Exhibit 10.23

AGREEMENTREGARDING LEASE

        ThisAGREEMENT REGARDING LEASE (“Agreement”), dated for reference purposesand effective as of February 14, 2003, is made and entered into by and amongPACIFIC PLAZA CARMEL VALLEY LLC, a California limited liability company(“Landlord”), JNI CORPORATION, a Delaware corporation(“JNI”), and IOMEGA CORPORATION, a Delaware corporation(“Iomega”), with reference to the following facts: 

                                                      RECITALS

        A.       Landlord and JNI are parties to that certain  Office Lease dated July 11, 2000, as amended by that certain First  Amendment toLease dated  November 6, 2001,  for the lease of those  certain  premises  situated in the building  known as Building A and located at10955 Vista Sorrento Parkway in the City of San Diego,  County of San Diego, State of California,  being a portion of the Project knownas Pacific Plaza at Torrey Hills, which is more particularly described in the Lease.

        B.       Landlord,  JNI and Iomega now desire to provide for further  amendments to the Lease,  to provide for the assignment by JNI ofits interest in the Lease,  as amended,  to Iomega,  to provide for the assumption by Iomega of certain of the obligations of JNI underthe Lease, as amended,  and to provide for the release of JNI from certain  liability  under the Lease, as amended,  upon the terms andconditions set forth herein.

NOW THEREFORE, FOR VALUABLECONSIDERATION, THE RECEIPT AND SUFFICIENCY OF WHICH IS HEREBY ACKNOWLEDGED,LANDLORD, JNI AND IOMEGA HEREBY AGREE AS FOLLOWS: 

        1.       Amendment of Lease.   On the terms and conditions  hereinafter  set forth, at the Closing (as  hereinafter  defined)  Landlordand JNI shall amend and restate the Lease in its entirety  effective as of the  Effective  Date (as  hereinafter  defined) on the termsand conditions of the Second Amended and Restated  Lease,  attached  hereto as Exhibit "A" and  incorporated  by reference  herein (the"Second  Amended and Restated  Lease').  Landlord and JNI shall execute and deliver to each other at the Closing the Second Amended andRestated  Lease.  The Lease,  as amended by the First  Amendment to Lease and the Second  Amended and Restated  Lease,  is  hereinafterreferred to as the "Lease".

        2.       Assignment  and Assumption of  Lease/Release  of JNI. On the terms and conditions  hereinafter  set forth,  at the Closing (ashereinafter  defined) JNI shall  assign to Iomega as of the  Effective  Date (as  hereinafter  defined)  all of JNI's right,  title andinterest under the Lease and Iomega shall assume the Lease and agree to perform the  obligations  of JNI thereunder  from and after theEffective Date on the terms and conditions of the Assignment of Lease attached hereto,  marked Exhibit "B", and incorporated  herein byreference (the  "Assignment of Lease").The  obligations of JNI and Iomega under the Assignment of Lease are contingent  upon Landlord'sapproval of the  assignment  of the Lease to Iomega by  Landlord's  execution  and delivery of the Consent to  Assignment  of Lease andRelease  ("Consent  to  Assignment  of Lease") in the form  attached to the  Assignment  of Lease,  including  the  provisions  thereofreleasing  JNI from certain  liabilities  under the Lease.  JNI and Iomega  shall  execute and deliver to each other at the Closing theAssignment of Lease.  JNI and Iomega  acknowledge  that Landlord is required to obtain the prior  approval of it's lender  ("Landlord'sLender") to its Consent to Assignment of Lease and the Second  Amended and Restated  Lease.  All rents and other charges  payable underthe  Restated  Lease shall be prorated  between JNI and Iomega as of the Closing as provided in the  Assignment  of Lease.  The partiesacknowledge that in accordance with the terms of the Assignment of Lease,  attached hereto,  in no event shall Iomega be held liable orresponsible for, or incur any responsibility or successorship  liability for, any action or inaction,  failure or conduct, or breach ofduty by JNI or anyone employed by or acting on behalf of JNI. Iomega assumes no  responsibility  for the actions or inactions,  duties,liabilities,  or alleged  liabilities of JNI and no obligation arising under the Lease from any event,  matter or duty occurring on anydate prior to the Effective Date of the Assignment  shall create any obligation or liability of Iomega.

        3.       Payments  by JNI to  Landlord. JNI shall pay to  Landlord  the  amount of Two  Hundred  Forty-three  Thousand  Three  HundredThirteen Dollars ($243,313) (the "Tenant Improvement Fund  Contribution"),  as a contribution by JNI to the Tenant Improvement Fund (asdefined in the Lease) to be made  available  by  Landlord to Iomega,  together  with the Tenant  Improvement  Allowance,  to  constructTenant's  Improvement Work pursuant to the Lease. In addition,  JNI shall pay to Landlord the amount of One Hundred Fifty-four ThousandFive Hundred Eighty-nine Dollars and 70/100 Cents  ($154,589.70)(the  "Advance Base Rent Payment"),  representing an advance payment ofBase Rent (as  defined in the  Lease) due under the Lease for the period  from March 1, 2003  through  June 30,  2003,  of Two  HundredNinety-five  Thousand Thirty-one and 05/100 Dollars  ($295,031.05),  less a credit of One Hundred Forty Thousand Four Hundred Forty-oneand 35/100 Dollars  ($140,441.35)  for the cash security deposit held by Landlord.  Additionally,  JNI shall pay to Landlord the amount("Lease  Modification  Payment")  payable by JNI to Landlord under the Lease  Modification  Agreement dated February 14, 2003,  betweenLandlord and JNI. The Tenant  Improvement Fund  Contribution,  Advance Base Rent Payment and Lease  Modification  Payment shall be paidby JNI by delivery to  Landlord  at the  Closing of three (3) bank or cashiers  checks  payable to Landlord in the amount of the TenantImprovement Fund Contribution,  the Advance Base Rent Payment and the Lease Modification Payment, respectively.

        4.       Payment by JNI to  Iomega.  JNI shall pay to Iomega the  amount of One  Million  Two  Hundred  Sixteen  Thousand  Six  HundredForty-two and 20/100 Dollars  ($1,216,642.20)  (the "Lease Assumption  Payment").  The Lease Assumption Payment shall be paid by JNI bydelivery to Iomega at the Closing of a bank or cashiers check payable to Iomega in the amount of the Lease Assumption Payment.

        5.       Payment of  Commissions  to Brokers. At the Closing,  as hereinafter  defined,  JNI shall pay to CB Richard Ellis,  Inc., thereal estate agent representing  Iomega ("Iomega Broker"),  the sum of Two Hundred Four Thousand  Forty-nine Dollars and Seventeen Cents($204,049.17)  ("Iomega Broker Fee") and to Kelley  Commercial,  the real estate broker  representing  JNI ("JNI  Broker"),  the sum ofFifty-one  Thousand Twelve and 29/100 Dollars  ($51,012.29)  ("JNI Broker  Fee")(collectively,  the "Brokers  Fees").  The Brokers Feesshall be paid by JNI by delivery to the Iomega  Broker and the JNI Broker of a bank or  cashiers  checks  payable to them in the amountof the Iomega Broker Fee and JNI Broker Fee,  respectively.   JNI,  Iomega  and Landlord  represent and warrant to each other that theyhave had no  dealings  with any real  estate  broker or agent,  other  than the JNI Broker and  Iomega  Broker in  connection  with thetransactions  contemplated  by this  Agreement,  and that it knows of no other  real  estate  broker  or agent who is  entitled  to anycommission or finder's fee in connection  with this  transaction.  JNI,  Iomega and Landlord  agree to indemnify and hold harmless eachother from and against any and all claims, demands, losses, liabilities,  lawsuits,  judgments, costs and expenses (including,  withoutlimitation,  attorneys'  fees and costs) with  respect to any leasing  commission  or  equivalent  compensation  alleged to be owing onaccount  of their  respective  dealings  with any real  estate  broker  or agent  other  than the JNI  Broker or the  Iomega  Broker inconnection with the  transactions  contemplated  by this Agreement.  JNI,  Iomega and Landlord  acknowledges  that neither  Landlord orIomega shall have any  obligation to pay any  commission to the Iomega  Broker or the JNI Broker in  connection  with the  transactionscontemplated by this Agreement, except as provided in the preceding sentence.

        6.       Closing.  The closing of the  transactions  contemplated by this Agreement (the  "Closing")  shall take place at the office ofLandlord at 4350 La Jolla  Village  Drive,  Suite 150,  San Diego,  CA 92122.  The Closing  shall be at 10:00  o'clock a.m. on the datewhich is the later of (a)  February  21,  2003,  or (ii) such other date as may be mutually  approved  in writing by the  parties  (the"Closing  Date") . In the event the Closing has not occurred on or before  February 27, 2003,  this Agreement  shall  terminate and theparties shall be released from all obligations hereunder arising after the date of such termination.

        7.       Representations and Warranties

                                  (a)      Representations  and  Warranties of JNI. In order to induce Iomega and Landlord to perform their  respectiveobligations  under this  Agreement,  JNI hereby  represents  and warrants to Iomega and Landlord as follows:  (i) JNI is a corporation,duly  organized,  validly  existing and in good standing  under the laws of the State of Delaware;  (ii) JNI has all  necessary  right,power,  authority,  and legal capacity to enter into this Agreement and to perform its obligations  pursuant to this  Agreement;  (iii)each of the  persons  executing  on behalf of JNI is  authorized  to do so;  (iv) JNI is not in default of it's  obligations  under theLease; and (v) to the best of the actual knowledge of JNI,  Landlord is not in default in the performance of its obligations  under theLease.  Concurrently  with the execution of this  Agreement,  JNI shall deliver to Landlord and Iomega an original  certificate  of thesecretary of Tenant  certifying  the adoption of  resolutions  by the board of directors of JNI approving  the terms and  conditions ofthis Agreement and authorizing the persons executing  this Agreement to execute same for and on behalf of JNI.

                                  (b)      Representations  and Warranties of Iomega. In order to induce JNI and Landlord to perform their  respective                          obligations under this Agreement,  Iomega hereby  represents and warrants to JNI and Landlord as follows:  (i) Iomega is a corporation,duly organized,  validly  existing and in good standing under the laws of the State of Delaware;  (ii) Iomega has all necessary  right,power,  authority,  and legal  capacity to enter into this Agreement and to perform its  obligations  pursuant to this  Agreement;  and(iii) each of the persons  executing on behalf of Iomega is authorized  to do so.  Concurrently  with the execution of this  Agreement,Iomega shall deliver to Landlord an original  certificate  of the secretary of Iomega  certifying  the adoption of  resolutions  by theboard of  directors of Iomega  approving  the terms and  conditions  of this  Agreement  and  authorizing  the persons  executing  thisAgreement to execute same for and on behalf of Iomega.

                                  (c)      Representations  and Warranties of Landlord.  In order to induce Iomega and JNI to perform their  respectiveobligations  under this  Agreement,  Landlord  hereby  represents and warrants to Iomega and JNI as follows:  (i) Landlord is a limitedliability company, duly organized,  validly existing and in good standing under the laws of the State of California;  (ii) Landlord hasall necessary  right,  power,  authority,  and legal capacity to enter into this Agreement and to perform its  obligations  pursuant tothis  Agreement;  (iii) each of the persons  executing on behalf of Landlord is authorized to do so; and (iv) to the best of Landlord'sactual  knowledge,  JNI is not in default in the performance of its  obligations  under the Lease.  Concurrently  with the execution ofthis  Agreement,  Landlord  shall  deliver to JNI and Iomega an original  certificate  of the  secretary  of Coast  Income  Properties,Inc.("Coast"),  the manager of Coast Pacific Plaza LLC, the manager of Landlord, certifying the adoption of resolutions by the board ofdirectors of Coast  approving the terms and  conditions of this  Agreement and  authorizing  the persons  executing  this  Agreement toexecute same for and on behalf of Landlord.

        8.        Conditions  Precedent  to  Performance  and Closing. The  respective  obligations  of  Landlord,  JNI and Iomega  under thisAgreement  are subject to the  satisfaction,  at or before the  Closing,  of all of the  conditions  set out below in this Section 8. Aparty may waive in writing any or all of these  conditions,  in whole or in part,  to the extent such  condition  is for the benefit ofthe waiving party;  provided,  however,  that no such waiver of condition shall  constitute a waiver by the waiving party of any of itsrights or  remedies,  at law or in equity,  if any party shall be in default of any of its  representations,  warranties  or  covenantsunder this Agreement.

                                (a)      Performance  by  Landlord.  Landlord  shall have  performed,  satisfied  and  complied  with all  covenants,agreements and conditions required by this Agreement to be performed or complied with by Landlord on or before the Closing Date.

                                 (b)      Performance  by JNI. JNI shall have  performed,  satisfied and complied with all  covenants,  agreements andconditions required by this Agreement to be performed or complied with by JNI on or before the Closing Date.

                                  (c)      Performance by Iomega.  Iomega shall have performed,  satisfied and complied with all covenants,  agreementsand conditions required by this Agreement to be performed or complied with by Iomega on or before the Closing Date.

                                  (d)      Approval of Landlord's  Lender.  Landlord's  Lender shall have issued to Landlord it's written  approval andconsent, in form reasonably  acceptable to Landlord,  of the terms of the Second Amended and Restated Lease and the Assignment of Lease(the "Lender's Consent").

                                  (e)      Subordination,  Non-disturbance  and Attornment  Agreement.  Landlord's Lender and Iomega shall have enteredinto a subordination,  non-disturbance and attornment agreement,  in form reasonably acceptable to Landlord's Lender and Iomega, ("SNDA") containing the provisions provided in the Lease.

                                  (f)      Certificates  Insurance.  Iomega  shall have  delivered  to Landlord  certificates  of insurance of the typeprovided for in Section 5.5 of the Lease (the "Insurance Certificates").

                                  (g)      Closing of Lease Modification Agreement.  The concurrent Closing of the transactions contemplated under theLease Modification  Agreement dated February _14, 2003 (the "Lease Modification  Agreement"),  between JNI, Landlord and PPCV BLDGS B &C, LLC, a California  limited  liability  company ("PPCV")  relating to the Office Lease dated July 11, 2000 between PPCV, an affiliateof Landlord and successor in interest to Landlord,  and JNI, for the lease of those certain  premises  located at 10945 Vista  SorrentoParkway, San Diego, California (the "Building B Lease").

        9.       Consummation of the Transaction.  The consummation of the transactions  contemplated  herein, the Closing,  shall occur at theplace, on the date and at the time as specified in Section 6 above. The obligations of the parties at the Closing are as follows:

                                  (a)      JNI's  Obligation  at Closing.  At the  Closing,  JNI shall  deliver or cause to be  delivered  to the partyentitled  thereto:  (i)  triplicate  originals of the Second  Amended and Restated  Lease dated as of the Closing Date duly executed byJNI;  (ii)  triplicate  originals  of the  Assignment  of Lease dated as of the  Closing  Date duly  executed  by JNI;  (iii) a bank orcashier's  check payable to Landlord in the amount of the Tenant  Improvement  Fund  Contribution;  and (iv) a bank or cashier's  checkpayable to Landlord in the amount of the Lease  Modification  Costs  Payment;  (v) a bank or cashier's  check  payable to Iomega in theamount of the Lease  Assumption  Payment;  (v) a bank or cashier's check payable to JNI Broker in the amount of the JNI Broker Fee; and(vi) a bank or cashier's check payable to Iomega Broker in the amount of the Iomega Broker Fee.

                                  (b)      Iomega's Obligation at Closing.  At the Closing,  Iomega shall deliver or cause to be delivered to the partyentitled  thereto:(i)  triplicate  originals  of the  Assignment  of Lease dated as of the Closing Date duly  executed by Iomega;  (ii)duplicate originals of the SNDA duly executed by Iomega; (iii) originals of the Insurance Certificates.

                                  (c)      Landlord's  Obligation at Closing.  At the Closing,  Landlord  shall deliver or cause to be delivered to theparty entitled  thereto:  (i) triplicate  originals of the Second Amended and Restated Lease dated as of the Closing Date duly executedby Landlord;  (ii)  triplicate  originals of the  Assignment  of Lease dated as of the Closing Date with the Consent to  Assignment  ofLease attached  thereto the duly executed by Landlord;  (iii) duplicate  originals of the SNDA duly executed by Landlord;  and (iv) theLender's Consent.

        10.      Effective Date.  For the purposes of this Agreement, the term "Effective Date" shall mean the Closing Date.

        11.      General Provisions.

                                  (a)      Effect of  Headings;  Exhibits.  The subject  headings of the  Sections of this  Agreement  are included forpurposes of convenience only and shall not affect the  construction or  interpretation  of any of its provisions.  All exhibits to thisAgreement are incorporated herein in their entirety.

                                  (b)      Entire  Agreement;  Modification;  Waiver.  This Agreement,  together with the exhibits  attached hereto andany other  agreements  referenced  herein,  constitutes  the entire  agreement  between the parties  pertaining  to the subject  mattercontained in it. This Agreement,,  together with the exhibits  attached hereto and any other agreements  referenced  herein,  supersedeall  prior  and  contemporaneous   agreements  (other  than  those  entered  into  by  writing  simultaneously  with  this  Agreement),representations,  and  understandings  of the parties.  No supplement,  modification,  or amendment of this Agreement  shall be bindingunless  executed  in  writing  by all  parties.  No  waiver  of any of the  provisions  of this  Agreement  shall be  deemed,  or shallconstitute,  a waiver of any other provisions,  whether or not similar,  nor shall any waiver constitute a continuing waiver. No waivershall be binding unless executed in writing by the party making the waiver.

                                  (c)      Counterparts.  This Agreement may be executed in one or more counterparts,  each of which shall be deemed anoriginal, but all of which together shall constitute one and the same instrument.

                                  (d)        Parties-in-Interest.  Nothing in this  Agreement,  whether  express or implied,  is intended to confer anyrights or remedies  under or by reason of this  Agreement on any persons other than the parties to it and their  respective  successorsand  assigns.  Nothing in this  Agreement is intended to relieve or discharge  the  obligation  or liability of any third person to anyparty to this  Agreement,  nor shall any provision  give any third person any right of  subrogation or action over or against any partyto this Agreement.

                                  (e)      Assignment.  This  Agreement  shall be binding on and shall  inure to the  benefit of the  parties to it andtheir respective heirs,  legal  representatives,  successors,  and assigns;  provided,  however,  no party may assign any of its rightsunder this Agreement  without the prior written  consent of the other  parties.  Any assignment by any party of any of its rights underthis Agreement,  without such prior written  consent,  shall be null and void and of no force or effect and shall  constitute a defaultby the assigning party under this Agreement.

                                  (f)      Recovery of Litigation  Costs.  If any legal action or arbitration  or other  proceedings is brought for theenforcement of this Agreement,  or because of an alleged dispute,  breach,  default, or misrepresentation in connection with any of theprovisions of this Agreement,  the successful or prevailing  party or parties shall be entitled to recover  reasonable  attorneys' feesand other costs incurred in that action or proceeding, in addition to any other relief to which it or they may be entitled.

                                  (g)      Nature and Survival of  Representations  and Covenants.  All  representations,  warranties,  covenants,  andagreements of the parties contained in this Agreement,  or in any instrument,  certificate,  opinion,  or other writing provided for init, shall survive the Closing.

                                  (h)       Severability.  Each term, covenant,  condition,  or provision of this Agreement shall be viewed as separateand  distinct,  and in the  event  that any  such  term,  covenant,  condition  or  provision  shall  be held by a court  of  competentjurisdiction to be invalid, the remaining provisions shall continue in full force and effect.

                                  (i)       Necessary  Acts.  Each party to this  Agreement  agrees to perform any further acts and execute and deliverany further documents that may be reasonably necessary to carry out the provisions of this Agreement.

                                  (j)      Notices.  Service of all notices under this Agreement  shall be sufficient if given  personally or mailed tothe party involved at its respective  address  hereinafter set forth, or to such address as such party may provide in writing from timeto time.  Any such  notice  mailed to such  address  shall be  effective  three (3) days after the date it is  deposited  in the UnitedStates mail, duly addressed, and with postage prepaid:

```

                  NOTICE TO LANDLORD:        PACIFIC PLAZA CARMEL VALLEY LLC
                                                     c/o Coast Income Properties, Inc.
                                                     Attn: Thomas G. Blake, President
                                                     4350 La Jolla Village Drive, Suite 150
                                                     San Diego, California  92122

                  NOTICE TO JNI:             JNI Corporation
                                                     Attn: Paul Kim, Chief Financial Officer
                                                     10945 Vista Sorrento Parkway
                                                     San Diego, CA 92130

                  NOTICE TO IOMEGA:          Iomega Corporation
                                                     Attn: General Counsel
                                                     4435 Eastgate Mall
                                                     San Diego, CA, CA 92121
```

                                  (k)      Gender; Number.  Whenever the context of this Agreement requires, the masculine gender includes the feminineor neuter, and the singular number includes the plural.

                                  (l)      Time of Essence.  Time is of the essence in the performance of all obligations under this Agreement.

        INWITNESS WHEREOF, the parties to this Agreement have duly executed it effectiveas of the date first above-written. 

```

"Landlord"

PACIFIC PLAZA CARMEL VALLEY LLC,
a California limited liability company
By: COAST PACIFIC PLAZA LLC,
a California limited liability company, Its Manager
      By: COAST INCOME PROPERTIES, INC.,
            a California corporation, Its Manager

           By:/s/ Thomas G. Blake                              
                 Thomas G. Blake, President
"JNI"

JNI CORPORATION, a Delaware corporation,

By:      /s/ John Stiska                                       
Name:    John Stiska
Its:     Chairman of the Board

By:      /s/ Paul Kim                                          
Name:    Paul Kim
Its:     Chief Financial Officer
```

```

"Iomega"

IOMEGA CORPORATION, a Delaware corporation

By:
         /s/ Anna Aguirre                                      
Name:    Anna Aguirre
Its:     Vice President, Human Resources
         and Facilities
```

EXHIBIT“A”