STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE
MODIFIED NET
 Basic Provisions (Basic Provision)
 Parties Lease Landlord Tenant Parties Party
 Premises California A Premises Building Industrial Center BOMA Standard Measure
 Parking Unreserved Parking Spaces Reserved Parking Spaces
 Term Original Term Expiration Date
 Early Possession Early Possession Date
 Base rent 27,516.60 Base Rent




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Base Rent Paid Upon Execution 12-1-08 through
12-31-08
 Tenants Share of Common Area Operating Expenses Tenants Share
 Security Deposit Security Deposit
 Permitted Use Permitted Use
 Insuring Party Insuring Party
 Real Estate Brokers Brokers
 o ***** Landlords Broker
 o ***** Tenants Broker
 þ Dual Agency
 Payment to Brokers
 Guarantor ***** Guarantor
 Addenda and Exhibits
 Premises, Parking and Common Areas
 Letting
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Condition
 Warranties
 Tenant as Prior Owner/Occupant
 Vehicle Parking Permitted Size Vehicles
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Common Areas  Definition Common Areas
 Common Areas  Tenants Rights
 Common Areas  Rules and Regulations
 Common Areas  Changes
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Term
 Term
 Early Possession
 Delay in Possession
 Rent
 Base Rent
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Common Area Operating Expenses
 Common Area Operating Expenses
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-8-




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Security Deposit Use
 Permitted Use
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Hazardous Substances
 Reportable Uses Require Consent Hazardous Substance Reportable Use
 Duty to Inform Landlord
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Indemnification
 Landlords Representation and Warranty Regarding Hazardous Substances
 Tenants Compliance with Requirements
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Inspection; Compliance with Law
 Maintenance, Repairs, Utility Installations, Trade Fixtures and Alterations
 Tenants Obligations
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Landlords Obligations
 Utility Installations, Trade Fixtures, Alterations
 Definitions; Consent Required Tenant-Owned Alterations and/or Utility Installations
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Consent
 Lien Protection
 Ownership, Removal, Surrender, and Restoration
 Ownership
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Removal
 Surrender/Restoration
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Insurance; Indemnity
 Payment of Premiums
 Liability Insurance
 Carried by Tenant
 Carried by Landlord
 Property Insurance-Building, Improvements and Rental Value
 Building and Improvements
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Rental Value
 Adjacent Premises
 Tenants Improvements
 Tenants Property Insurance
 Insurance Policies
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Waiver of Subrogation
 Indemnity Tenant Parties Landlord Parties
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Exemption of Landlord from Liability
 Damage or Destruction
 Definitions
 Premises Partial Damage
 Premises Total Destruction
 Industrial Center Total Destruction
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Insured Loss
 Replacement Cost
 Hazardous Substance Condition
 Premises Partial or Total Damage  Insured or Uninsured Loss
 Intentionally Deleted
 Industrial Center Destruction
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Damage Near End of Term
 Abatement of Rent; Tenants Remedies
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Hazardous Substance Conditions
 Termination
 Waiver of Statutes
 Real Property Taxes
 Payment of Taxes
 Real Property Tax Definition Real Property Taxes
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Real Property Taxes
 Additional Improvements
 Joint Assessment
 Tenants Property Taxes
 Utilities
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Assignment and Subletting
 Landlords Consent Required
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Terms and Conditions Applicable to Assignment and Subletting
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Additional
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Permitted Transfers
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Default; Breach; Remedies
 Default; Breach
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Remedies
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-30-




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Inducement Recapture in Event of Breach
 Late Charges
 Breach by Landlord
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14. Condemnation Brokers Fees
 Procuring Cause
 Additional Terms
 Assumption of Obligations
 Representations and Warranties
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Tenancy and Financial Statements
 Tenancy Statement Responding Party Requesting Party Tenancy
Statement
 Financial Statement
 Landlords Liability Landlord
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Severability
 Interest on Past-Due Obligations
 Time of Essence
 Rent Defined
 No Prior or other Agreements; Broker Disclaimer
 Notices
 Notice Requirements
 Date of Notice
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Waivers
 Recording
 No Right To Holdover
 Cumulative Remedies
 Covenants and Conditions
 Binding Effect; Choice of Law
 Subordination; Attornment; Non-Disturbance
 Subordination
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Security Device
 Attornment
 Non-Disturbance
 Self-Executing
 Attorneys Fees
 -36-




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Landlords Access; Showing Premises; Repairs
 Auctions
 Signs
 Termination; Merger
 Consents
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Guarantor
 Form of Guaranty
 Additional Obligations of Guarantor
 Quiet Possession
 Options
 Definition
 -38-




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Options Personal to Original Tenant
 Multiple Options
 Effect of Default on Options
    Rules and Regulations
 Security Measures
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Reservations
 Performance Under Protest
 Authority
 Conflict
 Offer
 Amendments
 Multiple Parties
 Tenant Improvements
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Furniture
       -41-




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Option to Extend
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th th th
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Executed at:
    
    
    
    
    
    Executed at:
 on:
    
    
    
    
    
    on:
 By Landlord:
    
    By Tenant:Fremont Ventures LLC
    
    Opnext, Inc.by D&M Ventures LPits Managing Memberby David Dollinger Living Trustits General PartnerBy:
    
    By:David Dollinger, Trustee
    
    Name Printed: Gilles BouchardTitle: Chief Operating OfficerAddress: 555 Twin Dolphin Dr. #600
    
    Address: 940 Auburn CourtRedwood City, Ca. 94065
    
    Fremont, CA 94538Telephone: (650) 508-8666
    
    Telephone:(510) 580-8828Facsimile: (650) 508-8686
    
    Facsimile:(510) 580-8819
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