##### 



NOTE: In this exhibit, square brackets [ ] surrounding text denotes strikeout characters
 STANDARD FORM BUSINESS CENTER LEASE
 ARTICLE 1
PARTIES
 18thday of March 2003 Eureka Development Company LLC, a California Limited Liability Company Sierra Logic, a Delaware Corporation
 ARTICLE 2
PREMISES
 10,200 9083 Foothills Boulevard Blue Oaks Technical Center 9083 Foothills Boulevard,
Suite 300.
  ARTICLE 3
USE
 general office use including computer and software
development and other general office use
 ARTICLE 4
MINIMUM RENT
 4.1 Initial Minimum Rent. ELEVEN THOUSAND SEVEN HUNDRED THIRTY AND
NO/100ths 11,730.00
 4.2 [ Minimum Rent Adjustment. The Minimum Rent as set forth in Section 4.1 above
shall be increased for each year of the term of this Lease following the first year (Subsequent
Year) if the Consumer Price Index for Urban Wage Earners and Clerical Workers (San
Francisco/Oakland/San Jose, Area: Base 1982/1984 = 100) (Index), as published by the United
States Department of Labor, Bureau of Labor Statistics, for the Comparison Month (described
below) increases over the Index for the calendar month which is four (4) months prior to the month
in which Minimum Rent commences (Base Month). The Base Month Index shall be compared with the
Index for the same calendar month for each Subsequent Year (Comparison Month). If the Index for
any Comparison Month is higher than the Base Month Index, then the Minimum Rent for the Subsequent
Year following the Comparison Month shall be increased commencing with the first month of such
Subsequent Year by a percentage which shall be calculated by dividing the Base Month Index into
that number which represents the difference, if any, when subtracting the Base Month Index from the
index for any Comparison Month. In no event shall the Minimum Rent be less than that set forth in
Section 4.1 above. By way of illustration only, if Tenant commences paying Minimum Rent in August
of 1996, then the Base Month Index would be that for April, 1996 (assume such Index at 130) and
that Index shall be compared with the Index for April  ,1997 (assume such Index at 136), and because
the Index for April 1997 is 4.6% higher than the Index for April, 1996 based on the assumptions of
136 and 130, respectively, the Minimum Rent commencing in
August of 1997 would be 4.6% higher than the Minimum Rent for the month of August, 1996; likewise
the Index for April, 1998 would be compared with the Index for April, 1996.




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Should said Bureau discontinue the publication of the above Index, or publish the same less frequently, or after the
same in some other manner, then Landlord shall adopt a substitute index or substitute procedure
which reasonably reflects and monitors consumer prices.
 ARTICLE 5
TERM
 5.1 Commencement. sixty-three (63)Months
 þ.
    
    On June 1, 2003 , if the Premises are being leased in its as is condition or
subject to such incidental work as is to be performed by Landlord prior to said date (this
work, if any, to be set forth in the attached Exhibit B attached hereto and incorporated
herein by reference and, in this latter event, the rental shall commence on said date only
if Landlord shall have substantially completed said work).
 o.
    
    Upon substantial completion of Landlords Work as set forth in Exhibit B attached hereto
and incorporated herein by reference, or when the Tenant opens for business, whichever is
sooner. Subject to delay by causes beyond the reasonable control of Landlord, or
attributable to Tenants action or inaction, Landlord shall use reasonable speed and
diligence in the construction of the Premises after the commencement of such construction,
and shall use best efforts to perform the work to be performed by Landlord, as specified in
Exhibit B, but failure so to complete the work in the time specified in Exhibit B shall
in no way affect the validity of this lease or the obligations of Tenant under this Lease,
nor shall Tenant have any claim against Landlord on account thereof. The Premises shall be
treated as having been completed in accordance with the requirements of Exhibit B, on the
first day of which Landlord gives Tenant notice that Landlord has substantially completed
the work to be performed by Landlord according to Exhibit B, and such other work in the
Center as well, upon reasonable completion thereof, enable Tenant reasonably to use the
Premises for the use specified in Article 3 upon completion of Tenants Work, for which
provision is made in Exhibit C attached hereto and incorporated by reference, and
concurrent completion of common facilities in the Center reasonably needed for access to and
egress from the Premises. Substantial completion, as used in this Article 5, shall mean
completed to such an extent that Tenant may reasonably commence the work to be performed by
Tenant under Exhibit C without undue interference with the balance of the work to be
performed by Landlord in the Premises, in accordance with Exhibit B or undue interference
by Landlord with the work to be performed by Tenant in the Premises in accordance with
Exhibit C.
 5.2 Tenants Work. Section
36.10 Section 36.10
 5.3 Performance of Landlords Work. Section 36.10 Section 36.10
 ARTICLE 6
SECURITY DEPOSIT
 ELEVEN THOUSAND SEVEN HUNDRED THIRTY AND no/100ths 11,730.00




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Tenant shall also provide a letter of credit
equal to one (1) years equivalent of rent ($140,760.00) which shall be released within ten (10)
days of Tenants next round of funding after Landlord has had a chance to review all documentation
with regards to burn rate and financial information. This shall occur only if Tenant is not in
default of their Lease and shall be at Landlords sole discretion, which shall not be unreasonably
withheld.
 ARTICLE 7
ADDITIONAL CHARGES
 7.1 Percentage Rent
 (a) In addition to the Minimum Rent to be paid by Tenant pursuant to Article 4,
Tenant shall pay to Landlord at the time and in the manner herein specified additional rent in an
amount equal to n/a percent (%) of the amount of Tenants gross sales made
in, upon or from the Premises during each calendar year of the Lease term, less the aggregate
amount of the Minimum Rent previously paid by Tenant for said calendar year.
 (b) Within thirty (30) days after the end of each calendar month following commencement of
rents, Tenant shall deliver to Landlord a statement showing the gross sales for such calendar
month, and, if same is due, a payment equal to said hereinabove stated percentage of the total
monthly gross sales made in, upon, or from the Premises during each calendar month, less the
Minimum Rent for such prior calendar month, if previously paid. Said payment shall be made with
the succeeding months regular rental payment. Within sixty (60) days after the end of each
calendar year of the term hereof, Tenant shall furnish to Landlord the annual statement described
in Section 7.1 (d) below, showing the total gross sales by months made in, upon, or from the
Premises during the preceding calendar year, at which time an adjustment shall be made between
Landlord and Tenant to the end that the total percentage rent paid for each such calendar year
shall be a sum equal to said hereinabove stated percentages of the total gross sales made in, upon,
or from the Premises during each calendar year of the term hereof, less the Minimum Rent pursuant
to Article 4 for each such calendar year, if previously paid, so that the percentage rent, although
payable monthly, shall be computed and adjusted on an annual basis.
 (c) The term gross sales as used in this lease shall include the entire gross receipts of
every kind and nature from sales and services made in, upon, or from the Premises, whether upon
credit or for cash, in every department operating in the Premises, whether operated by the Tenant
or by a subtenant or subtenants, or by a concessionaire or concessionaires, excepting therefrom any
rebates and/or refunds to customers and the amount of all sales tax receipts which has to be
accounted for by Tenant to any government, or any governmental agency. Sales upon credit shall be
deemed cash sales and shall be included in the gross sales for the period which the merchandise is
delivered to the customer, whether or not title to the merchandise passes with delivery.
 (d) Tenant shall utilize, and cause to be utilized, cash registers equipped with sealed
continuous totals to record all gross sales, and Tenant shall keep on the Premises for at least
three (3) years after the expiration of each Lease year records, conforming to usual accounting
practices, showing all of the gross sales at or from the Premises for such Lease year, including
all tax reports, sales slips, sales checks, bank deposit records and other supporting data. Within
fifteen (15) days after the end of each calendar quarter, or portion thereof, included in the Lease
term, Tenant shall furnish Landlord, at the place at which rent is payable, a statement, certified
by one of Tenants Executive Officers, of Tenants gross sales during such quarter or portion
thereof; and, on or before March 1 in each calendar year included in the Lease term and within
sixty (60) days after the end of the Lease term. Tenant shall furnish Landlord a statement,
hereinafter called the annual statement, certified by an independent Certified Public Accountant
approved by Landlord, of Tenants gross sales during the preceding Lease year. Landlord shall have
the right from time to time, using its accountants or representatives, to audit all annual
statements of gross sales and, in connection with such audits, to examine all of Tenants records
(including all supporting data) of gross sales disclosed in any annual statement given to Landlord
by Tenant; and Tenant shall make all such records readily available for such examination. If any
such audit discloses that the actual gross sales by Tenant exceed those reported by more than two
percent (2%), Tenant shall pay the cost of such audit and examination. In any event, Tenant shall
pay Landlord any percentage rents due under such audit. If such audit shall disclose any willful
or substantial inaccuracies, this Lease may thereupon be canceled and terminated, at the option of
Landlord . If is further agreed that Landlord shall never be treated as a partner or associate of
Tenant in the conduct of Tenants business, nor shall Landlord be liable for any debts incurred by
Tenant in the conduct of Tenants business or otherwise; but it is understood and agreed that the
relationship is and at all times shall remain that of Landlord and Tenant.




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7.2 Adjustments
        ARTICLE 8
INSURANCE AND INDEMNITY
 8.1 Insuring Party.
 8.2 Liability Insurance.




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8.3 Property Insurance
     8.4 Insurance Policies.
 8.5 Waiver of Subrogation.
 8.6 Indemnity.




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8.7 Exemption of Landlord from Liability.
     8.8 Additional Insurance.
 8.9 Blanket Policy.
 ARTICLE 9
USES PROHIBITED
  ARTICLE 10
COMPLIANCE WITH LAW




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ARTICLE 11
ALTERATIONS AND ADDITIONS
  ARTICLE 12
REPAIRS
 12.1 Tenants Repairs.
 12.2 Landlords Repairs.
 ARTICLE 13
LIENS
 1 2
 ARTICLE 14
ASSIGNMENT AND SUBLETTING




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ARTICLE 15
UTILITIES
  ARTICLE 16
PERSONAL PROPERTY TAXES
  ARTICLE 17
RULES AND REGULATIONS
  ARTICLE 18
HOLDING OVER
  ARTICLE 19
ENTRY BY LANDLORD




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ARTICLE 20
TENANTS DEFAULT
 20.1 Events of Default.
     20.2 Notices of Default.
 ARTICLE 21
LANDLORDS REMEDIES
  21.1 Tenants Right to Possession Not Terminated.
 21.2 Termination of Tenants Right to Possession.




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21.3 Appointment of Receiver.
 21.4 Landlords Right to Cure Tenants Default.
 ARTICLE 22
DEFAULT BY LANDLORD
  ARTICLE 23
RECONSTRUCTION
  ARTICLE 24
EMINENT DOMAIN




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ARTICLE 25
PARKING AND OTHER COMMON AREA
  25.1 Maintenance.
 25.2 Common Rights.
 25.3 Rules and Regulations.
 25.4 Special Assessments.
 ARTICLE 26
SIGNS
  ARTICLE 27
DISPLAYS
  ARTICLE 28
AUCTIONS




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ARTICLE 29
HOURS OF BUSINESS
 Subject to the provisions of Article 23 hereof, Tenant shall continuously during the
entire term hereof conduct and carry on Tenants business in the Premises and shall keep the
Premises open for business and cause Tenants business to be conducted therein during the usual
business hours of each and every business day as is customary for businesses of like character in
the county in which the Premises are located to be open for business; provided, however, that this
provision shall not apply if the Premises should be closed and the business of Tenant temporarily
discontinued therein on account of strikes, lockouts or similar causes beyond the reasonable
control of Tenant. Tenant shall keep the Premises adequately stocked with merchandise, and with
sufficient sales personnel to care for the patronage, and to conduct said business in accordance
with sound business practice. In the event of breach by the Tenant of any of the conditions
contained in this Article 29, the Landlord shall have, in addition to any and all remedies herein
provided, the right at its option to collect not only the Minimum Rent herein provided, but
additional rent at the rate of one-thirtieth (1/30) of the Minimum Rent herein provided for each
and every day that the Tenant shall fail to conduct its business as herein provided; said
additional rent shall be deemed to be in lieu of any percentage rent that might have been earned
during such period of the Tenants failure to conduct its business as herein provided.
 ARTICLE 30
RESTRICTION OF TENANT
 [ 30.1 Area. In recognition of the fact that this Lease provides for a percentage rent
based on sales made by Tenant in or from the Premises, Tenant agrees (insofar as, and to the extent
that, it is lawful so to agree) that for the period commencing with the execution of this Lease and
ending at the end of the term hereof, neither Tenant nor any of Tenants affiliated, parent or
subsidiary businesses, firms or companies will operate, directly or indirectly, another store,
department or concession in another store under the name of the Tenant, or the name under which
Tenant does business in the Premises, or which is identifiable with the operation conducted in the
Premises, within a reasonable area of the Premises, without the prior consent of Landlord, Tenant
agreeing with Landlord that the area within a circle having as its center the Premises and having a
radius of (five (5) miles as a reasonable area for this purpose.
 30.2 Remedy. In addition to any other remedy otherwise available to Landlord for breach of
this covenant, it is specifically agreed that, at Landlords election, any and all sales made in
and from any such other store, department or concession shall be included in the computation of
percentage rent due hereunder, as if such gross sales had been made from the Premises.
 ARTICLE
31
LANDLORDS LIABILITY
  ARTICLE 32
ASSIGNMENT OF RENTS
 32.1 Assumption.
   32.2 Leaseback.




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ARTICLE 33
FINANCIAL STATEMENTS
  ARTICLE 34LANDLORDS RIGHT TO RELOCATE PREMISES
 Landlord shall have the right to relocate the Premises to another part of the Center in
accordance with the following:
 34.1 Decor.The new Premises shall be substantially the same in size, dimensions, configuration,
decor, and nature as the Premises described in this Lease, and shall be placed in that condition by
Landlord at its cost.
 34.2 Relocation.The physical relocation of the Premises shall be accomplished by Landlord at its
cost.
 34.3 Notice.Landlord shall give Tenant at least thirty (30) days notice of Landlords intention
to relocate the Premises.
 34.4 Time.The physical relocation of the Premises shall take place on a weekend and shall be
completely accomplished before the Monday following the weekend in which the relocation takes
place. If the physical relocation has not been completed in that time, rent shall abate in full
from the time the physical relocation commences to the time it is completed.
 34.5 Costs.All incidental costs incurred by Tenant as a result of the relocation, including,
without limitation, costs incurred in changing address on stationary, business cards, directories,
advertising, and other such items, shall be paid by Landlord, in a sum not to exceed Five Hundred
Dollars ($500.00).
 34.6 Frequency.Landlord shall not have the right to relocate the Premises more than two (2) times
during the term of this Lease.
 34.7 Size.If the relocated Premises are smaller than the Premises as they existed before the
relocation, rent shall be reduced to a sum computed by multiplying the rent specified in Section
4.1 by a fraction, the numerator of which shall be the total number of square feet in the relocated
Premises and the denominator of which shall be the total number of square feet in the Premises
before the relocation.
 34.8 Amendment. The parties shall immediately execute an amendment to this Lease stating the
relocation of the Premises and the reduction of rent, if any.
 ARTICLE 35
MISCELLANEOUS
 35.1 Plats and Riders.
 35.2 Waiver.
 35.3 Joint Obligation.
 35.4 Marginal Headings.
 35.5 Time.
 35.6 Successors and Assigns.




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35.7 Recordation.
 35.8 Quiet Possession.
 35.9 Late Charges.
 35.10 Prior Agreements.
 35.11 Inability to Perform.
 35.12 Partial Invalidity.
 35.13 Cumulative Remedies.
 35.14 Choice of Law.
 35.15 Attorneys Fees.
 35.16 Sale of Premises by Landlord.
 35.17 Subordination and Attornment.
 35.18 Notices.




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9083 Foothills Boulevard, Suite 300, Roseville, CA 95747
 35.19 Tenants Statement.
    35.20 Authority of Tenant.
 35.21 Exhibits.
 Exhibit A-1 - Site Plan
    
    Exhibit D - Sign CriteriaExhibit A-2 - Floor Plan of Premises
    
    Exhibit E - Rules & Regulations[Exhibit B - Landlords Work Letter]
    
    Exhibit F  2002 Adjustment Budget[Exhibit C - Tenants Work]
    

[Exhibit G - Guaranty Of Lease]
 36 Addendum Attached.
 LANDLORD:
    
    TENANT:EUREKA DEVELOPMENT COMPANY LLC
    
    SIERRA LOGIC, a Delaware CorporationBY:
    
    
    
    BY:Douglas M. Sutherland, MemberDATE:
    
    
    
    DATE:BY:
    
    
    
    BY:DATE:
    
    
    
    DATE:
 BUSINESS CENTER LEASE ADDENDUM  ARTICLE 36
 March 18, 2003 Eureka Development Company LLC, a California Limited Liability Company Sierra Logic, a Delaware Corporation
 36.1 Tenants Failure to Maintain.




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36.2 Installation of Fixtures.
 36.3 Merchants Association.
 36.4 Prohibited Uses.
   36.5 Execution of Lease, No Option.
 36.6 Insolvency of Tenant.
 36.7 Tenants Insurance.
 36.8 Insufficient Funds Checks.
 36.9 Jurisdiction.
 36.10 Tenant Improvements. Landlord, at Landlords sole
cost and expense, shall patch walls, touch up paint, repair damaged ceiling tiles, clean carpets
and provide a Tenant Improvement Allowance of THREE THOUSAND AND NO/100 DOLLARS ($3,000.00) for
HVAC work.




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36.11
 1.
    
    
    Security Deposit
    
    $
    11,730.002.
    
    
    First Chargeable Months Rent
    
    $
    11,730.00Total Deposit:
    
    $
    23,460.00
 36.12
 36.13
 36.14 Hazardous Materials:
 36.15 Termination Clause:
 36.15 Right of First Refusal:
 36.16 Option to Expand:
 36.17 Satellite Requirement:
 36.18 Option to Renew:




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36.19 Signage:
 36.20 Parking:
 AGREED AND ACCEPTED:LANDLORD:
    
    TENANT:EUREKA DEVELOPMENT COMPANY LLC
    
    SIERRA LOGIC, a Delaware CorporationBY:
    
    
    
    BY:DATE:
    
    
    
    DATE:BY:
    
    
    
    BY:DATE:
    
    
    
    DATE:




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BUSINESS CENTER LEASE ADDENDUM ONE  ARTICLE 36
 March 18, 2003 Eureka Development Company LLC, a California Limited Liability Company Sierra Logic, a Delaware Corporation
 36.21.1 Rent Schedule.
 Months
    
    Rent01-03
    
    Free*04-15
    
    $
    1.15
    *16-27
    
    $
    1.20
    *28-39
    
    $
    1.25
    *40-51
    
    $
    1.30
    *52-63
    
    $
    1.35
    *




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LANDLORD:
    
    
    
    
    
    TENANT:Eureka Development Company LLC
    
    
    
    
    
    Sierra Logic, Inc.By:
    
    
    
    
    
    By:Date:
    
    
    
    
    
    Date:




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BUSINESS CENTER LEASE ADDENDUM TWO
DATED OCTOBER 8, 2003
 March 18, 2003 Eureka Development Company LLC, a California Limited Liability Company Sierra Logic, a Delaware Corporation
 ARTICLE 2
PREMISES
 15,460 combined 9083 Foothills Boulevard (±10,200
square feet) and 9087 Foothills Boulevard (±5,260 square feet) Blue Oaks Technical Center 9083 Foothills Boulevard, Suite 300
and 9087 Foothills Boulevard, Suite 750.
  4.1 Initial Minimum Rent. $11,730.00 for Suite 300 and $6,049.00 for Suite
750 for a total of SEVENTEEN THOUSAND SEVEN HUNDRED SEVENTY-NINE AND NO/100ths 17,779.00 Payments shall be coterminous on
the expansion suite at 9087 Foothills with the initial Lease at 9083 Foothills.
 5.1
Commencement. [ The Lease term shall besixty-three (63)Months, plus any partial
month in which the rental commences. The parties hereto acknowledge that certain obligations under
various articles hereof may commence prior to the Lease term, i.e., construction, hold harmless,
liability insurance, etc.; and the parties agree to be bound by these articles prior to
commencement of the Lease term. The lease term shall commence (Commencement Date) (check
applicable box): ]
 x
    
    On December 1, 2003 or upon substantial completion of the Landlords Tenant Improvement
work, the lease term of 9083 and 9087 Foothills shall be coterminous , if the Premises
are being leased in its as is condition or subject to such incidental work as is to be
performed by Landlord prior to said date (this work, if any, to be set forth in the
attached Exhibit B-1attached hereto and incorporated herein by reference and, in this
latter event, the rental shall commence on said date only if Landlord shall have
substantially completed said work).
 ARTICLE 6
SECURITY DEPOSIT
 ELEVEN THOUSAND SEVEN HUNDRED THIRTY ANDno/100ths 11,730.00 and an additional $6,049.00, which combined with the original security deposit of $11,730.00
shall be $17,779.00 Tenant shall also provide a letter of credit
equal to one (1) years equivalent of rent ($140,760.00) which shall be released within ten (10)
days of Tenants next round of funding after Landlord has had a chance to review all documentation
with




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regards to burn rate and financial information. This shall occur only if Tenant is not in
default of their Lease and shall be at Landlords sole discretion, which shall not be unreasonably
withheld.
 36.11
 1.
    
    Security Deposit
    
    $
    6,049.002.
    
    First Chargeable Months Rent
    
    $
    6,049.00Total Deposit:
    
    $
    12,098.00
 AGREED AND ACCEPTED:LANDLORD:
    
    TENANT:EUREKA
DEVELOPMENT COMPANY LLC
    
    SIERRA LOGIC, a Delaware CorporationBY:
    
    Douglas M. Sutherland, Member
    
    BY:DATE:
    


    
    DATE:BY:
    


    
    BY:DATE:
    


    
    DATE:




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BUSINESS CENTER LEASE ADDENDUM THREE
DATED OCTOBER 8, 2003
Superceeds Addendum Two
 March 18, 2003 Eureka Development Company LLC, a California Limited Liability Company Sierra Logic, a Delaware Corporation
 ARTICLE 2
PREMISES
 18,042 combined 9083 Foothills Boulevard (±10,200
square feet) and 9087 Foothills Boulevard (±7,842 square feet) Blue Oaks Technical Center 9083 Foothills Boulevard, Suite 300 and
9087 Foothills Boulevard, Suite 750
  4.1 Initial Minimum Rent. $11,730.00 for Suite 300 and $9,018.30 for Suite
750 for a total of TWENTY THOUSAND SEVEN HUNDRED FORTY-EIGHT AND 38/100ths 20,748.38 Payments shall be coterminous on
the expansion suite at 9087 Foothills with the initial Lease at 9083 Foothills.
 5.1 Commencement. [ The Lease term shall besixty-three (63)Months, plus any partial
month in which the rental commences. The parties hereto acknowledge that certain obligations under
various articles hereof may commence prior to the Lease term, i.e., construction, hold harmless,
liability insurance, etc.; and the parties agree to be bound by these articles prior to
commencement of the Lease term. The lease term shall commence (Commencement Date) (check
applicable box): ]
 x
    
    On July 1, 2004 (plus any temporary occupancy) or upon substantial completion of the
Landlords Tenant Improvement work. The lease term of 9083 and 9087 Foothills shall be
coterminous , if the Premises are being leased in its as is condition or subject to
such incidental work as is to be performed by Landlord prior to said date (this work, if
any, to be set forth in the attached Exhibit B-1attached hereto and incorporated herein
by reference and, in this latter event, the rental shall commence on said date only if
Landlord shall have substantially completed said work).
 ARTICLE 6
SECURITY DEPOSIT
 ELEVEN THOUSAND SEVEN HUNDRED THIRTY ANDno/100ths 11,730.00 and an additional $6,049.00, which combined with the original security deposit of $11,730.00
shall be $17,779.00




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Tenant shall also provide a letter of credit
in the amount of $100,000.00, which shall be released within ten (10) days of Tenants next round
of funding after Landlord has had a chance to review all documentation with regards to burn rate
and financial information. This shall occur only if Tenant is not in default of their Lease and
shall be at Landlords sole discretion, which shall not be unreasonably withheld.
 36.11
 1.
    
    Security Deposit
    
    $
    6,049.002.
    
    First Chargeable Months Rent (Partial)
    
    $
    6,049.00Total Deposit:
    
    $
    12,098.00
 AGREED AND ACCEPTED:LANDLORD:
    
    TENANT:EUREKA DEVELOPMENT COMPANY LLC
    
    SIERRA LOGIC, a Delaware CorporationBY:
    
    
    
    BY:DATE:
    
    
    
    DATE:BY:
    
    
    
    BY:DATE:
    
    
    
    DATE: