUITABLE FOR THE PURPOSE FOR WHICH THE PREMISES ARE LEASED AND LANDLORD HAS MADE NO WARRANTY, REPRESENTATION, COVENANT, OR AGREEMENT WITH RESPECT TO THE MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE OF THE PREMISES,
(3) THE PREMISES ARE IN GOOD AND SATISFACTORY CONDITION, (4) NO REPRESENTATIONS AS TO THE REPAIR OF THE PREMISES, NOR PROMISES TO ALTER, REMODEL OR IMPROVE THE PREMISES HAVE BEEN MADE BY LANDLORD (UNLESS OTHERWISE EXPRESSLY PROVIDED IN A
CONSTRUCTION ADDENDUM ATTACHED HERETO, IF ANY), AND (5) THERE ARE NO REPRESENTATIONS OR WARRANTIES, EXPRESSED, IMPLIED OR STATUTORY, THAT EXTEND BEYOND THE DESCRIPTION OF THE PREMISES. Except as provided in Paragraph 10, in no event shall Landlord
have any obligation for any defects in the Premises or any limitation on its use. The taking of possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time
possession was taken except for items that are Landlords responsibility under Paragraph 10 and any punchlist items agreed to in writing by Landlord and Tenant.





3.   Use.





(a)   Subject to Tenants compliance with all zoning ordinances and Legal Requirements (as hereinafter defined), the Premises shall be used only for the purpose of receiving, storing, shipping and selling (but limited
to wholesale sales) products, materials and merchandise made and/or distributed by Tenant and for such other lawful purposes as may be incidental thereto; however, no retail sales may be made from the Premises. Tenant shall not conduct or give
notice of any auction, liquidation, or going out of business sale on the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit waste, overload the floor or structure of the Premises or subject the Premises
to use that would damage the Premises. Tenant shall not permit any objectionable or unpleasant odors, smoke, dust, gas, noise, or vibrations to emanate from the Premises, or take any other action that would constitute a nuisance or would disturb,
unreasonably interfere with, or endanger Landlord or any tenants of the Project. Outside storage, including without limitation, storage of trucks and other vehicles, is prohibited without Landlords prior written consent.





(b)   Tenant, at its sole expense, shall use and occupy the Premises in compliance with all laws, including, without
limitation, the Americans With Disabilities Act, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises (collectively, Legal
Requirements). The Premises shall not be used as a place of public accommodation under the Americans With Disabilities Act or similar state statutes or local ordinances or any







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regulations promulgated thereunder, all as may be amended from time to time. Tenant shall, at its
expense, make any alterations or modifications, within or without the Premises, that are required by Legal Requirements related to Tenants specific use or occupation of the Premises. Tenant will not use or permit the Premises to be used for
any purpose or in any manner that would void Tenants or Landlords insurance, increase the insurance risk, or cause the disallowance of any sprinkler credits. If any increase in the cost of any insurance on the Premises or the Project is
caused by Tenants use or occupation of the Premises, or because Tenant vacates the Premises, then Tenant shall pay the amount of such increase to Landlord. Any entrance into or occupation of the Premises by Tenant prior to the Commencement
Date shall be subject to all obligations of Tenant under this Lease.





(c)   Tenant and its employees and
invitees shall have the non-exclusive right to use, in common with others, any areas designated by Landlord from time to time as common areas for the use and enjoyment of all tenants and occupants of the Project, subject to such reasonable rules and
regulations as Landlord may promulgate from time to time.





4.   Base Rent. Tenant shall
pay Base Rent in the amount set forth on the first page of this Lease. The first months Base Rent, the Security Deposit, and the first monthly installment of estimated Operating Expenses (as hereafter defined) shall be due and payable on the
date hereof, and Tenant promises to pay to Landlord in advance, without demand, deduction or set-off, monthly installments of Base Rent on or before the first day of each calendar month succeeding the Commencement Date. Payments of Base Rent for any
fractional calendar month shall be prorated. All payments required to be made by Tenant to Landlord hereunder shall be payable at such address as Landlord may specify from time to time by written notice delivered in accordance herewith. The
obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations and shall constitute rent. Tenant shall have no right at any time to abate, reduce, or set-off any rent due
hereunder except where expressly provided in this Lease. Tenant acknowledges that late payment by Tenant to Landlord of any rent due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being
extremely difficult and impractical to determine. Therefore, if Tenant is delinquent in any monthly installment of Base Rent, estimated Operating Expenses or other sums due and payable hereunder for more than five (5) days, Tenant shall pay to
Landlord on demand a late charge equal to five percent (5%) of such delinquent sum. The parties agree that such late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of such late payment by Tenant. The
provision for such late charge shall be in addition to all of Landlords other rights and remedies hereunder or at law and shall not be construed as a penalty.





Notwithstanding anything to the contrary contained herein, provided that Tenant is not in default under any of the terms, covenants or conditions of this Lease, Tenant
shall be credited with (i) the payment of Base Rent and (ii) the payment of Operating Expenses due and payable under the Lease for the second (2nd) and third (3rd) months of the Term, as and when the same becomes due. Tenant understands and agrees
that the foregoing rent credit is conditioned upon Tenants not having wrongfully terminated this Lease or Landlord not having terminated this Lease by reason of Tenants default hereunder (each such termination, a Trigger
Event). Accordingly, (a) upon the occurrence of any Trigger Event during any portion of the rent credit period, the foregoing rent credit shall be null and void, and all of the rent which, in the absence of such rent credit, would have been
payable during such period up to the date of the Trigger Event shall become immediately due and payable by Tenant, and Tenant shall pay rent during the remainder of the rent credit period as such rent would have become due and payable in the absence
of such rent credit provision, and (b) upon the occurrence of any Trigger Event after the rent credit period, all rent which would have been payable during such rent credit period in the absence of such rent credit shall become immediately due and
payable by Tenant.





5.   Security Deposit. Concurrently with the execution of this Lease,
Tenant shall deposit with Landlord the Security Deposit in the amount set forth above. The Security Deposit shall be held by Landlord as security for the performance of Tenants obligations under this Lease. The Security Deposit is not an
advance rental deposit or a measure of Landlords damages in case of Tenants default. Upon each occurrence of an Event of Default (hereinafter defined), Landlord may use all or part of the Security Deposit to pay delinquent payments due
under this Lease, and the cost of any damage, injury, expense or liability caused by such Event of Default, without prejudice to any other remedy provided herein or provided by law. Tenant shall pay Landlord on demand the amount that will restore
the Security Deposit to its original amount. Landlords obligation respecting the Security Deposit is that of a debtor, not a trustee; no interest shall accrue thereon. The Security Deposit shall be the property of Landlord, but shall be paid
to Tenant when Tenants obligations under this Lease have been completely fulfilled. Landlord shall be released from any obligation with respect to the Security Deposit upon transfer of this Lease and the Premises to a person or entity assuming
Landlords obligations under this Paragraph 5. Landlord may transfer the Security Deposit to the new owner and deliver to Tenant the notice required by Section 1950.7 of the Civil Code of California. Thereafter, Landlord shall be
released by Tenant from all responsibility for returning the Security Deposit.





6.   Operating
Expense Payments.





(a)   During each month of the Lease Term, on the same date that Base Rent is
due, Tenant







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shall pay Landlord an amount equal to 1/12 of the annual cost, as estimated by Landlord from time to
time, of Tenants Proportionate Share (hereinafter defined) of Operating Expenses for the Project. Payments thereof for any fractional calendar month shall be prorated.





(b)   The term Operating Expenses means all costs and expenses incurred by Landlord with respect to the ownership, maintenance, and operation
of the Project including, but not limited to costs of: Common Area utilities; maintenance, repair and replacement of all portions of the Project, including without limitation, paving and parking areas, roads, roofs (except that Landlord is
responsible for replacement of the roof as provided in Paragraph 10, Tenant being responsible only for Tenants Proportionate Share of the cost of roof repairs), roof membrane, alleys, and driveways; mowing, snow removal, landscaping,
and exterior painting; the cost of maintaining utility lines, fire sprinklers and fire protection systems, exterior lighting and mechanical and building systems serving the Building or Project; amounts paid to contractors and subcontractors for work
or services performed in connection with any of the foregoing; charges or assessments of any association to which the Project is subject; fees payable to tax consultants and attorneys for consultation and contesting taxes; environmental insurance or
environmental management fees; the cost of any insurance deductibles for insurance required to be maintained by Landlord hereunder; property management fees payable to a property manager, including any affiliate of Landlord, or if there is no
property manager, an administration fee of fifteen percent (15%) of Operating Expenses payable to Landlord; security services, if any; trash collection, sweeping and removal; and additions or alterations made by Landlord to the Project or the
Building in order to comply with Legal Requirements (other than those expressly required herein to be made by Tenant) or that are appropriate to the continued operation of the Project or the Building as a bulk warehouse/industrial or service center
facility in the market area, provided that the cost of such additions or alterations that are required to be capitalized for federal income tax purposes shall be amortized on a straight line basis over a period equal to the lesser of the useful life
thereof for federal income tax purposes or ten (10) years and included in Operating Expenses only to the extent of the amortized amount for the respective calendar year. In addition, Operating Expenses shall include (i) Taxes (hereinafter defined)
for each calendar year during the Lease term, and (ii) the cost of insurance maintained by Landlord for the Project for each calendar year during the Lease term.





(c)   Notwithstanding the foregoing, Operating Expenses do not include (i) costs, expenses, depreciation or amortization for capital repairs and capital replacements required to be made by
Landlord under Paragraph 10 of this Lease; (ii) debt service under mortgages or ground rent under ground leases; (iii) costs of restoration to the extent of net insurance proceeds received by Landlord with respect thereto; (iv) leasing
commissions or the costs of renovating space for tenants; or (v) any costs or legal fees incurred in connection with any particular tenant. The cost of any repairs or replacements which are classified as capital improvements under generally accepted
accounting principles shall be amortized with interest over the lesser of the useful life of the improvement or ten (10) years and included in Operating Expenses only to the extent of the amortized amount for the respective calendar year.





(d)   If Tenants total payments of Operating Expenses for any year are less than Tenants
Proportionate Share of actual Operating Expenses for such year, then Tenant shall pay the difference to Landlord within thirty (30) days after demand, and if more, then Landlord shall retain such excess and credit it against Tenants next
payments. For purposes of calculating Tenants Proportionate Share of Operating Expenses, a year shall mean a calendar year except the first year, which shall begin on the Commencement Date, and the last year, which shall end on the expiration
of this Lease.





(e)   With respect to Operating Expenses which Landlord allocates to the entire Project,
Tenants Proportionate Share shall be the percentage set forth on the first page of this Lease as Tenants Proportionate Share of the Project as reasonably adjusted by Landlord in the future for changes in the physical size of
the Premises or the Project; and, with respect to Operating Expenses which Landlord allocates only to the Building, Tenants Proportionate Share shall be the percentage set forth on the first page of this Lease as Tenants
Proportionate Share of the Building as reasonably adjusted by Landlord in the future for changes in the physical size of the Premises or the Building. Landlord may equitably increase Tenants Proportionate Share for any item of expense or cost
reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Project or Building that includes the Premises or that varies with occupancy or use. The estimated Operating Expenses
for the Premises set forth on the first page of this Lease are only estimates, and Landlord makes no guaranty or warranty that such estimates will be accurate.





(f)   Provided that Tenant is not then in default beyond any applicable cure period of its obligations to pay rent, or any other payments required to be made by it under this Lease and
provided further that Tenant shall have the right, once each calendar year, to cause a Qualified Person (as defined below) to reasonably review supporting data for any portion of an actual statement of annual Operating Expenses delivered by Landlord
(the Actual Statement) (provided, however, Tenant may not have an audit right to all documentation relating to Building operations as this would far-exceed the relevant information necessary to properly document a pass-through billing
statement, but real estate tax statements, and information on utilities, repairs, maintenance and insurance will be available), in accordance with the following procedure:







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(i)   Tenant shall, within thirty (30) days after any Actual Statement
is delivered, deliver a written notice to Landlord specifying the portions of the Actual Statement that are claimed to be incorrect, and Tenant shall simultaneously pay to Landlord all amounts due from Tenant to Landlord as specified in the Actual
Statement. In no event shall Tenant be entitled to withhold, deduct, or offset any monetary obligation of Tenant to Landlord under the Lease (including without limitation, Tenants obligation to make all payments of rent and all payments of
Tenants Operating Expenses) pending the completion of and regardless of the results of any review of records under this Paragraph. The right of Tenant under this Paragraph may only be exercised once for any Actual Statement, and if Tenant
fails to meet any of the above conditions as a prerequisite to the exercise of such right, the right of Tenant under this Paragraph for a particular Actual Statement shall be deemed waived.





(ii)   Tenant acknowledges that Landlord maintains its records for the Project at Landlords main office, and Tenant agrees that any review of records under
this Paragraph shall be at the sole expense of Tenant and shall be conducted by a Qualified Person. Tenant acknowledges and agrees that any records reviewed under this Paragraph constitute confidential information of Landlord, which shall not be
disclosed to anyone other than the Qualified Person performing the review, the principals of Tenant who receive the results of the review, and Tenants accounting employees. The disclosure of such information to any other person, whether or not
caused by the conduct of Tenant, shall constitute a material breach of this Lease.





(iii)   Any errors
disclosed by the review shall be promptly corrected by Landlord, provided, however, that if Landlord disagrees with any such claimed errors, Landlord shall have the right to cause another review to be made. In the event of a disagreement between the
two reviews, the review that discloses the least amount of deviation from the Actual Statement shall be deemed to be correct. In the event that the results of the review of records (taking into account, if applicable, the results of any additional
review caused by Landlord) reveal that Tenant has overpaid obligations for a preceding period, the amount of such overpayment shall be credited against Tenants subsequent installment obligations to pay the estimated Operating Expense. In the
event that such results show that Tenant has underpaid its obligations for a preceding period, the amount of such underpayment shall be paid by Tenant to Landlord with the next succeeding installment obligation of estimated Operating Expense. A
Qualified Person means an accountant or other person experienced in accounting for income and expenses of industrial projects engaged solely by Tenant on terms which do not entail any compensation based or measured in any way upon any
savings in rent or reduction in Operating Expenses achieved through the inspection process.





7.     Utilities. Tenant shall pay for all water, gas, electricity, heat, light, power, telephone, sewer, sprinkler services, refuse and trash collection, and other utilities and services used on the
Premises, all maintenance charges for utilities, and any storm sewer charges or other similar charges for utilities imposed by any governmental entity or utility provider, together with any taxes, penalties, surcharges or the like pertaining to
Tenants use of the Premises. Landlord may cause at Tenants expense any utilities to be separately metered or charged directly to Tenant by the provider. Tenant shall pay its share of all charges for jointly metered utilities based upon
consumption, as reasonably determined by Landlord. Tenant agrees to limit use of water and sewer for normal restroom use. No interruption or failure of utilities shall result in the termination of this Lease or the abatement of rent.





8.     Taxes. Landlord shall pay all taxes, assessments and governmental charges
(collectively referred to as Taxes) that either (a) accrue against the Project during the Lease Term if such Taxes are payable in advance, or (b) are assessed against the Project during the Lease Term if such Taxes are payable in
arrears. Taxes shall be included as part of the Operating Expenses charged to Tenant pursuant to Paragraph 6 hereof during each year of the Lease Term, based upon Landlords reasonable estimate of the amount of Taxes, and shall be
subject to reconciliation and adjustment pursuant to Paragraph 6 once the actual amount of Taxes is known. Taxes shall include, without limitation, any increase in any of the foregoing based upon construction of improvements on the Project or
changes in ownership (as defined in the California and Revenue Taxation Code). Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens thereof and any costs incurred in such contest may be
included as part of Taxes. All capital levies or other taxes assessed or imposed on Landlord upon the rents payable to Landlord under this Lease and any franchise tax, any excise, transaction, sales or privilege tax, assessment, levy or charge
measured by or based, in whole or in part, upon such rents from the Premises and/or the Project or any portion thereof shall be paid by Tenant to Landlord monthly in estimated installments or upon demand, at the option of Landlord, as additional
rent; provided, however, in no event shall Tenant be liable for any net income taxes, estate taxes or capital gains taxes imposed on Landlord unless such net income taxes are in substitution for any Taxes payable hereunder. If any such tax or excise
is levied or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall be liable for all taxes levied or assessed against any
personal property or fixtures placed in the Premises, whether levied or assessed against Landlord or Tenant, and if any such taxes are levied or assessed against Landlord or Landlords property and (a) Landlord pays them or (b) the assessed
value of Landlords property is increased thereby and Landlord pays the increased taxes, then Tenant shall pay to Landlord such taxes within ten (10) days after Landlords request therefor.







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9.     Insurance.





(a)   Landlord shall maintain all risk property insurance covering the full replacement cost of the Building (excluding
foundations), less a commercially reasonable deductible if Landlord so chooses. Landlord may, but is not obligated to, maintain commercial liability insurance, flood insurance and rent loss insurance (with a duration not to exceed twelve months).
All such insurance shall be included as part of the Operating Expenses charged to Tenant pursuant to Paragraph 6 hereof. The Project or Building may be included in a blanket policy (in which case the cost of such insurance allocable to the
Project or Building will be determined by Landlord based upon the insurers cost calculations). Tenant shall also reimburse Landlord for any increased premiums as a result of Tenants use of the Premises.





(b)   Effective as of the earlier of: (1) the date Tenant enters or occupies the Premises; or (2) the Commencement Date, and
continuing during the Lease Term, Tenant, at its expense, shall obtain and maintain in full force the following insurance coverage: (i) all risk property insurance covering the full replacement cost of all property and improvements installed or
placed in the Premises by Tenant or for Tenants benefit; (ii) workers compensation insurance with no less than the minimum limits required by law; (iii) employers liability insurance with such limits as required by law; and (iv)
commercial liability insurance, with a minimum limit of $1,000,000 per occurrence and a minimum umbrella limit of $2,000,000, for a total minimum combined general liability and umbrella limit of $3,000,000 for property damage, personal injuries, or
deaths of persons occurring in or about the Premises. Landlord may from time to time require reasonable increases in any such limits. The commercial liability policies shall name Landlord and Landlords agents as additional insureds, insure on
an occurrence and not a claims-made basis, be issued by insurance companies which are reasonably acceptable to Landlord, not be cancelable unless thirty (30) days prior written notice shall have been given to Landlord, contain an amended pollution
endorsement, and a contractual liability endorsement and provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenants policies). Such certificates, or at
Landlords option, copies of the policies evidencing coverage shall be delivered to Landlord by Tenant at least ten (10) days prior to the Commencement Date and at least fifteen (15) days prior to each renewal of said insurance. If Tenant fails
to comply with the foregoing insurance requirements or to deliver to Landlord copies of such policies and certificates evidencing the coverage required herein, Landlord, in addition to any remedy available pursuant to this Lease or otherwise, may,
but shall not be obligated to, obtain such insurance and Tenant shall pay to Landlord on demand the premium costs thereof, plus an administrative fee of fifteen percent (15%) of the cost.





(c)   The all risk property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an
assignment from its insured, against Landlord or Tenant, their officers, directors, employees, managers, agents, invitees and contractors, in connection with any loss or damage thereby insured against. The failure of a party to insure its property
shall not void this waiver. Notwithstanding anything to the contrary contained herein, Tenant hereby waives any claims against Landlord, and its officers, directors, employees, managers, agents, invitees and contractors for any loss or damage
insured against or required to be insured against hereunder (whether by self-insurance or otherwise), regardless of whether the negligence or fault of Landlord caused such loss. Landlord hereby waives any claims against Tenant, and its officers,
directors, employees, managers, agents, invitees and contractors for any loss or damage insured against or required to be insured against hereunder to the extent insurance proceeds are received therefor, regardless of whether the negligence or fault
of Tenant caused such loss; however, Landlords waiver shall not apply to any deductible amounts maintained by Landlord under its insurance.





10.   Landlords Repairs. This Lease is intended to be a net lease; accordingly, Landlords maintenance and repair obligations are limited to the replacement of the
Buildings roof and maintenance of the foundation piers and structural members of the exterior walls, reasonable wear and tear and uninsured losses and damages caused by Tenant, its agents, employees and contractors excluded. The term
walls as used in this Paragraph 10 shall not include windows, glass or plate glass, doors or overhead doors, special store fronts, dock bumpers, dock plates or levelers, or office entries, all of which shall be maintained by
Tenant. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Paragraph 10, after which Landlord shall have a reasonable opportunity to repair such item. Landlord shall also maintain in good
repair and condition the parking areas and other common areas of the Building, including, but not limited to driveways, alleys, landscape and grounds surrounding the Premises, the cost of such maintenance, repair and replacement to be paid in
accordance with Paragraph 6 hereof. Tenant hereby waives the benefit of California Civil Code Sections 1941 and 1942, and any other statute providing a right to make repairs and deduct the cost thereof from the rent. Notwithstanding anything
to the contrary contained herein, if Tenant is prevented from using, and does not use, the Premises or any portion thereof, as a result of Landlord failing to make any repair which Landlord is obligated hereunder to make, and the need for such
repair did not arise because of the negligence of Tenant, its employees, agents or visitors, guests, invitees or licensees (an Abatement Event), then Tenant shall give written notice of such Abatement Event to Landlord. If the Abatement
Event continues for five (5) consecutive days (the Abatement Period) after Landlords receipt of Tenants written notice, then rent shall be abated or reduced after expiration of the Abatement Period for such time that Tenant
continues to be so







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prevented from using, and does not use, the Premises or a portion thereof, in the proportion that the
rentable area of the portion of the Premises that Tenant is prevented from using, and does not use, bears to the total rentable area of the Premises, provided that rent shall be abated completely if the portion of the Premises that Tenant is
prevented from using, and does not use, is so significant as to make it impractical for Tenant to conduct its business in the Premises and Tenant does not, in fact, for that reason, conduct its business in the Premises.





11.     Tenants Repairs.





(a)     Subject to Landlords obligation in Paragraph 10, Tenant, at its sole expense, shall repair, replace and maintain in good condition
all portions of the Premises and all areas, improvements and systems exclusively serving the Premises including, without limitation, dock, dock equipment and loading areas, dock doors, plumbing, water, and sewer lines up to points of common
connection, entries, doors, ceilings, windows, interior walls, and the interior side of demising walls, and heating, ventilation and air conditioning systems, and other building and mechanical systems serving the Premises. Such repair and
replacements include capital expenditures and repairs whose benefit may extend beyond the Term. Maintenance and repair of the heating, ventilation and air conditioning systems and other mechanical and building systems serving the Premises, and any
repairs to the roof, shall be at Tenants expense pursuant to maintenance service contracts entered into by Tenant; provided, however, if Tenant fails to enter into such maintenance service contracts or if the maintenance and repair of the
heating, ventilation and air conditioning systems and other mechanical and building systems serving the Premises is not satisfactory to Landlord (as determined by Landlord in its reasonable discretion), Landlord may enter into such maintenance
service contracts (but at Tenants expense). The scope of services and contractors under such maintenance contracts shall be subject to Landlords prior written approval.





(b)     In the event that any repair or maintenance obligation required to be performed by Tenant hereunder may affect the structural integrity of the
Building (e.g., roof, foundation, structural members of the exterior walls), prior to commencing any such repair, Tenant shall provide Landlord with written notice of the necessary repair or maintenance and a brief summary of the structural
component or components of the Building that may be affected by such repair or maintenance. Within ten (10) business days after Landlords receipt of Tenants written notice, Landlord shall have the right, but not the obligation, to elect
to cause such repair or maintenance to be performed by Landlord, or a contractor selected and engaged by Landlord, but at Tenants sole cost and expense. The foregoing sentence is not intended to obligate Tenant to pay for repairs or
maintenance to those structural items which are Landlords responsibility pursuant to Paragraph 10 above, but shall only require Tenant to pay for the repair and maintenance to such structural components to the extent such repair or
maintenance is necessitated due to the performance of Tenants repair and maintenance obligations pursuant to this Paragraph 11.





(c)     Within the fifteen (15) day period prior to the expiration or termination of this Lease, Tenant shall deliver to Landlord a certificate from an engineer reasonably
acceptable to Landlord certifying that the hot water equipment and the HVAC system are then in good repair and working order. If Tenant fails to perform any repair or replacement for which it is responsible, Landlord may perform such work and be
reimbursed by Tenant within ten (10) days after demand therefor. Subject to Paragraphs 9 and 15, Tenant shall bear the full cost of any repair or replacement to any part of the Building or Project that results from damage caused by Tenant,
its agents, contractors, or invitees and any repair that benefits only the Premises.





12.
    Tenant-Made Alterations and Trade Fixtures.





(a)     Any
alterations, additions, or improvements made by or on behalf of Tenant to the Premises (Tenant-Made Alterations) shall be subject to Landlords prior written consent. Such consent shall not be unreasonably withheld or
delayed, except if such alterations affect structural, exterior, electrical or mechanical aspects of the Premises, in which event Landlord may withhold its consent in its sole and absolute discretion. Tenant shall cause, at its expense, all
Tenant-Made Alterations to comply with insurance requirements and with Legal Requirements and shall construct at its expense any alteration or modification required by Legal Requirements as a result of any Tenant-Made Alterations.





(b)     All Tenant-Made Alterations shall be constructed in a good and workmanlike manner by contractors
reasonably acceptable to Landlord and only good grades of materials shall be used. All plans and specifications for any Tenant-Made Alterations shall be submitted to Landlord for its approval. Landlord shall review such plans and specifications
within thirty (30) days of Landlords receipt of such plans and specifications. If Landlord shall fail to respond to Tenant within such thirty (30) day period, such plans and specifications shall be deemed approved by Landlord. Landlord may
monitor construction of the Tenant-Made Alterations. Tenant shall reimburse Landlord for its reasonable costs in reviewing plans and specifications and in monitoring construction not to exceed ten percent (10%) of the total cost of such Tenant-Made
Alterations. Landlords right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that such plans and specifications or construction comply with applicable
laws, codes, rules and regulations.







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(c)    Tenant shall provide Landlord with the identities and
mailing addresses of all persons performing work or supplying materials, prior to beginning such construction, and Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant shall furnish security or
make other arrangements satisfactory to Landlord to assure payment for the completion of all work free and clear of liens and shall provide certificates of insurance for workers compensation and other coverage in amounts and from an insurance
company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Tenant-Made Alterations, Tenant shall deliver to Landlord sworn statements setting forth the
names of all contractors and subcontractors who did work on the Tenant-Made Alterations and final lien waivers from all such contractors and subcontractors.





(d)    Upon surrender of the Premises, all Tenant-Made Alterations and any leasehold improvements constructed by Landlord or Tenant shall remain on the Premises as Landlords
property, except to the extent Landlords requires removal at Tenants expense of any such items or Landlord and Tenant have otherwise agreed in writing in connection with Landlords consent to any Tenant-Made Alterations. Prior to
the expiration or termination of this Lease, Tenant, at its sole expense, shall repair any and all damage caused by such removal.





(e)    Tenant, at its own cost and expense and without Landlords prior approval, may erect such shelves, bins, machinery and trade fixtures (collectively Trade Fixtures) in the ordinary
course of its business provided that such items do not alter the basic character of the Premises, do not overload or damage the Premises, and may be removed without injury to the Premises, and the construction, erection, and installation thereof
complies with all Legal Requirements and with Landlords requirements set forth above. Prior to the expiration or termination of this Lease, Tenant, at its sole expense, shall remove its Trade Fixtures and shall repair any and all damage caused
by such removal. All furniture, trade fixtures, and equipment installed by Tenant and located on the Premises shall remain the property of Tenant, and Landlord agrees that Tenant shall have the right, but not the obligation, to remove any or all of
said furniture, trade fixtures or equipment at any time during the term hereof; provided, however, that Tenant shall repair any damage to the Premises occasioned thereby.





13.Signs.    All signs, decorations, advertising media, blinds, draperies and other window treatment or bars or other security
installations visible from outside the Premises shall be subject to Landlords prior written approval, which shall not be unreasonably withheld, and shall conform in all respects to Landlords requirements. Tenant shall not make any
changes to the exterior of the Premises, install any exterior lights, decorations, balloons, flags, pennants, banners, or painting, or erect or install any signs, windows or door lettering, placards, decorations, or advertising media of any type
which can be viewed from the exterior of the Premises, without Landlords prior written consent, which consent shall not be unreasonably withheld. Landlord shall not be required to notify Tenant of whether it consents to any sign until it (a)
has received detailed, to-scale drawings thereof specifying design, material composition, color scheme, and method of installation, and (b) has had thirty (30) days to review them. Upon surrender or vacation of the Premises, Tenant shall have
removed all signs and repair, paint, and/or replace the building facia surface to which its signs are attached. Tenant shall obtain all applicable governmental permits and approvals for sign and exterior treatments.





14.Parking.    Tenant shall be entitled to park in common with other tenants of the Project
in those areas designated for nonreserved parking. Landlord may allocate parking spaces among Tenant and other tenants in the Project at Landlords sole discretion. Landlord shall not be responsible for enforcing Tenants parking rights
against any third parties.





15.  Restoration.





(a)   If at any time during the Lease Term the Premises are damaged by a fire or other casualty, Landlord shall notify
Tenant within sixty (60) days after such damage as to the amount of time Landlord reasonably estimates it will take to restore the Premises. If the restoration time is estimated to exceed 180 days from the date Landlord receives all permits,
approvals, and licenses required to begin reconstruction, either Landlord or Tenant may elect to terminate this Lease upon notice to the other party given no later than thirty (30) days after Landlords notice. If neither party elects to
terminate this Lease or if Landlord estimates that restoration will take 180 days or less, then, subject to receipt of sufficient insurance proceeds, Landlord shall promptly restore the Premises excluding the improvements installed by Tenant or by
Landlord and paid by Tenant, subject to delays arising from the collection of insurance proceeds or from Force Majeure events. Tenant at Tenants expense shall promptly perform, subject to delays arising from the collection of insurance
proceeds, or from Force Majeure events, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing, either party
may terminate this Lease upon thirty (30) days written notice to the other if the Premises are damaged during the last year of the Lease Term and Landlord reasonably estimates that it will take more than thirty (30) days to repair such damage.





(b)   If the Premises are destroyed or substantially damaged by any peril not covered by the




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insurance maintained by Landlord or any Landlords mortgagee requires that insurance proceeds be
applied to the indebtedness secured by its mortgage (defined hereinafter), Landlord may terminate this Lease by delivering written notice of termination to Tenant within thirty (30) days after such destruction or damage or such requirement is made
known by any such Landlords mortgagee, as applicable, whereupon all rights and obligations hereunder shall cease and terminate, except for any liabilities of Tenant which accrued prior to Lease termination.





(c)  If such damage or destruction is caused by the act(s) or omission(s) of Tenant, its employees, agents or contractors,
Tenant shall pay to Landlord with respect to any damage to the Premises and/or Project the amount of the commercially reasonable deductible under Landlords insurance policy within ten (10) days after presentment of Landlords invoice.
Base Rent and Operating Expenses shall be abated for the period of repair and restoration in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises. Such abatement shall be the
sole remedy of Tenant, and except as provided herein, Tenant waives any right to terminate the Lease by reason of damage or casualty loss, including, without limitation, Sections 1932 and 1933 of the California Civil Code.





16.  Condemnation.    If any part of the Premises or the Project should be taken for any
public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a Taking or Taken), and (a) the Taking would prevent or
materially interfere with Tenants use of the Premises, (b) in Landlords judgment would materially interfere with or impair its ownership or operation of the Project or (c) as a result of such Taking, Landlords mortgagee accelerates
the payment of any indebtedness securing all or a portion of the Project, then upon written notice by Landlord this Lease shall terminate and Base Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is
not terminated as provided above, the Base Rent payable hereunder during the unexpired Lease Term shall be reduced to such extent as may be fair and reasonable under the circumstances, and Landlord shall restore the Premises to its condition prior
to the Taking; provided, however, Landlords obligation to so restore the Premises shall be limited to the award Landlord receives in respect of such Taking that is not required to be applied to the indebtedness secured by a mortgage. In the
event of any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenants interest, if any, in such award. Tenant shall have the
right, to the extent that same shall not diminish Landlords award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and
damage to Tenants Trade Fixtures, if a separate award for such items is made to Tenant.





This paragraph
shall be Tenants sole and exclusive remedy in the event of any taking and Tenant hereby waives the benefits of Section 1265.130 of the California Code of Civil Procedure or any other statute granting Tenant specific rights in the event of a
Taking which are inconsistent with the provisions of this Paragraph.





17.  Assignment and
Subletting.





(a)   Without Landlords prior written consent, which shall not be
unreasonably withheld, Tenant shall not assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises (each being a
Transfer) and any attempt to do any of the foregoing shall be void and of no effect. For purposes of this Paragraph 17, a transfer of the ownership interests controlling Tenant shall be deemed a Transfer of this Lease
unless such ownership interests are publicly traded. Notwithstanding the above, Tenant may assign or sublet the Premises, or any part thereof, to any entity controlling Tenant, controlled by Tenant or under common control with Tenant (a
Tenant Affiliate), without the prior written consent of Landlord; provided, however, Tenant shall provide at least ten (10) days written notice prior to assigning this Lease to, or entering into any sublease with, any Tenant
Affiliate. Tenant shall reimburse Landlord for all of Landlords reasonable out-of-pocket expenses in connection with any Transfer, other than to a Tenant Affiliate. Upon Landlords receipt of Tenants written notice of a desire to
assign or sublet the Premises, or any part thereof (other than to a Tenant Affiliate), Landlord may, by giving written notice to Tenant within thirty (30) days after receipt of Tenants notice, terminate this Lease with respect to the space
described in Tenants notice, as of the date specified in Tenants notice for the commencement of the proposed assignment or sublease; provided, however, Tenant shall have the right to rescind any proposal to assign or sublet the Premises
within forty-eight (48) hours after receiving Landlords notice of its intent to terminate this Lease. Tenant acknowledges and agrees that Landlord may withhold its consent to any proposed assignment or subletting for any reasonable basis
including, but not limited to: (a) Tenant is in default of this Lease; (b) the assignee or subtenant is unwilling to assume in writing all of Tenants obligations hereunder; (c) the assignee or subtenant has a financial condition which is
reasonably unsatisfactory to Landlord or Landlords mortgagee; (d) the Premises will be used for different purposes than those set forth in Section 3 (a) or for a use requiring or generating Hazardous Materials, or (e) the proposed assignee or
subtenant or an affiliate thereof is an existing tenant in the Project or is or has been in discussions with Landlord regarding space within the Project.





(b)   Notwithstanding any Transfer, Tenant and any guarantor or surety of Tenants




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obligations under this Lease shall at all times remain fully responsible and liable for the payment of
the rent and for compliance with all of Tenants other obligations under this Lease (regardless of whether Landlords approval has been obtained for any such Transfer). In the event that the rent due and payable by a sublessee or assignee
(or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto) exceeds the rental payable under this Lease, then Tenant shall be bound and obligated to pay Landlord as
additional rent hereunder all such excess rental and other excess consideration within ten (10) days following receipt thereof by Tenant.





(c)  If this Lease is assigned or if the Premises is subleased (whether in whole or in part) or in the event of the mortgage, pledge, or hypothecation of Tenants leasehold interest or grant of any concession
or license within the Premises or if the Premises be occupied in whole or in part by anyone other than Tenant, then upon a default by Tenant hereunder Landlord may collect rent from the assignee, sublessee, mortgagee, pledgee, party to whom the
leasehold interest was hypothecated, concessionee or licensee or other occupant and, except to the extent set forth in the preceding subparagraph, apply the amount collected to the next rent payable hereunder; and all such rentals collected by
Tenant shall be held in trust for Landlord and immediately forwarded to Landlord. No such transaction or collection of rent or application thereof by Landlord, however, shall be deemed a waiver of these provisions or a release of Tenant from the
further performance by Tenant of its covenants, duties, or obligations hereunder. Any approved assignment or sublease shall be expressly subject to the terms and conditions of this Lease. Landlords consent to any Transfer shall not waive
Landlords rights as to any subsequent Transfers.





18.  Indemnification.    Tenant agrees to indemnify, defend (with counsel reasonably acceptable to Landlord) and hold harmless Landlord, and Landlords agents, employees and
contractors, from and against any and all claims, demands, losses, liabilities, causes of action, suits, judgments, damages, costs and expenses (including attorneys fees) arising from any occurrence on the Premises, the use and occupancy of
the Premises, or from any activity, work, or thing done, permitted or suffered by Tenant in or about the Premises or due to any other act or omission of Tenant, its subtenants, assignees, invitees, employees, contractors and agents, or from
Tenants failure to perform its obligations under this Lease (other than any loss arising from the sole or gross negligence of Landlord or its agents). This indemnity provision shall survive termination or expiration of this Lease for event
occuring during the term of the Lease. The furnishing of insurance required hereunder shall not be deemed to limit Tenants obligations under this Paragraph 18.





19.  Inspection and Access.    Landlord and its agents, representatives, and contractors may enter the Premises at any
reasonable time to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlords representatives may enter the Premises during business hours for
the purpose of showing the Premises to prospective purchasers or, during the last year of the Lease Term, to prospective tenants. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is
available for sale. Landlord may grant easements, make public dedications, designate common areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially interferes with
Tenants use or occupancy of the Premises. At Landlords request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions.





20.  Quiet Enjoyment.    If Tenant shall perform all of the covenants and agreements herein required to be performed by Tenant,
Tenant shall, subject to the terms of this Lease, at all times during the Lease Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord, but not otherwise.





21.  Surrender.     No act by Landlord shall be an acceptance of a surrender of the Premises,
and no agreement to accept a surrender of the Premises shall be valid unless it is in writing and signed by Landlord. Upon termination of the Lease Term or earlier termination of Tenants right of possession, Tenant shall surrender the Premises
to Landlord in the same condition as received, broom clean, ordinary wear and tear and casualty loss and condemnation covered by Paragraphs 15 and 16 excepted. Any Trade Fixtures, Tenant- Made Alterations and property not so removed by Tenant
as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenants expense, and Tenant waives all claims against Landlord for any damages resulting from Landlords retention and
disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the Lease Term shall survive the termination of the Lease Term, including without limitation, indemnity obligations, payment obligations
with respect to Operating Expenses and all obligations concerning the condition and repair of the Premises.





22.  Holding Over.    If Tenant fails to vacate the Premises after the termination of the Lease Term, Tenant shall be a tenant at will or at sufferance, and Tenant shall pay, in addition to
any other rent or other sums then due Landlord, a daily base rental equal to 200% of the Base Rent in effect on the expiration or termination date, even if Landlord consents to such holdover (which consent shall be effective only if in writing).
Tenant shall also be liable for all Operating Expenses incurred during such holdover period. In addition, Tenant shall be liable for all damages (including attorneys' fees and expenses) of whatever type (including consequential




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damages) incurred by Landlord as a result of such holding over. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise
expressly provided, and this Paragraph 22 shall not be construed as consent for Tenant to retain possession of the Premises.





23. Events of Default. Each of the following events shall be an event of default (Event of Default) by Tenant under this Lease:





(i) Tenant shall fail to pay any installment of Base Rent or any other payment required herein within five (5) calendar days after notice that the same is due or payable
hereunder.





(ii) Tenant or any guarantor or surety of Tenants obligations hereunder shall (A) make a general
assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement,
adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a
proceeding for relief); (C) become the subject of any proceeding for relief which is not dismissed within sixty (60) days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an
individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity).





(iii) Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed, except, in each case, as
permitted in this Lease.





(iv) Tenant shall fail to occupy or shall vacate the Premises or shall fail to
continuously operate its business at the Premises for the permitted use set forth herein, whether or not Tenant is in monetary or other default under this Lease.





(v) Tenant shall attempt or there shall occur any assignment, subleasing or other transfer of Tenants interest in or with respect to this Lease except as otherwise permitted in this Lease.





(vi) Tenant shall fail to discharge or bond over any lien placed upon the Premises in violation of this Lease
within thirty (30) days after any such lien or encumbrance is filed against the Premises.





(vii) Tenant shall fail
to execute any instrument of subordination or attornment or any estoppel certificate within the time periods set forth in Paragraphs 27 and 29 respectively following Landlords request for the same.





(viii) Tenant shall breach any of the requirements of Paragraph 30 and such failure shall continue for a period of ten (10) days or
more after notice from Landlord to Tenant.





(ix) Tenant shall fail to comply with any provision of this Lease
other than those specifically referred to in this Paragraph 23, and except as otherwise expressly provided herein, such default shall continue for more than thirty (30) days after Landlord shall have given Tenant written notice of such
default.





Any notices to be provided by Landlord under this Paragraph 23 shall be in lieu of, and not in addition
to, any notice required under Section 1161 et seq of the California Code of Civil Procedure.





24.
Landlords Remedies. Upon the occurrence of any default, Landlord shall have the following rights and remedies, in addition to those allowed by law or in equity, any one or more of which may be exercised or not exercised without
precluding the Landlord from exercising any other remedy provided in this Lease or otherwise allowed by law or in equity:





(a) Termination of Lease. Landlord may terminate this Lease and Tenants right to possession of the Premises. If Tenant has abandoned and vacated the Premises, the mere entry of the Premises by Landlord in order to
perform acts of maintenance, cure defaults, preserve the Premises or to attempt to relet the Premises, or the appointment of a receiver in order to protect the Landlords interest under this Lease, shall not be deemed a termination of
Tenants right to possession or a termination of this Lease unless Landlord has notified Tenant in writing that this Lease is terminated. Notification of any default described in Section 23 of this Lease shall be in lieu of, and not in addition
to, any notice required under Sections 1161 et seq. of the California Code of Civil Procedure. If Landlord terminates this Lease and Tenants right to possession of the Premises, Landlord may recover from Tenant:




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(i) The worth at the time of the award of unpaid rent which had
been earned at the time of termination; plus





(ii) The worth at the time of the award of the
amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus





(iii) The worth at the time of the award of the amount by which the unpaid rent for the balance of the Term after the time
of the award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus





(iv) Any other amounts necessary to compensate the Landlord for all of the detriment proximately caused by Tenants failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to
result therefrom, including any legal expenses, brokers commissions or finders fees (in connection with reletting the Premises and the pro rata portion of any leasing commission paid by Landlord in connection with this Lease which is applicable to
the portion of the Term, including option periods, which is unexpired as of the date on which this Lease terminated), the costs of repairs, cleanup, refurbishing, removal and storage or disposal of Tenants personal property, equipment,
fixtures and anything else that Tenant is required under this Lease to remove but does not remove (including those alterations which Tenant is required to remove pursuant to an election by Landlord and Landlord actually removes whether notice to
remove shall be delivered to Tenant), and any costs for alterations, additions and renovations incurred by Landlord in regaining possession of and reletting (or attempting to relet) the Premises. Tenant shall also reimburse Landlord for the pro rata
portion of leasehold improvement costs paid by Landlord to install leasehold improvements on the Premises which is applicable to that portion of the Term including any terminated option periods which is unexpired as of the date on which this Lease
terminated, discounted to present value.





All computations of the worth at the time of the award of
amounts recoverable by Landlord under (1) and (2) hereof shall be computed by allowing interest at the maximum lawful contract rate per annum. The worth at the time of the award recoverable by Landlord under (3) and the discount rate for
purposes of determining any amounts recoverable under (4), if applicable, shall be computed by discounting the amount recoverable by Landlord at the discount rate of the Federal Reserve Bank, San Francisco, California, at the time of the award plus
one percent (1%).





Upon termination of this Lease, whether by lapse of time or otherwise, Tenant shall immediately
vacate the Premises and deliver possession to Landlord, and Landlord shall have the right to re-enter the Premises.





(b) Lease to Remain in Effect. Notwithstanding Landlords right to terminate this Lease, Landlord may, at its option, even though Tenant has breached this Lease and abandoned the Premises, continue this Lease in full
force and effect and not terminate Tenants right to possession, and enforce all of Landlords rights and remedies under this Lease. In such event, Landlord shall have the remedy described in California Civil Code Section 1951.4 (Landlord
may continue Lease in effect after Tenants breach and abandonment and recover rent as it becomes due, if Tenant has right to sublet or assign, subject only to reasonable limitations). Further, in such event Landlord shall be entitled to
recover from Tenant all costs of maintenance and preservation of the Premises, and all costs, including attorneys fees and receivers fees, incurred in connection with appointment of and performance by a receiver to protect the Premises
and Landlords interest under this Lease. No re-entry or taking possession of the Premises by Landlord shall be construed as an election to terminate this Lease unless a notice (signed by a duly authorized representative of Landlord) of
intention to terminate this Lease is given to Tenant.





(c) All Sums Collectible as Rent. All sums due and
owing to Landlord by Tenant under this Lease shall be collectible by Landlord as rent.





(d) No Surrender.
No act or omission by Landlord or its agents during the Term shall be an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless made in writing and signed by a duly authorized
representative of Landlord. Landlord shall be entitled to a restraining order or injunction to prevent Tenant from defaulting under any of its obligations other than the payment of rent or other sums due hereunder.





(e) Effect of Termination. Neither the termination of this Lease nor the exercise of any remedy under this Lease or otherwise
available at law or in equity shall affect Landlords right of indemnification set forth in this Lease or otherwise available at law or in equity for any act or omission of Tenant, and all rights to indemnification and other obligations of
Tenant intended to be performed after termination of this Lease shall survive termination of this Lease.




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25. Tenants Remedies/Limitation of Liability. Landlord shall
not be in default hereunder unless Landlord fails to perform any of its obligations hereunder within thirty (30) days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation,
require a period of time in excess of thirty (30) days, then after such period of time as is reasonably necessary). All obligations of Landlord hereunder shall be construed as covenants, not conditions; and Tenant may not terminate this Lease for
breach of Landlords obligations hereunder. All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term Landlord in this Lease shall
mean only the owner, for the time being of the Premises, and in the event of the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but
such obligations shall be binding during the Lease Term upon each new owner for the duration of such owners ownership. Any liability of Landlord under this Lease or arising out of the relationship between Landlord and Tenant shall be limited
solely to Landlords interest in the Building, and in no event shall any personal liability be asserted against Landlord in connection with this Lease nor shall any recourse be had to any other property or assets of Landlord.





26. Waiver of Jury Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN
RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED
HERETO.





27. Subordination.





(a) This Lease and Tenants interest and rights hereunder are and shall be subject and subordinate at all times to the lien of any first mortgage, now existing or
hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof, without the necessity of any further instrument or act on the
part of Tenant. Tenant agrees, at the election of the holder of any such mortgage, to attorn to any such holder. The provisions of this Paragraph 27 shall be self-operative and no further instrument shall be required to effect such
subordination or attornment; however, Tenant agrees to execute, acknowledge and deliver such instruments, confirming such subordination and such instruments of attornment as shall be requested by any such holder within ten (10) days of such request;
provided, however, that Tenants obligation to execute, acknowledge and deliver such instruments shall be contingent on such instruments containing customary subordination and non- disturbance language. Tenants obligation to furnish each
such instrument requested hereunder in the time period provided is a material inducement for Landlords execution of this Lease and any failure of Tenant to timely deliver each instrument shall be deemed an Event of Default.





(b) Notwithstanding the foregoing, any such holder may at any time subordinate its mortgage to this Lease, without
Tenants consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such mortgage without regard to their respective dates of execution, delivery or recording and in that event such holder shall have the same
rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of such mortgage and had been assigned to such holder. The term mortgage whenever used in this Lease shall be
deemed to include deeds of trust, security assignments and any other encumbrances, and any reference to the holder of a mortgage shall be deemed to include the beneficiary under a deed of trust.





(c) Tenant shall not seek to enforce any remedy it may have for any default on the part of Landlord without first giving written notice by
certified mail, return receipt requested, specifying the default in reasonable detail to any mortgage holder whose address has been given to Tenant, and affording such mortgage holder a reasonable opportunity to perform Landlords obligations
hereunder. Notwithstanding any such attornment or subordination of a mortgage to this Lease, the holder of any mortgage shall not be liable for any acts of any previous landlord, shall not be obligated to install any tenant improvements, and shall
not be bound by any amendment to which it did not consent in writing nor any payment of rent made more than one month in advance.





28. Mechanics Liens. Tenant has no express or implied authority to create or place any lien or encumbrance of any kind upon, or in any manner to bind the interest of Landlord or Tenant in, the Premises or to
charge the rentals payable hereunder for any claim in favor of any person dealing with Tenant, including those who may furnish materials or perform labor for any construction or repairs. Tenant covenants and agrees that it will pay or cause to be
paid all sums legally due and payable by it on account of any labor performed or materials furnished in connection with any work performed on the Premises and that it will save and hold Landlord harmless from all loss, cost or expense based on or
arising out of asserted claims or liens against the leasehold estate or against the interest of Landlord in the Premises or under this Lease. Tenant shall give Landlord immediate written notice of the placing of any lien or encumbrance against the
Premises and cause such lien or encumbrance to be discharged within thirty (30) days of the filing or recording thereof; provided, however, Tenant may contest such liens or encumbrances as long as such contest prevents foreclosure of the lien




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or encumbrance and Tenant causes such lien or encumbrance to be bonded or insured over in a manner satisfactory to Landlord within such thirty
(30) day period.





29. Estoppel Certificates. Tenant agrees, from time to time, within ten (10) days
after request of Landlord, to execute and deliver to Landlord, or Landlords designee, any estoppel certificate requested by Landlord, stating that this Lease is in full force and effect, the date to which rent has been paid, that Landlord is
not in default hereunder (or specifying in detail the nature of Landlords default), the termination date of this Lease and such other matters pertaining to this Lease as may be requested by Landlord. Tenants obligation to furnish each
estoppel certificate in a timely fashion is a material inducement for Landlords execution of this Lease and any failure of Tenant to timely deliver each estoppel certificate shall be deemed an Event of Default. No cure or grace period provided
in this Lease shall apply to Tenants obligation to timely deliver an estoppel certificate.





30.
Environmental Requirements.





(a) Except for Hazardous Material contained in products used by Tenant
in de minimis quantities for ordinary cleaning and office purposes, Tenant shall not permit or cause any party to bring any Hazardous Material upon the Premises or transport, store, use, generate, manufacture, dispose, or release any Hazardous
Material on or from the Premises without Landlords prior written consent. Tenant, at its sole cost and expense, shall operate its business in the Premises in strict compliance with all Environmental Requirements and all requirements of this
Lease. Tenant shall complete and certify to disclosure statements as requested by Landlord from time to time relating to Tenants transportation, storage, use, generation, manufacture, or release of Hazardous Materials on the Premises, and
Tenant shall promptly deliver to Landlord a copy of any notice of violation relating to the Premises or Project of any Environmental Requirement. Landlord hereby represents to Tenant that, to Landlords actual knowledge, without any independent
inquiry or investigation, Landlord has not received any written notice from any governmental authority that the Premises, the Building or the Project are currently in violation of any Environmental Requirements.





(b) The term Environmental Requirements means all applicable present and future statutes, regulations, ordinances,
rules, codes, judgments, permits, authorizations, orders, policies or other similar requirements of any governmental authority, agency or court regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or
the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; the Clean Air Act; the Clean Water Act; the Toxic Substances Control
Act and all state and local counterparts thereto, and any common or civil law obligations including, without limitation, nuisance or trespass, and any other requirements of Paragraphs 4 and 31 of this Lease. The term Hazardous
Materials means and includes any substance, material, waste, pollutant, or contaminant that is or could be regulated under any Environmental Requirement or that may adversely affect human health or the environment, including, without
limitation, any solid or hazardous waste, hazardous substance, asbestos, petroleum (including crude oil or any fraction thereof, natural gas, synthetic gas, polychlorinated biphenyls (PCBs), and radioactive material). For purposes of Environmental
Requirements, to the extent authorized by law, Tenant is and shall be deemed to be the responsible party, including without limitation, the owner and operator of Tenants facility and the owner of
all Hazardous Materials brought on the Premises by Tenant, its agents, employees, contractors or invitees, and the wastes, by-products, or residues generated, resulting, or produced therefrom.





(c) Tenant, at its sole cost and expense, shall remove all Hazardous Materials stored, disposed of or otherwise released by Tenant, its assignees, subtenants, agents,
employees, contractors or invitees onto or from the Premises, in a manner and to a level satisfactory to Landlord in its sole discretion, but in no event to a level and in a manner less than that which complies with all Environmental Requirements
and does not limit any future uses of the Premises or require the recording of any deed restriction or notice regarding the Premises. Tenant shall perform such work at any time during the period of the Lease upon written request by Landlord or, in
the absence of a specific request by Landlord, before Tenants right to possession of the Premises terminates or expires. If Tenant fails to perform such work within the time period specified by Landlord or before Tenants right to
possession terminates or expires (whichever is earlier), Landlord may at its discretion, and without waiving any other remedy available under this Lease or at law or equity (including without limitation an action to compel Tenant to perform such
work), perform such work at Tenants cost. Tenant shall pay all costs incurred by Landlord in performing such work within ten (10) days after Landlords request therefor. Such work performed by Landlord is on behalf of Tenant and Tenant
remains the owner, generator, operator, transporter, and/or arranger of the Hazardous Materials for purposes of Environmental Requirements. Tenant agrees not to enter into any agreement with any person, including without limitation any governmental
authority, regarding the removal of Hazardous Materials that have been disposed of or otherwise released onto or from the Premises without the written approval of the Landlord.





(d) Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all losses (including, without limitation, diminution in value of the Premises or
the Project and loss of rental income from the Project), claims, demands, actions, suits, damages (including, without limitation, punitive damages), expenses (including, without limitation, remediation, removal, repair, corrective action, or cleanup




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expenses), and costs (including, without limitation, actual attorneys fees, consultant fees or expert fees and including, without
limitation, removal or management of any asbestos brought into the Premises or disturbed in breach of the requirements of this Paragraph 30 (provided, however, that Tenant shall be provided with a copy of the Carroll Business Center Asbestos
Operations and Maintenance Program which identifies areas of asbestos in the Premises), regardless of whether such removal or management is required by law) which are brought or recoverable against, or suffered or incurred by Landlord as a result of
any release of Hazardous Materials or any breach of the requirements under this Paragraph 30 by Tenant, its agents, employees, contractors, subtenants, assignees or invitees, regardless of whether Tenant had knowledge of such noncompliance.
The obligations of Tenant under this Paragraph 30 shall survive any termination of this Lease for an occurrence during the Lease.





(e) Landlord shall have access to, and a right to perform inspections and tests of, the Premises to determine Tenants compliance with Environmental Requirements, its obligations under this Paragraph 30, or the
environmental condition of the Premises. Access shall be granted to Landlord upon Landlords prior written notice to Tenant and at such times so as to minimize, so far as may be reasonable under the circumstances, any disturbance to
Tenants operations. Such inspections and tests shall be conducted at Landlords expense, unless such inspections or tests reveal that Tenant has not complied with any Environmental Requirement, in which case Tenant shall reimburse
Landlord for the reasonable cost of such inspection and tests. Landlords receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant. Tenant shall promptly notify Landlord of any
communication or report that Tenant makes to any governmental authority regarding any possible violation of Environmental Requirements or release or threat of release of any Hazardous Materials onto or from the Premises. Tenant shall, within five
(5) days of receipt thereof, provide Landlord with a copy of any documents or correspondence received from any governmental agency or other party relating to a possible violation of Environmental Requirements or claim or liability associated with
the release or threat of release of any Hazardous Materials onto or from the Premises.





(f) In addition to all
other rights and remedies available to Landlord under this Lease or otherwise, Landlord may, in the event of a breach of the requirements of this Paragraph 30 that is not cured within thirty (30) days following notice of such breach by
Landlord, require Tenant to provide financial assurance (such as insurance, escrow of funds or third party guarantee) in an amount and form satisfactory to Landlord. The requirements of this Paragraph 30 are in addition to and not in lieu of
any other provision in the Lease.





(g) Landlord agrees not to bring any Hazardous Material upon the Premises or
transport, store, use, generate or manufacture or release any Hazardous Material in or about the Premises without Tenants prior written consent. Landlord shall indemnify, defend and hold Tenant harmless from and against any and all direct
losses, claims, demands, actions, suits, damages, expenses, and costs which are brought or recoverable against, or suffered or incurred by Tenant as a result of any release of Hazardous Materials on or about the Premises to the extent caused by
Landlord, its agents or employees, and for which Landlord is obligated to remediate in accordance with any Environmental Requirements.





31. Rules and Regulations. Tenant shall, at all times during the Lease Term and any extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord
covering use of the Premises and the Project. The current rules and regulations are attached hereto. In the event of any conflict between said rules and regulations and other provisions of this Lease, the other terms and provisions of this Lease
shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project.





32. Security Service. Tenant acknowledges and agrees that, while Landlord may (but shall not be obligated to) patrol the Project, Landlord is not providing any security services with
respect to the Premises and that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry
into the Premises or any other breach of security with respect to the Premises.





33. Force Majeure.
Landlord or Tenant shall not be held responsible for delays in the performance of its obligations hereunder when caused by strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefor,
governmental restrictions, governmental regulations, governmental controls, delay in issuance of permits, enemy or hostile governmental action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of Landlord or
Tenant (Force Majeure); provided, however, that in no event shall the foregoing apply to the financial obligations of either Landlord or Tenant to the other under this Lease, including Tenants obligation to pay rent or any
amount payable to Landlord hereunder.





34. Entire Agreement. This Lease constitutes the complete and
entire agreement of Landlord and Tenant with respect to the subject matter hereof. No representations, inducements, promises or agreements, oral or written, have been made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant,
which are not contained herein, and any prior agreements, promises, negotiations, or representations are superseded by this Lease. This Lease may not be amended except by an instrument in writing signed by both




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parties hereto.





35. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this
Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or
provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable.





36. Brokers. Tenant represents and warrants that it has dealt with no broker, agent or other person in connection with this transaction and that no broker, agent or other person brought
about this transaction, other than the broker, if any, set forth on the first page of this Lease, and Tenant agrees to indemnify and hold Landlord harmless from and against any claims by any other broker, agent or other person claiming a commission
or other form of compensation by virtue of having dealt with Tenant with regard to this leasing transaction.





37.
Miscellaneous.





(a) Any payments or charges due from Tenant to Landlord hereunder shall be
considered rent for all purposes of this Lease.





(b) If and when included within the term Tenant, as
used in this instrument, there is more than one person, firm or corporation, each shall be jointly and severally liable for the obligations of Tenant.





(c) All notices required or permitted to be given under this Lease shall be in writing and shall be sent by registered or certified mail, return receipt requested, or by a reputable national overnight
courier service, postage prepaid, or by hand delivery and, if to Tenant, addressed to Tenant at the address for Tenant noted on the first page of this Lease, and if to Landlord, addressed to Landlord at c/o Crow Holdings Industrial Trust, 2100
McKinney Avenue, Suite 700, Dallas, Texas 75201, Attention: James C. Hendricks, with a copy to Trammell Crow Company, 3570 Cammo del Rio North, Suite 100, San Diego, California 92108-1747, Attention: Property Manager. Either party may by notice
given aforesaid change its address for all subsequent notices. Except where otherwise expressly provided to the contrary, notice shall be deemed given upon delivery.





(d) Except as otherwise expressly provided in this Lease or as otherwise required by law, Landlord retains the absolute right to withhold any consent or approval.





(e) At Landlords request from time to time Tenant shall furnish Landlord with true and complete copies of
its most recent annual and quarterly financial statements prepared by Tenant or Tenants accountants and any other financial information or summaries that Tenant typically provides to its lenders or shareholders. Such annual statements shall be
audited by an independent certified public accountant at Tenants sole cost and expense. Landlord shall hold such financial statements and information in confidence, and shall not disclose the same except: (i) to Landlords lenders or
potential lenders, (ii) to potential purchasers of all or a portion of the Project, (iii) otherwise as reasonably necessary for the operation of the Project or administration of Landlords business or (iv) if disclosure is required by any
judicial or administrative order or ruling.





(f) Neither this Lease nor a memorandum of lease shall be filed by or
on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord, Tenant will execute a memorandum of lease.





(g) Each party acknowledges that it has had the opportunity to consult counsel with respect to this Lease, and therefore, the normal rule of construction to the effect that any ambiguities are to be
resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto.





(h) The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party
until execution of this Lease by both parties.





(i) Words of any gender used in this Lease shall be held and
construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise
describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease.





(j) Any amount not paid by Tenant within five (5) days after its due date in accordance with the terms of this Lease shall bear interest from such due date until paid in full at the lesser of the highest rate permitted by applicable
law or fifteen percent (15%) per year. It is expressly the intent of Landlord and Tenant




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at all times to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If
applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlords and Tenants
express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately
shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise
called for hereunder.





(k) Construction and interpretation of this Lease shall be governed by the laws of the
state in which the Project is located, excluding any principles of conflicts of laws.





(l) Time is of the essence
as to the performance of Tenants obligations under this Lease.





(m) All exhibits and addenda attached hereto
are hereby incorporated into this Lease and made a part hereof. In the event of any conflict between such exhibits or addenda (other than the rules and regulations) and the terms of this Lease, such exhibits or addenda shall control. In the event of
a conflict between the rules and regulations attached hereto and the terms of this Lease, the terms of this Lease shall control.





(n) If either party should prevail in any litigation instituted by or against the other related to this Lease, the prevailing party, as determined by the court, shall receive from the non-prevailing party all costs and reasonable
attorneys fees (payable at standard hourly rates) incurred in such litigation, including costs on appeal, as determined by the court.





38. Intentionally Omitted.





39. Limitation of
Liability of Landlords Partners, and Others. Tenant agrees that any obligation or liability whatsoever of Landlord which may arise at any time under this Lease, or any obligation or liability which may be incurred by Landlord pursuant
to any other instrument, transaction, or undertaking contemplated hereby, shall not be personally binding upon, nor shall resort for the enforcement thereof be had to the property of the constituent partners of Landlord or any of their respective
directors, officers, representatives, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort, or otherwise.





40. Intentionally Omitted.





41.
Landlords Contingency. Landlords obligations under this Lease re expressly subject to and conditioned upon the surrender of the Premises by the existing tenant to Landlord on terms acceptable to Landlord in its sole and
absolute discretion; provided, however, that failure by Landlord to release this contingency by the Commencement Date shall result in the Commencement Date being extended day for day until such contingency is satisfied.





42. Option to Extend Term. Landlord grants to Tenant one (1) option to extend the Term of this Lease for a sixty (60) month
period (the Option) commencing upon the expiration of the initial Term (or upon the expiration of the preceding Option if any), upon each of the following conditions and terms:





(a) Tenant shall give to Landlord, and Landlord shall actually receive, on a date which is at least six (6) months and not more than twelve (12) months prior to the then
scheduled expiration date of the Term, a written notice of Tenants exercise of such Option (the Option Notice), time being of the essence. If the Option Notice is not timely so given and received, such Option shall automatically
expire.





(b) Tenant shall have no right to exercise an Option, notwithstanding any provision hereof to the
contrary, (a) during the time commencing from the date Landlord gives to Tenant a notice of default pursuant to Paragraph 18.10 of this Lease and continuing until the noncompliance alleged in said notice of default is cured, or (b) during the period
of time commencing on the day after a monetary obligation to Landlord is due from Tenant and unpaid (without any necessity for notice thereof to Tenant) and continuing until the obligation is paid, or (c) if Landlord has given to Tenant three or
more notices of default under Paragraph 23(ix) of this Lease, whether or not the defaults are cured, or Tenant has been late on three or more occasions in the payment of a monetary obligation to Landlord (without any necessity for notice thereof to
Tenant), during the 12 month period of time immediately prior to the time that Tenant attempts to exercise the Option, or (d) if Tenant has committed any non-curable breach, or is otherwise in default of any of the terms, covenants or conditions of
this Lease.





(c) The period of time within which the Option may be exercised shall not be extended or enlarged by
reason of Tenants inability to exercise an Option because of the provisions of Paragraph 42(b) above.




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(d) All Option rights of Tenant under this Paragraph 42 shall terminate and be of
no further force or effect, notwithstanding Tenants due and timely exercise of the Option, if, after such exercise and during the initial Term of this Lease (as and if previously extended), (a) Tenant fails to pay to Landlord a monetary
obligation of Tenant for a period of ten (10) days after such obligation becomes due (without any necessity of Landlord to give notice thereof to Tenant), or (b) Tenant fails to commence to cure a default specified in Paragraph 23(ix) of this Lease
within ten (10) days after the date that Landlord gives notice to Tenant of such default and/or Tenant fails thereafter to diligently prosecute said cure to completion within thirty (30) days after the date of such notice, or (c) Landlord gives to
Tenant one (1) or more notices of default under Paragraph 23(ix) of this Lease, or Tenant is late on one (1) or more occasions in the payment of a monetary obligation to Landlord (without any necessity of notice thereof to Tenant), whether or not
the defaults are cured, or (d) Tenant has committed any incurable breach, or is otherwise in default of any of the terms, covenants and conditions of this Lease.





(e) The Option granted to Tenant in this Lease is personal to the original Tenant and may be exercised only by the original Tenant while occupying the Premises who does so without the intent of
thereafter assigning this Lease or subletting the Premises or any portion thereof, and may not be exercised or be assigned, voluntarily or involuntarily, by or to any person or entity other than Tenant. The Option herein granted to Tenant is not
assignable separate and apart from this Lease, nor may the Option be separated from this Lease in any manner, either by reservation or otherwise.





(f) All of the terms and conditions of this Lease except where specifically modified by this Paragraph A shall apply during the extended Term.





(g) The monthly Base Rent payable during any extended Term (each of which such extended Terms is herein referred to as an Option Period) shall be equal to the
then current fair market value for the highest and best use of the Premises determined as of the beginning of such Option Period, as follows:





(1) Promptly following receipt by Landlord of Tenants Option Notice, Landlord and Tenant shall attempt to reach agreement on the Base Rent for the Option Period, which Base Rent shall be set at
the then current fair market monthly rental value for the highest and best use of the Premises. If Landlord and Tenant are able to agree on the Base Rent for the Option Period, Landlord and Tenant shall immediately execute an amendment to this Lease
stating the Base Rent for such Option Period.





(2) If the parties are unable to agree on the Base Rent for the
Option Period within forty-five (45) days following Landlords receipt of the Option Notice, then each party, at its cost and by giving notice to the other party, shall have ten (10) days within which to appoint an MAI full-time commercial
appraiser experienced in the area in which the Premises are located, to appraise and set the Base Rent for such Option Period at the then current fair market monthly rental value of the Premises for a term equal to the Option Period. If a party does
not appoint an appraiser within such ten (10) day period, the single appraiser appointed shall be the sole appraiser and shall set the Base Rent for such Option Period. If two appraisers are appointed by the parties as stated in this paragraph, they
shall meet promptly and attempt to set the Base Rent for such Option Period. If they are unable to agree within forty five (45) days after the second appraiser has been appointed, they shall attempt to select a third appraiser meeting the
qualifications stated in this paragraph within ten (10) days after the last day the two appraisers are given to set the Base Rent for such Option Period. If they are unable to agree on the third appraiser, either of the parties to this Lease, by
giving ten (10) days notice to the other party, may apply to the presiding judge of the Superior Court of the County in which the Premises are located, for the selection of a third appraiser who meets the qualifications stated in this paragraph.
Each of the parties shall bear the cost of its own appraiser and one-half (1/2) of the cost of appointing the third appraiser and of paying the third appraisers fee. The third appraiser, however selected, shall be a person who has not
previously acted in any capacity for either party.





(3) Within twenty (20) days after the selection of the third
appraiser, a majority of the appraisers shall set the Base Rent for the Option Period. If a majority of the appraisers are unable to agree upon the Base Rent within the stipulated period of time, the two closest appraisals shall be added together
and their total divided by two, and the resulting quotient shall be the Base Rent for the Premises during such Option Period. In no event, however, shall the Base Rent for such Option Period be less than the Base Rent payable during the immediately
preceding period.





(h) If Tenant has been granted more than one Option to extend the Term of this Lease, a later
Option may not be exercised until the prior Option has been so exercised.




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(i) If the Base Rent for the Option Period has not been determined by the
commencement date of the Option Period, then until such Base Rent is determined, Tenant shall pay Base Rent to Landlord at the rate in effect immediately preceding the Option Period, and if the actual Base Rent for the Option Period is determined to
be higher, then within ten (10) days after the determination of such higher Base Rent, Tenant shall pay to Landlord the difference for each month of the Option Period for which Base Rent has already become due.





IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first above written.





TENANT:  GARDEN FRESH
RESTAURANT CORP., a Delaware corporationBy:

/s/    MICHAEL P. MACKName:

Michael P. MackTitle:

President and Chief Executive OfficerBy:

/s/    DAVID W. QUALLSName:

David W. QuallsTitle:

Chief Financial Officer and Secretary








LANDLORD:  W/C JOINT
VENTURE, a California general partnershipBy:

Carroll Business Center, LLC, a Delaware limited liability company Its: Managing General PartnerBy:

CROW FAMILY HOLDINGS INDUSTRIAL LIMITED PARTNERSHIP, a Delaware limited partnershipBy:

CFH Industrial Trust, Inc., a Maryland corporation Its sole general partnerBy:/s/  Stacey
MageeName:Stacey
MageeTitle:Vice-President




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Rules and Regulations





In the event of a conflict between the following Rules and Regulations and the terms of the Lease to which this Addendum is attached, the terms of the Lease shall
control.





1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or its agents,
or used by them for any purpose other than ingress and egress to and from the Premises.





2. Tenant shall not place
any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project.





3. Except for seeing-eye dogs, no animals shall be allowed in the offices, halls, or corridors in the Project.





4. Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises.





5. If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent
will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenants expense.





6. Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except
as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project.





7. Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the
overnight parking of operative vehicles or as expressly permitted in the Lease, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no
For Sale or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking,
numbering or lettering of individual spaces will be permitted except as specified by Landlord.





8. Tenant shall
maintain the Premises free from rodents, insects and other pests.





9. Landlord reserves the right to exclude or
expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project.





10. Tenant shall not cause any unnecessary labor by reason of Tenants carelessness or indifference in the preservation of good order
and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person.





11. Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and
fixtures, heating apparatus, or any other service equipment affecting the Premises.





12. Tenant shall not permit
storage outside the Premises, including without limitation, outside storage of trucks and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises.





13. All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash
enclosure areas, if any, provided for that purpose.





14. No auction, public or private, will be permitted on the
Premises or the Project.





15. No awnings shall be placed over the windows in the Premises except with the prior
written consent of Landlord.





16. The Premises shall not be used for lodging, sleeping or cooking or for any
immoral or illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises.




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17. Tenant shall ascertain from Landlord the maximum amount of electrical current
which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlords consent to the
installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity.





18. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage.





19. Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenants ordinary use of the Premises and shall keep all such machinery free of vibration, noise and
air waves which may be transmitted beyond the Premises.





20. Tenant shall not introduce, disturb or release
asbestos or PCBs onto or from the Premises.





21. Tenant shall at all times conduct its operations in a good and
workmanlike manner, employing best management practices to minimize the threat of any violation of Environmental Requirements.




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Exhibit A





Premises




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CARROLL BUSINESS CENTERSan Diego, California

A Development of [ILLEGIBLE] Crow Company[ILLEGIBLE]





[PLAN]




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Exhibit A-l





Legal Description of Real Property






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01-147572





LEGAL DESCRIPTION





THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA,
COUNTY OF SAN DIEGO COUNTY AND IS DESCRIBED AS FOLLOWS:





PARCEL A :





PARCELS 1 THROUGH 5, INCLUSIVE, OF PARCEL MAP NO. 12403, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, OCTOBER 29,
1982 AS FILE NO. 82-333854 OF OFFICIAL RECORDS.


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PARCEL B :





PARCELS 1 AND 2 OF PARCEL MAP NO. 9713, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 15, 1980, AS FILE
NO. 80-54420 OF OFFICIAL RECORDS.





PARCEL C :





PARCEL 6 OF PARCEL MAP NO. 9713, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 15, 1980, AS FILE NO. 80-54420 OF OFFICIAL
RECORDS.





PARCEL C1 :





A
NON-EXCLUSIVE EASEMENT AND SERVITUDE FOR INGRESS, EGRESS AND REGRESS, INCLUDING FULL AND FREE USE OF PASSAGE FOR VEHICULAR TRAFFIC TOGETHER WITH ACCESS TO AND MAINTENANCE, REPAIR, REMOVAL AND REPLACEMENT OF THE GUTTER, IN, ON, WITHIN, OVER AND
ACROSS THAT PORTION OP PARCEL 7 OF PARCEL MAP NO. 9713, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 15, 1980, AS FILE NO. 80-54420 OF OFFICIAL RECORDS
AND AS MORE PARTICULARLY DESCRIBED IN DOCUMENT ENTITLED EASEMENT AGREEMENT AND DEED RECORDED APRIL 29, 1993 AS FILE NO. 93-263142 OF OFFICIAL RECORDS.





EXHIBIT A




15-A