##### 



STANDARD INDUSTRIAL/COMMERCIAL
MULTI-TENANT LEASE  GROSS
 1 .Basic Provisions (Basic Provisions).
 1.1 Parties: This Lease (Lease), dated for reference purposes only .
is made by and between and (Lessee), Parties, Party).
 1. 2(a) Premises: That certain portion of the Project (as defined below), including all improvements therein or to be provided by Lessor
under the terms of this Lease, commonly known by the street address of located in the City of ,County of State of California , with zip code 91730 as outlined on Exhibit B attached (Premises)
   (Original Term) (Commencement Date) Date). (See also 3)
   þ If this is checked, there are provisions Lease for the Base Rent to
 Lessees Share of Common Area Operating Expenses:
 Base Rent and Other Monies Paid Upon Execution:
 (a) Base Rent: for the
 (b) Common Area Operating Expenses:
 (c) Security Deposit:
 (d) Other:
 (e) Total Due Upon Execution of this Lease:
 Agreed Us:
 Party.
   þ Estate Services, Inc. (Lessors Broker);
 þ (Lessees Broker);
 o   (Dual Agency).
 Payment to Brokers
 Guaranto
  þ an consisting of 50
 þ a site the
 þ a site the Project;
 þ
 o
 /MF/
    
    
    
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o
 þ
 Premises
 Letting
 Condition
 Compliance (Applicable Requirements). NOTE: Lessee is responsible for determining whether or not the Applicable Requirements, and
especially the zoning are appropriate for
Lessees intended use, and acknowledges that past uses of the Premises may no longer be
allowed.
    Acknowledgements
 Lessee as Prior Owner/Occupant.
 Vehicle Parking. Permitted Size Vehicles.
 /MF/
    
    
    
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Common Areas Definition
 Common Areas Lessees Rights
 Common Areas Rules and Regulations.
 Common Areas
       3. Term.
 Term
 Early Possession.
 Delay In Possession.
 Lessee Compliance.
 4. Rent
 Rent Defined.
 Common Area Operating Expenses
 Area Operating
 /MF/
    
    
    
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Payment
 5. Security Deposit.
 6. Use.
 Use
 /MF/
    
    
    
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Hazardous Substances.
 (a) Reportable Uses Require Consent Hazardous Substance
 (b) Duty to Inform Lessor
 (c) Lessee Remediation.
 (d) Lessee Indemnification.
 (e) Lessor Indemnification.
 (f) (t) investigations and Remediations.
 (g) (g) Lessor Termination Option
 Lessees Compliance with Applicable Requirements.
 /MF/
    
    
    
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Inspection; Compliance. (MSDS
 Maintenance; Repairs; Utility Installations; Trade Fixtures and Alterations.
 Lessees Obligations.
 (a) In General. condition and state of
repair.
 (b) Service Contracts. Lessee
 (c) Failure to Perform.
 (d) Replacement
 Lessors Obligations.
  (a) Definitions Trade Fixtures
 (b) Consent
  /MF/
    
    
    
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Ownership; Removal; Surrender; and Restoration.
 (a) Ownership.
 (b) Removal
 (c) Surrender
 Insurance; Indemnity.
 Payment of Premium Increases.
 Insurance Cost Increase Required Insurance calculated
  Liability Insurance.
 (a) Carried by Lessee. Premises
 Lessor
 Property Insurance  Building, Improvements and Rental Value.
 (a) Building and Improvements lessor
 (b) Rental Value (Rental Value insurance). provision
 (c) Adjacent Premises.
 (d) Lessees Improvements.
 /MF/
    
    
    
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Lessees Property; Business Interruption Insurance.
 Property Damage.
 (b} Business InterruptionLessee-shall-obtain and-maintain-loss-of-income-and-extra-expense
insurance-in the amounts as will reimburse-Lessee-for-direct-or indirect-loss-of-earnings
attributable-to all-perils-commonly-insured against-by-prudent lessees-in-the-business of Lesseeor
attributable-to-prevention-of access-to-the-Premises-as-a result of-such perils
 No Representation of Adequate Coverage.
 Insurance Policies
 Waiver of Subrogation
 Indemnity
 Exemption of Lessor from Liability
 Failure to Provide Insurance any
 Damage or Destruction
 Definitions
 (a) Premises Partial Damage
 (b) Premises Total Destruction
 (c) Insured Loss which
 (d) Replacement Cost
 (e) Hazardous Substance Condition
 Partial Damage
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Partial Damage  Uninsured Loss.
 Total Destruction
 Damage Near End of Term.
 Abatement of Rent; Lessees Remedies.
 (a) Abatement
 (b) Remedies
 Termination; Advance Payments
 Waive Statutes.
 Real Property Taxes
 Definitions
 (a) Real Property Taxes.
 (b) Base Real Property Taxes.
 Payment of Taxes.
  /MF/
    
    
    
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Joint Assessment.
 Personal Property Taxes.
 Utilities and Services
  Lessors Consent Required
 assign or assignment)
 The-transfer, on-a-cumulative-basis, of 25%-or-more-of-the voting-control-of Lessee-shall
constitute a change in-control-for this purpose.
      Terms and Conditions Applicable to Assignment and Subletting.
        Additional Terms and Conditions Applicable to Subletting
 /MF/
    
    
    
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Default; Breach; Remedies.
 Default; Breach.
         Remedies
  /MF/
    
    
    
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Inducement Recapture
 Late Charges 
 Interest day
 Breach by Lessor.
 Notice of Breach.
 Performance by Lessee on Behalf of Lessor
 14. Condemnation Condemnation
 15. Brokerage Fees.
 Additional Commission
 Assumption of Obligations
 Representations and Indemnities of Broker Relationships.
 / MF/
    
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Estoppel Certificates.
 Requesting Party Estoppel Certificate
   Definition of Lessor.
 Severability
 Days
 Limitation on Liability.
 Time of Essence.
 No Prior or Other Agreements; Broker Disclaimer
 Notices
 Notice Requirements.
 Date of Notice.
 Waivers
 Disclosures Regarding The Nature of a Real Estate Agency Relationship.
  Lessors Agent. To the Lessor: To the Lessee and the Lessor:
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(ii) Lessees Agent. To the Lessee: To the Lessee and the Lessor:
 (iii) Agent Representing Both Lessor and Lessee.
   26. No Right To Holdover.
 27. Cumulative Remedies
  29. Binding Effect; Choice of Law.
  Subordination
 Attornment
 Non-Disturbance Non-Disturbance Agreement)
 Self-Executing.
 31. Attorneys Fees. "  
 / MF/
    
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Lessors Access;
 33. Auctions
 Signs
 Termination: Merger
 Consents
 37. Guarantor
 Execution
 Default
 Quiet Possession.
 39. Options
 Definition Option
 Options Personal To Original Lessee
 Multiple Options.
 Effect of Default on Options.
    Security Measures.
 Reservations.
 Performance Under Protest
 43. Authority.: Multiple Parties; Execution.
  / MF/
    
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44. Conflict
 45. Offer
 Amendments
 47. Waiver of Jury Trial. THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY
ACTION OR PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT.
 48. Mediation and Arbitration of Disputes. R
 Americans with Disabilities Act
 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED
HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES
HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND
EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.
ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE
ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS
LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:
 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.
 2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID
INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES,
THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE
WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR LESSEES INTENDED
USE. WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE
LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED.
 Executed at: Upland, California
    
    
    
    Executed CalrsbadOn: 5-20-05
    
    
    
    On: May 18, 2005By LESSOR:
    
    
    
    By LESSEE::Scheu and Scheu
    
    
    
    Southwest Community Banka California a Banking CoporationBy: /Mary Lou Flowers/
    
    
    
    By: /Frank J. Mercardante/Name Printed: Mary Lou Flowers
    
    Name Frank J. MercardanteTitle: Authorized Agent for Lessor
    
    Title: Chief Executive OfficerBy:
    
    
    
    By:Name Printed:
    
    
    
    Name Printed:
    
    Stuart McFarlandTitle:
    
    
    
    Title:
    
    Chief Operating OfficerAddress:
    
    P.O. Box 250
    
    Address:
    
    5810 ElCamino RealUpland, Ca 91785
    
    
    
    Suite DCarlsbad, Ca 92008Telephone
    
    (909) 982-8933
    
    Telephone:
    
    (760) 918-2612Facsimile : (909) 982-7943
    
    
    
    Facsimile:       ( )Federal ID No
    
    
    
    Federal ID No.
 / MF/
    
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Broker:
    
    Broker:Delmar Commercial. Real Estate Services, Inc.
    
    Delmar Commercial Real Estate Services, Inc.Att: Steve Wheatley
    
    Alt: Robert JimenezTitle:
    
    Title:Address: 10300 Fourth Street, Suite 100
    
    Address: 10300 Fourth Street, Suite 100Rancho Cucamonga, CA 91730
    
    Rancho Cucamonga, CA91730Telephone: (909) 945-4589
    
    Telephone: (909 ) 945-4598Facsimile: (909 ) 989-8987
    
    Facsimile: (909 ) 989-8987Federal ID No
    
    Federal IdNo:
 These forms are often modified to meet changing requirements of law and needs of the industry.
Always write or call to make sure you are utilizing the most current form: AIR COMMERCIAL REAL
ESTATE ASSOCIATION, 700 South Flower Street, Suite 600, Los Angeles, CA 90017. (213) 687-8777.
 © Copyright 1998 By AIR Commercial Real Estate Association.
All rights reserved.
No part of these works may be reproduced in any from with out permission in writing.
 / MF/
    
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ADDENDUM TO LEASE AGREEMENT
BY AND BETWEEN
SCHEU and SCHEU AS LESSOR,
AND
SOUTHWEST COMMUNITY BANK AS LESSEE
DATED MAY 13, 2005
 50.
    
    White Oak Corporate Center Rules and Regulations, Exhibit A attached hereto, shall be
incorporated into this Lease, and each of its provisions shall be deemed both a covenant and a
condition.
 51.
    
    Subject to the provisions of Paragraph 6. Use, Lessee shall have the sole responsibility to
secure any and all governmental approvals relating to Lessees use of the Premises,
including, but not necessarily limited to, a Certificate of Occupancy and/or Business License issued by the City of Rancho Cucamonga. Lessee shall
secure approvals as soon as reasonably possible and hold Lessor harmless from any costs and fees incurred in the
process, and from any fines or penalties arising from Lessees non-conformance with applicable
laws or regulations,
 52.
    
    All payments and correspondence to Lessor will be made to Scheu and Scheu, P.O. Box 250,
Upland, CA 91785, until further notice provided for herein above in Paragraph 23.
 53.
    
    Sign Installation:A sign shall he installed at Lessees expense in accordance with the
Uniform Sign Code established for the premises. Lessee shall not place, or permit to be placed, any sign,
marquee or awning on any part of the Premises, or so affixed to the Premises without written consent of Lessor: Lessee,
upon request of Lessor, shall immediately remove any sign or decoration which Lessee has
placed or permitted to be placed in, on or about the exterior of the Premises, or which may
be visible from the exterior of the Premises, which in the opinion of Lessor is objectionable
or offensive, or otherwise incompatible with the signing standards of the building of which
the Premises are a part and adjacent buildings and improvements of the Lessor. And, if Lessee
fails to remove said objectionable, offensive or incompatible sign on demand of Lessor,
Lessor may enter said Premises and remove the same. Upon written consent by Lessor to erect
sign, such sign must be placed within the area so designated for sign, and such sign must
comply with the format and standards outlined by Lessor. A copy of the sign format and
standard is available from Lessor. A sign described in the Sign Criteria and Approval Form
shall be installed upon the leased Premises in the described proper manner within 45 days of
Occupancy of the premises and at the sole cost of Lessee. If said sign
is not so installed, the lessor shall have the right to install a sign of Lessors design and
charge Lessee for all costs associated with such sign. Charges for said sign shall be payable
by Lessee within ten (10) days of presentation of billing by Lessor to Lessee. Such payment
shall be considered additional rent and shall be collectable as such. Lessee shall, at
Lessees termination, pay all costs to remove signage and repair damage to the building,
and/or glass, caused by removal of Lessees sign.54.
    
    PARKING AREAS, SERVICE AREAS AND COMMON AREAS:The parking spaces referenced in Paragraph 1.2(b) are unreserved and as such Lessee shall not
post a sign, nor paint
the asphalt or curb, to create any exclusive parking spaces; provided, however Lessee may
designate up to four striped parking spaces at the northwest area of the premises for 20
minute parking. No automobiles or motor vehicles shall he parked and left unattended in any
part of the common area or service yard not striped and designated for parking.
Lessee shall not store in the parking, service or common area any material,
supplies, equipment or machinery outside the Premises whether open, or in tanks, bins or
other container devices, and shall not otherwise obstruct parking, service or common area.55.
    
    MINI BLINDS:All window coverings shall comply with the following make, model number and coloring:
To be determined.56.
    
    OUTSIDE WORK:Except for that work that is performed by Lessee to light maintain and / or service its ATM
machine which is
permitted under this lease agreement, no work shall be permitted on the sidewalks, roofs,
streets, driveways, parking
or landscaped area. This includes, but is not limited to, assembly, construction, mechanical
work, painting, drying, layout, cleaning, or repair of goods or materials. Violation of this
paragraph shall constitute a material breach of this Lease.57.
    
    ADDITIONAL EARLY POSSESSION PROVISIONS:Lessee understands that if Early Occupancy causes delay in the construction of any Tenant
Improvements, that such delay will not be a cause for forgiveness of any rent due. It is
further understood that any improvement of the leased Premises by the Lessee which may result
in the delay in construction of Tenant Improvements, or in the obtaining of a building permit
without prior written consent of Lessor. is hereby prohibited and shall be a material breach
of this lease.In the event Lessee takes possession of the Premises prior to completion of building shell
construction, Lessee agrees to hold Lessor harmless from any and all claims for damages to
goods, equipment or inconvenience.Any Early Possession being provided in this Lease shall be construed as Additional
Consideration for Lessee executing this Lease. Lessee and Lessor herein agree that said Additional Consideration for
Early Possession is equal




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58.
    
    NON-DISCLOSURE OF RENTExcept as may be required by applicable laws, rules or regulations which may from time he
applicable to Lessee, at no time during the term of this Lease, or any Option thereof, shall
Lessee disclose the terms and conditions of this Lease
to any third (3rd) party (i.e., any party not affiliated with Lessor or Lessees business)
without prior written consent of Lessor. In the event Lessee makes an unauthorized disclosure
to a third (3rd) party without prior consent of Lessor, Lessor has the right to increase
Lessees gross monthly rental to an amount equal to an average of the prevailing rent
of the existing tenants located in comparable space at the White Oak Corporate Center.59.
    
    ADDITIONAL INSURED:To clarify the Additional Insured endorsement referred to in Paragraph 8.2(a) the words
Managers or Lessors of Premises shall he changed to Landlord Parties. Landlord Parties
shall be defined as the Owner/Landlord, any Lender whose loan is, secured by a lien against
the Center, the Manager, the respective affiliates, subsidiaries, successors, assigns, heirs,
officers, directors, shareholders, partners, members, employees, agents and contractors.60.
    
    WI-FI ACESS:A.
    
    Wi-FiTenant shall have the right to install a wireless intranet, Internet, and
communications network (Network, also known as Wi-Fi) within the Premises for the
exclusive use of Tenant and its employees, clients and customers, subject to this Clause and
all the other applicable clauses of this lease.B
    
    NosolicitationTenant shall not solicit, suffer or permit other tenants or occupants of the White Oak
Corporate Center to use the Network or any other communications service, including, without
limitation, any wired or wireless Internet service that passes through, is transmitted
through, or emanates from the Premises.C
    
    InterferenceTenant agrees that Tenants communications equipment and the communications equipment of
Tenants service providers and contractors located in or about the Premises or installed in
the White Oak Corporate Center to service the Premises, including, without limitation, any
antennas, switches, or other equipment (collectively, Tenants Communications Equipment)
shall be of a type and, if applicable, a frequency that will not cause radio frequency,
electromagnetic. or other interference to any other party or any equipment of any other
party including, without limitation. Landlord, other tenants, or occupants of the White Oak
Corporate Center or any other party. In the event that Tenants Communications Equipment
causes or is believed to cause any such interference, upon receipt of notice from Landlord
of suchinterference. Tenants will take all steps necessary to correct and eliminate the
interference. If the interference is not eliminated within 24 hours (or a shorter period if
landlord believes a shorter period to be appropriate) then, upon request for Landlord,
Tenant shall shut down the Tenants Communications Equipment pending resolution of the
interference, with the exception of intermittent testing upon prior notice to and with the
approval of Landlord.
   Acknowledgement
 61.
    
    RENT ESCALATIONS:The monthly rent will be increased each twelve (12) months as listed below:
     2 of 3




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TENANT IMPROVEMENTS:
 SECTION 12 AMENDMENT:




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EXHIBIT A
 WHITE OAK PROFESSIONAL CENTER RULES AND REGULATIONS
 1.
    
    No sign, placard, picture, advertisement, name or notice shall be inscribed, displayed,
printed, or affixed on or to any part of the outside or inside of the building without the
prior written consent of Lessor. Lessor shall have the right to remove any such sign, placard,
picture, advertisement, name or notice without notice to, and at the expense of, Lessee.
Lessee will provide approved sign at Lessees cost. All approved signs or lettering on doors
shall be printed, painted, affixed or inscribed at the expense of Lessee by a person approved
by Lessor. Lessee shall not place anything or allow anything to be placed near the glass of
any window, door, partition or wall which may appear unsightly from outside the Premises;
provided, however, that Lessor may furnish and install a building standard window covering at
all exterior windows. Lessee shall not, without prior written consent of Lessor, cause or
otherwise sunscreen any window.
 2.
    
    The sidewalks, exits and entrances shall not be obstructed by any of the Lessees or used by
them for any purpose other than for ingress and egress from their respective Premises.
 3.
    
    No storage will be allowed outside the buildings or any of the common area. This includes
supplies, materials, goods, pallets, dunnage and vehicles. All trash must be placed in trash
receptacles. Violation will be remedied at Lessees expense.
 4.
    
    Lessee shall not alter any lock or install any new or additional locks or any bolts on any
windows of the Premises without Lessors prior written consent, which Lessor shall not
unreasonably withhold.
 5.
    
    The bathroom toilets, urinals, wash basins and other apparatus shall not be used for any
purpose other than for which they were constructed and no foreign substance of any kind
whatsoever shall be thrown therein, and the expense of any breakage, stoppage, or damage
resulting from the violation of this rule shall be home by the Lessee who, or whose employees
or invitees shall have caused it.
 6.
    
    Lessee shall not overload the floor of the Premises or in any way deface the Premises or any
part thereof. Equipment exceeding 1,000 lb /sq. 11. must be approved by Lessor.
 7.
    
    Lessor shall have the right to prescribe the weight, size and position of all safes and
other heavy equipment brought into the building and also the times and manner of moving the
same in andout of the building. Safes or other heavy objects shall, if considered necessary
by Lessor, stand on supports of such thickness as is necessary to properly distribute weight.
Lessor will not be responsible for loss of or damage to any such safe or property from any
cause, and said damage done to the building by moving or maintaining any such safe or other
property shall be repaired at the expense of the Lessee.
 8.
    
    Lessee shall not use, keep or permit to he used or kept, any foul or noxious gas or
substance in the Premises, or permit or suffer the Premises to be occupied or used in a
manner offensive or objectionable to the Lessor or other occupants of the building by reason
of excess noise, odors, and/or vibrations, or interfere in any way with other Lessees or
those having business therein, nor shall any animals or birds be brought in or kept in or
about the Premises or the building.
 9.
    
    No cooking or showering shall be done, or permitted by any Lessee, on the Premises. The
Premises may not be used for any improper, objectionable, or Immoral purpose, nor shall the
space be used as a residence, living quarters, or overnight lodging. An electric coffee pot,
small refrigerator or household microwave oven may he used on the Premises, solely as a
convenience during normal business hours.
 10.
    
    Lessee shall not use or keep in the Premises or the building any kerosene, gasoline or
inflammable or combustible fluid or material, or use any method of heating or air
conditioning other than that supplied by Lessor, without Lessors prior written consent.
 11.
    
    Lessor shall have the option to direct electricians as to where and how telephone
and other wires are to be introduced. No boring or cutting for wires will be allowed without
the prior consent of the Lessor. which Lessor shall not unreasonably withhold or delay.
 12.
    
    The Lessor shall in no case he liable for damages for any error with regard to the admission
to or exclusion from the building of any person. In case of invasion, mob, riot, public
excitement, or other commotion, the Lessor reserves the right to prevent access to the
building during the continuance of the same by closing of doors or otherwise, for the safety
of the Lessees and protection of property in the Premises and the building.
 13.
    
    Any vending machine of any description installed, maintained or operated upon the Premises
shall he for the sole use of Lessee and its patrons and employees, and Lessee shall assume
all liability for such.
 14.
    
    In the event the name and/or street address of the building, of which the Premises are a
part, is changed by either Lessor or any government agency, Lessor shall have no liability to
Lessee in connection with such.
 15.
    
    Lessee shall not disturb, solicit, or canvass any occupant of the building and shall
cooperate to prevent the same.
 16.
    
    Without the written consent of Lessor, Lessee shall not use the name of the building in
connection with or in promoting or advertising the business of Lessee except as Lessees
address.
  18.
    
    There shall be no overnight parking of automobiles, trucks, vans, trailers, or any other
vehicles outside the building.
  20.
    
    Lessee shall not grant permission to any car washing vendorto operate within the common
areas or the premises.




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ADDENDUM
 OPTION TO EXTEND
 Dated:
    
    May 13, 2005By and Between
    
    Lessor)Scheu and Scheu(Lessee)Southwest Community BankAddress of Premises:
    
    8250 White Oak Avenue, Suite 100Rancho Cucamonga, Ca 91730
 Western San Bernardino County