EXHIBIT 10.54



LEASE



APRIL 10, 2003



LANDLORD



CALWEST INDUSTRIAL PROPERTIES, LLC,

a California limited liability company



By: PGP PARTNERS, INC.,

a California corporation



and



TENANT



VERIZON MEDIA VENTURES INC.,

a Delaware corporation





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TABLE OF CONTENTS



|    |  |                                         |  |     
|--- |  | --------------------------------------- |  | ----
|    |  |                                         |  | Page
|    |  |                                        
|1.  |  | USE AND RESTRICTIONS ON USE             |  | 1   
|    |  |                                        
|2.  |  | TERM                                    |  | 1   
|    |  |                                        
|3.  |  | RENT                                    |  | 2   
|    |  |                                        
|4.  |  | RENT ADJUSTMENTS                        |  | 3   
|    |  |                                        
|5.  |  | SECURITY DEPOSIT                        |  | 4   
|    |  |                                        
|6.  |  | ALTERATIONS                             |  | 4   
|    |  |                                        
|7.  |  | REPAIR                                  |  | 5   
|    |  |                                        
|8.  |  | LIENS                                   |  | 6   
|    |  |                                        
|9.  |  | ASSIGNMENT AND SUBLETTING               |  | 6   
|    |  |                                        
|10. |  | INDEMNIFICATION                         |  | 7   
|    |  |                                        
|11. |  | INSURANCE                               |  | 8   
|    |  |                                        
|12. |  | WAIVER OF SUBROGATION                   |  | 9   
|    |  |                                        
|13. |  | SERVICES AND UTILITIES                  |  | 9   
|    |  |                                        
|14. |  | HOLDING OVER                            |  | 9   
|    |  |                                        
|15. |  | SUBORDINATION                           |  | 9   
|    |  |                                        
|16. |  | RULES AND REGULATIONS                   |  | 9   
|    |  |                                        
|17. |  | REENTRY BY LANDLORD                     |  | 9   
|    |  |                                        
|18. |  | DEFAULT                                 |  | 10  
|    |  |                                        
|19. |  | REMEDIES                                |  | 10  
|    |  |                                        
|20. |  | TENANTS BANKRUPTCY OR INSOLVENCY       |  | 12  
|    |  |                                        
|21. |  | QUIET ENJOYMENT                         |  | 12  
|    |  |                                        
|22. |  | CASUALTY                                |  | 13  
|    |  |                                        
|23. |  | EMINENT DOMAIN                          |  | 14  
|    |  |                                        
|24. |  | SALE BY LANDLORD                        |  | 14  
|    |  |                                        
|25. |  | ESTOPPEL CERTIFICATES                   |  | 14  
|    |  |                                        
|26. |  | SURRENDER OF PREMISES                   |  | 14  
|    |  |                                        
|27. |  | NOTICES                                 |  | 14  
|    |  |                                        
|28. |  | TAXES PAYABLE BY TENANT                 |  | 15  
|    |  |                                        
|29. |  | RELOCATION OF TENANT                    |  | 15  
|    |  |                                        
|30. |  | DEFINED TERMS AND HEADINGS              |  | 15  
|    |  |                                        
|31. |  | TENANTS AUTHORITY                      |  | 16  
|    |  |                                        
|32. |  | FINANCIAL STATEMENTS AND CREDIT REPORTS |  | 15  
|    |  |                                        
|33. |  | COMMISSIONS                             |  | 16  
|    |  |                                        
|34. |  | TIME AND APPLICABLE LAW                 |  | 16  
|    |  |                                        
|35. |  | SUCCESSORS AND ASSIGNS                  |  | 16  
|    |  |                                        
|36. |  | ENTIRE AGREEMENT                        |  | 16  
|    |  |                                        
|37. |  | EXAMINATION NOT OPTION                  |  | 16  



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TABLE OF CONTENTS

(continued)



|                                              |  |                                    |  |     
|--------------------------------------------- |  | ---------------------------------- |  | ----
|                                              |  |                                    |  | Page
|                                              |  |                                   
|38.                                           |  | RECORDATION                        |  | 16  
|                                              |  |                                   
|39.                                           |  | LIMITATION OF LANDLORDS LIABILITY |  | 17  
|                                              | 
|ADDENDUM                                      |  |                                   
|                                              | 
|EXHIBIT A  FLOOR PLAN DEPICTING THE PREMISES |  |                                   
|                                              | 
|EXHIBIT A - 1  SITE PLAN                     |  |                                   
|                                              | 
|EXHIBIT B - INITIAL ALTERATIONS               |  |                                   
|                                              | 
|EXHIBIT B - 1 - INITIAL ALTERATIONS           |  |                                   
|                                              | 
|EXHIBIT C  COMMENCEMENT DATE MEMORANDUM      |  |                                   
|                                              | 
|EXHIBIT D  RULES AND REGULATIONS             |  |                                   
|                                              | 
|EXHIBIT E  ADDITIONAL SURRENDER CONDITIONS   |  |                                   
|                                              | 
|EXHIBIT F  PARKING RULES AND REGULATIONS     |  |                                   
|                                              | 
|EXHIBIT G  HAZARDOUS MATERIALS               |  |                                   



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MULTI-TENANT INDUSTRIAL NET LEASE



REFERENCE PAGES



|                                                   |  |                                                                                                                                                                                                                                             
|-------------------------------------------------- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|BUILDING:                                          |  | Alondra Distribution Center                                                                                                                                                                                                                 
|                                                   | 
|LANDLORD:                                          |  | CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company                                                                                                                                                                  
|                                                   | 
|LANDLORDS ADDRESS:                                |  | c/o PGP Partners, Inc. 1582 Parkway Loop, Suite
A Tustin, CA 92780                                                                                                                                                                          
|                                                   | 
|WIRE INSTRUCTIONS AND/OR ADDRESS FOR RENT PAYMENT: |  | CalWest Mid Cities Industrial File #30164
P.O. Box 60000 San Francisco, CA 94160-0001                                                                                                                                                       
|                                                   | 
|LEASE REFERENCE DATE:                              |  | April 10, 2003                                                                                                                                                                                                                              
|                                                   | 
|TENANT:                                            |  | VERIZON MEDIA VENTURES INC., a Delaware
corporation                                                                                                                                                                                         
|                                                   | 
|TENANTS NOTICE ADDRESS:                           |  |                                                                                                                                                                                                                                             
|                                                   | 
|(a) As of beginning of Term:                       |  | 750 Canyon Drive Coppell, Texas
75019                                                                                                                                                                                                       
|                                                   | 
|(b) Prior to beginning of Term (if different):     |  | Same                                                                                                                                                                                                                                        
|                                                   | 
|PREMISES ADDRESS:                                  |  | 13100 Alondra Blvd. Suite 104 Cerritos, CA
90703                                                                                                                                                                                            
|                                                   | 
|PREMISES RENTABLE AREA:                            |  | Approximately 8,640 square feet (for outline of Premises see Exhibit A-l)                                                                                                                                                                   
|                                                   | 
|USE:                                               |  | Warehouse and Offices for telecommunications and operation of cable television services.                                                                                                                                                    
|                                                   | 
|[SCHEDULED] COMMENCEMENT DATE:                     |  | June 1, 2003                                                                                                                                                                                                                                
|                                                   | 
|TERM OF LEASE:                                     |  | Approximately Two (2) years, zero (0) months and zero (0) days beginning on the Commencement Date and ending on the Termination Date. [The period from the Commencement Date to the last day of
the same month is the Commencement Month.]
|                                                   | 
|TERMINATION DATE:                                  |  | May 31, 2005                                                                                                                                                                                                                                
|                                                   | 
|                                                   |  | [The last day of the twelfth (12th) full calendar month after (if the Commencement Month is not a full calendar month), or from and including (if the Commencement Month is a full calendar
month), the Commencement Month]                 



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ANNUAL RENT and MONTHLY INSTALLMENT OF RENT(Article 3):



|         |  |                        |  |                             |  |             |  |                             |  |          
|-------- |  | ---------------------- |  | --------------------------- |  | ----------- |  | --------------------------- |  | ---------
|Period   |  | Rentable SquareFootage |  | Annual Rent Per Square Foot |  | Annual Rent |  | Monthly Installment of Rent
|from     |  | through                |  |                             |  |            
|6/1/2003 |  | 5/31/2004              |  | 8,640                       |  | $9.60       |  | $82,944.00                  |  | $6,912.00
|6/1/2004 |  | 5/31/2005              |  | 8,640                       |  | $9.96       |  | $86,054.40                  |  | $7,171.20



|                                                                      |  |                                                               
|--------------------------------------------------------------------- |  | --------------------------------------------------------------
|INITIAL ESTIMATED MONTHLY INSTALLMENT OF RENT ADJUSTMENTS (Article 4) |  | $1,123.20                                                     
|                                                                      | 
|TENANTS PROPORTIONATE SHARE:                                         |  | 4.04% of the total project which measures 213,755 square feet.
|                                                                      | 
|SECURITY DEPOSIT:                                                     |  | None                                                          
|                                                                      | 
|ASSIGNMENT/ SUBLETTING FEE                                            |  | $1,000.00                                                     
|                                                                      | 
|REAL ESTATE BROKER DUE COMMISSION:                                    |  | PGP Partners, Inc.                                            
|                                                                      | 
|TENANTS SIC CODE:                                                    |  | 4890                                                          
|                                                                      | 
|AMORTIZATION RATE:                                                    |  | Not applicable                                                
|                                                                      | 
|CONTINUING LEASE GUARANTY:                                            |  | Not applicable                                                



(SIGNATURES ON
FOLLOWING PAGE)



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The Reference Pages information is incorporated into and made a part of the Lease. In the event of any conflict between
any Reference Pages information and the Lease, the Lease shall control. This Lease includes Exhibits A through G, all of which are made a part of this Lease.



|                                                                           |  |                   |  |                                                     |  |        |  |                                          
|-------------------------------------------------------------------------- |  | ----------------- |  | --------------------------------------------------- |  | ------ |  | -----------------------------------------
|LANDLORD:                                                                  |  |                   |  | TENANT:                                            
|                                                                           |  |                  
|CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company |  |                   |  | VERIZON MEDIA VENTURES INC., a
Delaware corporation
|                                                                           |  |                  
|By:   PGP Partners, Inc., a California corporation, Its Property Manager   |  |                   |  |                                                    
|                                                                           |  |                   |  |                                                    
|By:                                                                        |  | /s/ Kelly Stassel |  |                                                     |  | By:    |  | /s/ Michael J. Baumann                   
|                                                                           |  |                   |  |                                                     |  |        |  |                                          
|Name:                                                                      |  | Kelly Stassel     |  |                                                     |  | Name:  |  | Michael J. Baumann                       
|Title:                                                                     |  | Regional Manager  |  |                                                     |  | Title: |  | Director-Real Estate Portfolio Management
|Dated:                                                                     |  | 4-28, 2003        |  |                                                     |  | Dated: |  | April 28, 2003                           



APPROVED AS TO FORM TROY &
GOULDBy:

/s/ IllegibleDate:

4/18/03




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LEASE



By this Lease Landlord leases to Tenant and Tenant leases from Landlord the Premises in the Building as set forth and described on the Reference Pages.
The Premises are depicted on the floor plan attached hereto as ExhibitA, and the Building is depicted on the site plan attached hereto as Exhibit A-1. The Reference Pages, including all terms defined thereon, are incorporated
as part of this Lease.



1. USE AND RESTRICTIONS ON USE.



1.1 The Premises are to be used solely for the purposes set forth on the
Reference Pages. Tenant shall not do or permit anything to be done in or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building or injure, annoy, or disturb them, or allow the
Premises to be used for any improper, immoral, unlawful, or objectionable purpose, or commit any waste. Tenant shall not do, permit or suffer in, on, o_ about the Premises the sale of any alcoholic liquor without the written consent of Landlord
first obtained. Tenant shall comply with all governmental laws, ordinances and regulations applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders and directions for the correction, prevention
and abatement of any violations in the Building or appurtenant land, to the extent caused or permitted by, or resulting from the specific use by, Tenant, or in or upon, or in connection with, the Premises, all at Tenants sole expense (except
for repairs within the scope of Landlords obligations set forth in Section 7.1, which shall be Landlords responsibility). Tenant shall not do or permit anything to be done on or about the Premises or bring or keep anything into the
Premises which will in any way increase the rate of, invalidate or prevent the procuring of any insurance protecting against loss or damage to the Building or any of its contents by fire or other casualty or against liability for damage to property
or injury to persons in or about the Building or any part thereof.



1.2 Tenant shall not, and shall not direct, suffer or permit any of its agents, contractors, employees, licensees or invitees (collectively, the Tenant Entities) to at any time handle, use, manufacture, store or dispose of in or
about the Premises or the Building any (collectively Hazardous Materials) flammables, explosives, radioactive materials, hazardous wastes or materials, toxic wastes or materials, or other similar substances, petroleum products or
derivatives or any substance subject to regulation by or under any federal, state and local laws and ordinances relating to the protection of the environment or the keeping, use or disposition of environmentally hazardous materials, substances, or
wastes, presently in effect or hereafter adopted, all amendments to any of them, and all rules and regulations issued pursuant to any of such laws or ordinances (collectively Environmental Laws), nor shall Tenant suffer or permit any
Hazardous Materials to be used in any manner not fully in compliance with all Environmental Laws, in the Premises or the Building and appurtenant land or allow the environment to become contaminated with any Hazardous Materials. Notwithstanding the
foregoing, Tenant may handle, store, use or dispose of products containing small quantities of Hazardous Materials (such as aerosol cans containing insecticides, toner for copiers, paints, paint remover and the like) to the extent customary and
necessary for the use of the Premises for general office purposes; provided that Tenant shall always handle, store, use, and dispose of any such Hazardous Materials in a safe and lawful manner and never allow such Hazardous Materials to contaminate
the Premises, Building and appurtenant land or the environment. Tenant shall protect, defend, indemnify and hold each and all of the Landlord Entities (as defined in Article 30) harmless from and against any and all loss, claims, liability or costs
(including court costs and reasonable attorneys fees) incurred by reason of any actual or asserted failure of Tenant to fully comply with all applicable Environmental Laws, or the presence, handling, use or disposition in or from the Premises
of any Hazardous Materials by Tenant or any Tenant Entity (even though permissible under all applicable Environmental Laws or the provisions of this Lease), or by reason of any actual or asserted failure of Tenant to keep, observe, or perform any
provision of this Section 1.2.



1.3 Tenant and the Tenant
Entities will be entitled to the non-exclusive use of the common areas of the Building as they exist from time to time during the Term, including the parking facilities, subject to Landlords rules and regulations regarding such use. However,
in no event will Tenant or the Tenant Entities park more vehicles in the parking facilities than Tenants Proportionate Share of the total parking spaces available for common use. The foregoing shall not be deemed to provide Tenant with an
exclusive right to any parking spaces or any guaranty of the availability of any particular parking spaces or any specific number of parking spaces.



2. TERM.



2.1 The Term of this Lease shall begin on the date (Commencement Date) which shall be the later of the Scheduled Commencement Date as shown on the Reference Pages and the date that Landlord shall tender possess
on of the Premises to Tenant, and shall terminate on the date as shown on the Reference Pages (Expiration Date), unless sooner



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terminated by the provisions of this Lease. Landlord shall tender possession of the Premises with all the work, if any, to be performed by Landlord pursuant
to Exhibit B to this Lease substantially completed. Tenant shall deliver a punch list of items not completed within thirty (30) days after Landlord tenders possession of the Premises and Landlord agrees to proceed with due diligence to
perform its obligations regarding such items. Tenant shall, at Landlords request, execute and deliver a memorandum agreement provided by Landlord in the form of Exhibit C attached hereto, setting forth the actual Commencement Date,
Termination Date and, if necessary, a revised rent schedule. Should Tenant fail to do so within thirty (30) days after Landlords request, the information set forth in such memorandum provided by Landlord shall be conclusively presumed to be
agreed and correct.



2.2 Tenant agrees that in the event of the
inability of Landlord to deliver possession of the Premises on the Scheduled Commencement Date for any reason, Landlord shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any rent until the time when
Landlord can, after notice to Tenant, deliver possession of the Premises to Tenant. No such failure to give possession on the Scheduled Commencement Date shall affect the other obligations of Tenant under this Lease, except that if Landlord is
unable to deliver possession of the Premises within one hundred twenty (120) days after the Scheduled Commencement Date (other than as a result of strikes, shortages of materials, holdover tenancies or similar matters beyond the reasonable control
of Landlord and Tenant is notified by Landlord in writing as to such delay), Tenant shall have the option to terminate this Lease unless said delay is as a result of: (a) Tenants failure to agree to plans and specifications and/or construction
cost estimates or bids; (b) Tenants request for materials, finishes or installations other than Landlords standard except those, if any, that Landlord shall have expressly agreed to furnish without extension of time agreed by Landlord;
(c) Tenants change in any plans or specifications; or, (d) performance or completion by a party employed by Tenant (each of the foregoing, a Tenant Delay). If any delay is the result of a Tenant Delay, the Commencement Date and the
payment of rent under this Lease shall be accelerated by the number of days of such Tenant Delay.



2.3 In the event Landlord permits Tenant, or any agent, employee or contractor of Tenant, to enter, use or occupy the Premises prior to the Commencement
Date, such entry, use or occupancy shall be subject to all the provisions of this Lease other than the payment of rent, including, without limitation, Tenants compliance with the insurance requirements of Article 11. Said early possession
shall not advance the Termination Date.



3.RENT.



3.1 Tenant agrees to pay to Landlord the Annual Rent in effect from time to
time by paying the Monthly Installment of Rent then in effect on or before the first day of each full calendar month during the Term, except that the first full months rent shall be paid upon the execution of this Lease. The Monthly
Installment of Rent in effect at any time shall be one-twelfth (1/12) of the Annual Rent in effect at such time. Rent for any period during the Term which is less than a full month shall be a prorated portion of the Monthly Installment of Rent based
upon the number of days in such month. Said rent shall be paid to Landlord, without deduction or offset and without notice or demand, at the Rent Payment Address, as set forth on the Reference Pages, or to such other person or at such other place as
Landlord may from time to time designate in writing. If an Event of Default occurs, Landlord may require by notice to Tenant that all subsequent rent payments be made by an automatic payment from Tenants bank account to Landlords
account, without cost to Landlord. Tenant must implement such automatic payment system prior to the next scheduled rent payment or within thirty (30) days after Landlords notice, whichever is later. Unless specified in this Lease to the
contrary, all amounts and sums payable by Tenant to Landlord pursuant to this Lease shall be deemed additional rent.



3.2 Tenant recognizes that late payment of any rent or other sum due under this Lease will result in administrative expense to Landlord, the extent of
which additional expense is extremely difficult and economically impractical to ascertain. Tenant therefore agrees that if rent or any other sum is not paid when due and payable pursuant to this Lease, a late charge shall be imposed in an amount
equal to the greater of: (a) Fifty Dollars ($50.00), or (b) six percent (6%) of the unpaid rent or other payment. The amount of the late charge to be paid by Tenant shall be reassessed and added to Tenants obligation for each successive month
until paid. The provisions of this Section 3.2 in no way relieve Tenant of the obligation to pay rent or other payments on or before the date on which they are due, nor do the terms of this Section 3.2 in any way affect Landlords remedies
pursuant to Article 19 of this Lease in the event said rent or other payment is unpaid after date due.



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4. RENT ADJUSTMENTS.



4.1 For the purpose of this Article 4, the following terms are defined as follows:



4.1.1 Lease Year: Each fiscal year (as determined by Landlord from time to time) falling partly or
wholly within the Term.



4.1.2
Expenses: All costs of operation, maintenance, repair, replacement and management of the Building (including the amount of any credits which Landlord may grant to particular tenants of the Building in lieu of providing any standard services
or paying any standard costs described in this Section 4.1.2 for similar tenants), as determined in accordance with generally accepted accounting principles, including the following costs by way of illustration, but not limitation: water and sewer
charges; insurance charges of or relating to all insurance policies and endorsements deemed by Landlord to be reasonably necessary or desirable and relating in any manner to the protection, preservation, or operation of the Building or any part
thereof; utility costs, including, but not limited to, the cost of heat, light, power, steam, gas; waste disposal; the cost of janitorial services; the cost of security and alarm services (including any central station signaling system); costs of
cleaning, repairing, replacing and maintaining the common areas, including parking and landscaping, window cleaning costs; labor costs; costs and expenses of managing the Building including management and/or administrative fees; air conditioning
maintenance costs, elevator maintenance fees and supplies; material costs; equipment costs including the cost of maintenance, repair and service agreements and rental and leasing costs; purchase costs of equipment; current rental and leasing costs
of items which would be capital items if purchased; tool costs; license;, permits and inspection fees; wages and salaries; employee benefits and payroll taxes; accounting and legal fees; any sales, use or service taxes incurred in connection
therewith. In addition, Landlord shall be entitled to recover, as additional rent (which, along with any other capital expenditures constituting Expenses, Landlord may either include in Expenses or cause to be billed to Tenant along with Expenses
and Taxes but as a separate item), Tenants Proportionate Share of: (i ) an allocable portion of the cost of capital improvement items which are reasonably calculated to reduce operating expenses; (ii) the cost of fire sprinklers and
suppression systems and other life safety systems; and (iii) other capital expenses which are required under any governmental laws, regulations or ordinances which were not applicable to the Building at the time it was constructed; but the costs
described in this sentence shall be amortized over the reasonable life of such expenditures in accordance with such reasonable life and amortization schedules as shall be determined by Landlord in accordance with generally accepted accounting
principles, with interest on the unamortized amount at one percent (1%) in excess of the Wall Street Journal prime lending rate announced from time to time. Expenses shall not include depreciation or amortization of the Building or equipment in the
Building except as provided herein, loan principal payments, costs of alterations of tenants premises, leasing commissions, interest expenses on long-term borrowings or advertising costs.



4.1.3 Taxes: Real estate taxes and any other taxes,
charges and assessments which are levied with respect to the Building or the land appurtenant to the Building, or with respect to any improvements, fixtures and equipment or other property of Landlord, real or personal, located in the Building and
used in connection with the operation of the Building and said land, any payments to any ground lessor in reimbursement of tax payments made by such lessor; and all fees, expenses and costs incurred by Landlord in investigating, protesting,
contesting or in any way seeking to reduce or avoid increase in any assessments, levies or the tax rate pertaining to any Taxes to be paid by Landlord in any Lease Year. Taxes shall not include any corporate franchise, or estate, inheritance or net
income tax, or tax imposed upon any transfer by Landlord of its interest in this Lease or the Building or any taxes to be paid by Tenant pursuant to Article 28.



4.2 Tenant shall pay as additional rent for each Lease Year Tenants Proportionate Share of Expenses and Taxes incurred for such Lease Year.



4.3 The annual determination of Expenses shall be made by
Landlord and shall be binding upon Landlord and Tenant, subject to the provisions of this Section 4.3. During the Term, Tenant may review, at Tenants sole cost and expense, the books and records supporting such determination in an office of
Landlord, or Landlords agent, during normal business hours, upon giving Landlord five (5) days advance written notice within sixty (60) days after receipt of such determination, but in no event more often than once in any one (1) year period,
subject to execution of a confidentiality agreement acceptable to Landlord, and provided that if Tenant utilizes an independent accountant to perform such review it shall be one of national standing which is reasonably acceptable to Landlord and is
also subject to such confidentiality agreement. If Tenant fails to object to Landlords determination of Expenses within one hundred eighty (180) days after receipt, or if any such objection fails to state with specificity the reason for the
objection, Tenant shall be deemed to have approved such determination and shall have no further right to object to or contest such determination. In the event that during all or any portion of any Lease Year or Base Year, the Building is not fully
rented and occupied Landlord shall make an appropriate adjustment in occupancy-related Expenses for such year for the purpose of avoiding distortion of the amount of such Expenses to be attributed to Tenant by reason of variation in total occupancy
of the Building, by employing consistent and sound accounting and management principles to determine Expenses that would have been paid or incurred by Landlord had the Building been at least ninety-five percent (95%) rented and occupied, and the
amount so determined shall be deemed to have been Expenses for such Lease Year.



3



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4.4 Prior to the actual determination thereof for a Lease Year, Landlord may from time to time estimate
Tenants liability for Expenses and/or Taxes under Section 4.2, Article 6 and Article 28 for the Lease Year or portion thereof. Landlord will give Tenant written notification of the amount of such estimate and Tenant agrees that it will pay by
increase of its Monthly Installments of Rent due in such Lease Year, additional rent in the amount of such estimate. Any such increased rate of Monthly Installments of Rent pursuant to this Section 4.4 shall remain in effect until further written
notification to Tenant pursuant hereto.



4.5 When the above
mentioned actual determination of Tenants liability for Expenses and/or Taxes is made for any Lease Year and when Tenant is so notified in writing, then:



4.5.1 If the total additional rent Tenant actually paid pursuant to Section 4.3 on account of Expenses and/or Taxes for the Lease Year
is less than Tenants liability for Expenses and/or Taxes, then Tenant shall pay such deficiency to Landlord as additional rent in one lump sum within thirty (30) days of receipt of Landlords bill therefor; and



4.5.2 If the total additional rent Tenant actually paid
pursuant to Section 4.3 on account of Expenses and/or Taxes for the Lease Year is more than Tenants liability for Expenses and/or Taxes, then Landlord shall credit the difference against the then next due payments to be made by Tenant under
this Article 4, or, if the Lease has terminated, refund the difference in cash within thirty (30) days of such determination.



4.6 If the Commencement Date is other than January 1 or if the Termination Date is other than December 31, Tenants liability for Expenses and Taxes
for the Lease Year in which said Date occurs shall be prorated based upon a three hundred sixty-five (365) day year.



5. SECURITY DEPOSIT. Tenant shall deposit the Security Deposit with Landlord upon the execution of this Lease. Said sum shall be held by Landlord as security for
the faithful performance by Tenant of all the terms, covenants and conditions of this Lease to be kept and performed by Tenant and not as an advance rental deposit or as a measure of Landlords damage in case of Tenants default. If Tenant
defaults with respect to any provision of this Lease, Landlord may use any part of the Security Deposit for the payment of any rent or any other sum in default, or for the payment of any amount which Landlord may spend or become obligated to spend
by reason of Tenants default, or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenants default. If any portion is so used, Tenant shall within five (5) days after written demand therefor,
deposit with Landlord an amount sufficient to restore the Security Deposit to its original amount and Tenants failure to do so shall be a material breach of this Lease. Except to such extent, if any, as shall be required by law, Landlord shall
not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on such deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the
Security Deposit or any balance thereof shall be returned to Tenant at such time after termination of this Lease when Landlord shall have determined that all of Tenants obligations under this Lease have been fulfilled. Notwithstanding anything
to the contrary contained herein or in Article 23 hereof, Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, or any similar or successor Regulations or other laws now or hereinafter in effect.



6. ALTERATIONS.



6.1 Except for those, if any, specifically provided for in Exhibit B to this Lease, Tenant shall not make or suffer
to be made any alterations, additions, or improvements, including, but not limited to, the attachment of any fixtures or equipment in, on, or to the Premises or any part thereof or the making of any improvements as required by Article 7, without the
prior written consent of Landlord. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. Landlords consent shall not be unreasonably
withheld with respect to alterations which (i) are not structural in nature, (ii) are not visible from the exterior of the Building, (iii) do not affect or require modification of the Buildings electrical, mechanical, plumbing, HVAC or other
systems, and (iv) in aggregate do not cost more than $5_00 per rentable square foot of that portion of the Premises affected by the alterations in question.



6.2 In the event Landlord consents to the making of any such alteration, addition or improvement by Tenant, the same shall be made by using either
Landlords contractor or a contractor reasonably approved by Landlord, in either event at Tenants sole cost and expense. If Tenant shall employ any contractor other than Landlords contractor and such other contractor or any
subcontractor of such other contractor shall employ any non-union labor or supplier, Tenant shall be responsible for and hold Landlord harmless from any and all delays, damages and extra costs suffered by Landlord as a result of any dispute with any
labor unions concerning the wage, hours, terms or conditions of the employment of any such labor.



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In any event Landlord may charge Tenant a construction management fee not to exceed five percent (5%) of the cost of such work to cover its overhead as it
relates to such proposed work, plus reasonable out-of-pocket third-party costs actually incurred by Landlord in connection with the proposed work and the design thereof, with all such amounts being due thirty (30) days after Landlords demand.



6.3 All alterations, additions or improvements proposed by
Tenant shall be constructed in accordance with all government laws, ordinances, rules and regulations, using Building standard materials where applicable, and Tenant shall, prior to construction, provide the additional insurance required under
Article 11 in such case, and also all such assurances to Landlord as Landlord shall reasonably require to assure payment of the costs thereof, including but not limited to, notices of non-responsibility and waivers of lien to protect Landlord and
the Building and appurtenant land against any loss from any mechanics, materialmens or other liens. Tenant shall pay in addition to any sums due pursuant to Article 4, any increase in real estate taxes attributable to any such
alteration, addition or improvement for so long, during the Term, as such increase is ascertainable; at Landlords election said sums shall be paid in the same way as sums due under Article 4.



7. REPAIR.



7.1 Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises, except as
specified in Exhibit B if attached to this Lease and except that Landlord shall repair and maintain the common areas of the Building and all Building systems not within the Premises and the structural portions of the roof, foundation and
walls of the Building. Landlord shall keep all such areas in compliance with applicable law to the extent necessary so that any violation of law shall not affect Tenants right or ability to operate from the Premises. By taking possession of
the Premises, Tenant accepts them as being in good order, condition and repair and in the condition in which Landlord is obligated to deliver them, except as set forth in the punch list to be delivered pursuant to Section 2.1. It is hereby
understood and agreed that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant, except as specifically set forth in this Lease. Landlord shall not be liable for any failure to make any
repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need of such repairs or maintenance is given to Landlord by Tenant.



7.2 Tenant shall at its own cost and expense keep and maintain all parts of
the non-structural portions of the Premises and such portion of the Building and improvements as are within the exclusive control of Tenant in good condition, promptly making all necessary repairs and replacements, whether ordinary or extraordinary,
with materials and workmanship of the same character, kind and quality as the original (including, but not limited to, repair and replacement of all fixtures installed by Tenant, water heaters serving the Premises, windows, glass and plate glass,
doors, exterior stairs, skylights, any special office entries, interior walls and finish work, floors and floor coverings, electrical systems and fixtures, sprinkler systems, dock boards, truck doors, dock bumpers, plumbing work and fixtures, and
performance of regular removal of trash and debris). Tenant as part of its obligations hereunder shall keep the Premises in a clean and sanitary condition. Tenant will, as far as possible keep all such parts of the Premises from deterioration due to
ordinary wear and from falling temporarily out of repair, and upon termination of this Lease in any way Tenant will yield up the Premises to Landlord in good condition and repair, ordinary wear and tear and loss by fire or other casualty excepted
(but not excepting any damage to glass). Tenant shall, at its own cost and expense, repair any damage to the Premises or the Building resulting from and/or caused in whole or in part by the negligence or misconduct of Tenant, its agents, employees,
contractors, invitees, or any other person entering upon the Premises as a result of Tenants business activities or caused by Tenants default hereunder.



7.3 Except as provided in Article 22 and except to the extent caused by Landlords gross negligence, intentional
misconduct or breach of this Lease, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenants business arising from the making of any repairs, alterations or improvements in or to
any portion of the Building or the Premises or to fixtures, appurtenances and equipment in the Building. Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Code of
Civil Procedure, or any similar or successor Regulations or other laws now or hereinafter in effect.



7.4 Tenant shall, at its own cost and expense, enter into a regularly scheduled preventive maintenance/service contract with a maintenance contractor
approved by Landlord for servicing all heating and air conditioning systems and equipment serving the Premises (and a copy thereof shall be furnished to Landlord). The service contract must include all services suggested by the equipment
manufacturer in the operation/maintenance manual and must become effective within thirty (30) days of the date Tenant takes possession of the Premises. Should Tenant fail to do so, Landlord may, upon notice to Tenant, enter into such a maintenance/
service contract on behalf of Tenant or perform the work and in either case, charge Tenant the cost thereof along with a reasonable amount for Landlords overhead.



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7.5 Landlord shall coordinate any repairs and other maintenance of any railroad tracks serving the
Building and, if Tenant uses such rail tracks, Tenant shall reimburse Landlord or the railroad company from time to time upon demand, as additional rent, for its share of the costs of such repair and maintenance and for any other sums specified in
any agreement to which Landlord or Tenant is a party respecting such tracks, such costs to be borne proportionately by all tenants in the Building using such rail tracks, based upon the actual number of rail cars shipped and received by such tenant
during each calendar year during the Term.



8. LIENS. Tenant shall keep
the Premises, the Building and appurtenant land and Tenants leasehold interest in the Premises free from any liens arising out of any services work or materials performed, furnished, or contracted for by Tenant, or obligations incurred by
Tenant. In the event that Tenant fails, within thirty (30) days following the imposition of any such lien, to either cause the same to be released of record or provide Landlord with insurance against the same issued by a major title insurance
company or such other protection against the same as Landlord shall accept (such failure to constitute an Event of Default), Landlord shall have the right to cause the same to be released by such means as it shall deem proper including payment of
the claim giving rise to such lien. All such sums paid by Landlord and all expenses incurred by it in connection therewith shall be payable to it by Tenant within thirty (30) days after Landlords demand .



9. ASSIGNMENT AND SUBLETTING.



9.1 Tenant shall not have the right to assign or pledge this Lease or to
sublet the whole or any part of the Premises whether voluntarily or by operation of law, or permit the use or occupancy of the Premises by anyone other than Tenant, and shall not make, suffer or permit such assignment, subleasing or occupancy
without the prior written consent of Landlord, such consent not to be unreasonably withheld, and said restrictions shall be binding upon any and all assignees of the Lease and subtenants of the Premises. In the event Tenant desires to sublet, or
permit such occupancy of, the Premises, or any portion thereof, or assign this Lease, Tenant shall give written notice thereof to Landlord at least sixty (60) days but no more than one hundred twenty (120) days prior to the proposed commencement
date of such subletting or assignment, which notice shall set forth the name of the proposed subtenant or assignee, the relevant terms of any sublease or assignment and copies of financial reports and other relevant financial information of the
proposed subtenant or assignee.



9.2 Notwithstanding any
assignment or subletting, permitted or otherwise, Tenant shall at all times remain directly, primarily and fully responsible and liable for the payment of the rent specified in this Lease and for compliance with all of its other obligations under
the terms, provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them are then assigned or sublet, Landlord, in addition to any other remedies provided in this Lease or provided by law,
may, at its option, collect directly from such assignee or subtenant all rents due and becoming due to Tenant under such assignment or sublease and apply such rent against any sums due to Landlord from Tenant under this Lease, and no such collection
shall be construed to constitute a novation or release of Tenant from the further performance of Tenants obligations under this Lease.



9.3 In addition to Landlords right to approve of any subtenant or assignee, Landlord shall have the option, in its sole discretion, in the event of
any proposed subletting or assignment, to terminate this Lease, or in the case of a proposed subletting of less than the entire Premises, to recapture the portion of the Premises to be sublet, as of the date the subletting or assignment is to be
effective. The option shall be exercised, if at all, by Landlord giving Tenant written notice given by Landlord to Tenant within thirty (30) days following Landlords receipt of Tenants written notice as required above. However, if Tenant
notifies Landlord, within thirty (30) days after receipt of Landlords termination notice, that Tenant is rescinding its proposed assignment or sublease, the termination notice shall be void and the Lease shall continue in full force and
effect. If this Lease shall be terminated with respect to the entire Premises pursuant to this Section, the Term of this Lease shall end on the date stated in Tenants notice as the effective date of the sublease or assignment as if that date
had been originally fixed in this Lease for the expiration of the Term. If Landlord recaptures under this Section only a portion of the Premises, the rent to be paid from time to time curing the unexpired Term shall abate proportionately based on
the proportion by which the approximate square footage of the remaining portion of the Premises shall be less than that of the Premises as of the date immediately prior to such recapture. Tenant shall, at Tenants own cost and expense,
discharge in full any outstanding commission obligation which may be due and owing as a result of any proposed assignment or subletting, whether or not the Premises are recaptured pursuant to this Section 9.3 and rented by Landlord to the proposed
tenant or any other tenant.



9.4 In the event that Tenant
sells, sublets, assigns or transfers this Lease, Tenant shall pay to Landlord as additional rent an amount equal to one hundred percent (100%) of any Increased Rent (as defined below), less the Costs Component (as defined below), when and as such
Increased Rent is received by Tenant. As used in this Section, Increased Rent shall mean the excess of (i) all rent and other consideration which Tenant is entitled to receive by reason of any



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sublease, assignment or other transfer of this Lease, over (ii) the rent otherwise payable by Tenant under this Lease at such time. For purposes of the
foregoing, any consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in good faith. The Costs Component is that amount which, if paid monthly, would fully amortize on
a straight-line basis, over the entire period for which Tenant is to receive Increased Rent, the reasonable costs incurred by Tenant for leasing commissions and tenant improvements in connection with such sublease, assignment or other transfer.



9.5 Notwithstanding any other provision hereof, it shall be
considered reasonable for Landlord to withhold its consent to any assignment of this Lease or sublease of any portion of the Premises if at the time of either Tenants notice of the proposed assignment or sublease or the proposed commencement
date thereof, there shall exist any uncured default of Tenant or matter which will become a default of Tenant with passage of time unless cured, or if the proposed assignee or sublessee is an entity: (a) with which Landlord is already in
negotiation; (b) is already an occupant of the Building unless Landlord is unable to provide the amount of space required by such occupant; (c) is a governmental agency; (d) is incompatible with the character of occupancy of the Building; (e) with
which the payment for the sublease or assignment is determined in whole or in part based upon its net income or profits; or (f) would subject the Premises to a use which would: (i) involve increased personnel or wear upon the Building; (ii) violate
any exclusive right granted to another tenant of the Building; (iii) require any addition to or modification of the Premises or the Building in order to comply with building code or other governmental requirements; or, (iv) involve a violation of
Section 1.2. Tenant expressly agrees that for the purposes of any statutory or other requirement of reasonableness on the part of Landlord, Landlords refusal to consent to any assignment or sublease for any of the reasons described in this
Section 9.5, shall be conclusively deemed to be reasonable.



9.6 Upon any request to assign or sublet, Tenant will pay to Landlord the Assignment/Subletting Fee plus, on demand, a sum equal to all of Landlords costs, including reasonable attorneys fees, in an amount not to exceed $3,000,
incurred in investigating and considering any proposed or purported assignment or pledge of this Lease or sublease of any of the Premises, regardless of whether Landlord shall consent to, refuse consent, or determine that Landlords consent is
not required for, such assignment, pledge or sublease. Any purported sale, assignment, mortgage, transfer of this Lease or subletting which does not comply with the provisions of this Article 9 shall be void.



9.7 Notwithstanding the foregoing provisions of this Article 9 to the
contrary, Tenant shall be permitted to assign this Lease; or sublet all or a portion of the Premises, to a successor corporation of Tenant resulting from a merger or consolidation or to an Affiliate of Tenant or Verizon Communications, Inc. or to an
entity that purchases all or a substantial portion of Tenants assets, without the prior consent of Landlord and without the operation of Sections 9.3, 9.4 or 9.5, if all of the following conditions are first satisfied:



9.7.1 Tenant shall not then be in default under this Lease
beyond the expiration of all applicable notice and cure periods;



9.7.2 a fully executed copy of such assignment for sublease, the assumption of this Lease by the assignee or acceptance of the sublease by the sublessee, and such other information regarding the assignment or sublease
as Landlord may reasonably request, shall have been delivered to Landlord, within forty-five (45) days after the effective date of the transfer;



9.7.3 the Premises shall continue to be operated solely for the use specified in Article 1 o_ other use acceptable to Landlord in its sole
discretion; and,



9.7.4 in the case of a
merger or consolidation, the successor corporation is of a financial condition reasonably comparable to that of Tenant.



Tenant acknowledges (and, at Landlords request, at the time of such assignment or subletting shall confirm) that in each instance Tenant shall remain liable for
performance of the terms and conditions of the Lease despite such assignment or subletting. As used herein the term Affiliate shall mean an entity which (i) directly or indirectly controls Tenant or (ii) is under the direct or indirect
control of Tenant or (iii) is under common direct or indirect control with Tenant. Control shall mean ownership of fifty-one percent (51%) or more of the voting securities or rights of the controlled entity.



10. INDEMNIFICATION. None of the Landlord Entities shall be liable and Tenant hereby
waives all claims against them for any damage to any property or any injury to any person in or about the Premises or the Building by o_ from any cause whatsoever (including without limiting the foregoing, rain or water leakage of any character from
the roof, windows, walls, basement, pipes, plumbing works or appliances, the Building not being in good condition or repair, gas, fire, oil,



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electricity or theft), except to the extent caused by or arising from the gross negligence, willful misconduct or breach of this Lease by Landlord or its
agents, employees or contractors. Except to the extent caused by the negligence, intentional misconduct or breach of this Lease by any Landlord Entity, Tenant shall protect, indemnify and hold the Landlord Entities harmless from and against any and
all loss, claims, liability or costs (including court costs and reasonable attorneys fees) incurred by reason of (a) any damage to any property (including but not limited to property of any Landlord Entity) or any injury (including but not
limited to death) to any person occurring in, on or about the Premises or the Building to the extent that such injury or damage shall be caused by or arise from any actual or alleged act, neglect, fault, or omission by or of Tenant or any Tenant
Entity; (b) the conduct or management of any work or thing whatsoever done by the Tenant in or about the Premises or from transactions of the Tenant concerning the Premises; or (c) any breach or default on the part of Tenant in the performance of
any covenant or agreement on the part of the Tenant to be performed pursuant to this Lease. Landlord shall protect, indemnify and hold the Tenant Entities harmless from any and against any and all loss, claims, liability or costs (including court
costs and reasonable attorneys fees) incurred by reason of a default on the part of Landlord in the performance of any covenant or agreement on the part of Landlord to be performed pursuant to this Lease. The provisions of this Article shall
survive the termination of this Lease with respect to any claims or liability accruing prior to such termination.



11. INSURANCE.



11.1 Tenant shall keep in force throughout the Term: (a) a Commercial General Liability insurance policy or policies to protect the Landlord Entities
against any liability to the public or to any invitee of Tenant or a Landlord Entity incidental to the use of or resulting from any accident occurring in or upon the Premises with a limit of not less than $1,000,000 per occurrence and not less than
$2,000,000 in the annual aggregate, or such larger amount as Landlord may prudently require from time to time from all tenants in the Building, covering bodily injury and property damage liability and $1,000,000 products/completed operations
aggregate; (b) Business Auto Liability covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000 per accident; (c) insurance protecting against liability under Workers Compensation Laws with limits at least as
required by statute; (d) Employers Liability with limits of $1,000,000 each accident, $1,000,000 disease policy limit, $1,000,000 diseaseeach employee; (e) All Risk or Special Form coverage protecting Tenant against loss of or damage to
Tenants alterations, additions, improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other business personal property situated in or about the Premises to the full replacement value of the property so
insured, (f) Business Interruption Insurance for 100% of the 12 months actual loss sustained, and (g) Excess Liability in the amount of $5,000,000.



11.2 The aforesaid policies shall (a) be provided at Tenants expense; (b) name the Landlord Entities as additional insureds (General Liability) and
loss payee (PropertySpecial Form); (c) be issued by an insurance company with a minimum Bests rating of A-:VII during the Term; and (d) provide that said insurance shall not be canceled unless thirty (30) days prior written
notice (ten days for non-payment of premium) shall have been given to Landlord; a certificate of Liability insurance on Accord Form 25 and a certificate of Property insurance on Accord Form 27 shall be delivered to Landlord by Tenant upon the
Commencement Date and at least ten (10) days prior to each renewal of said insurance.



11.3 Whenever Tenant shall undertake any alterations, additions or improvements in, to or about the Premises (Work) the aforesaid insurance protection must extend to and include injuries to persons and
damage to property arising in connection with such Work, without limitation including liability under any applicable structural work act, and such other insurance as Landlord shall require; and the policies of or certificates evidencing such
insurance must be delivered to Landlord prior to the commencement of any such Work.



11.4 Landlord agrees to purchase and to keep in force during the Term: (a) property insurance against loss by fire and other hazards covered by the so-called all risk form of policy covering the Building
in an amount equal to the full replacement value thereof; and (b) a comprehensive public liability insurance policy to protect against any liability to the public incident to the use of or resulting from an accident occurring in or upon the Building
with a comprehensive single limit of not less than $2,000,000. Said policy or policies shall be issued by an insurance company which is licensed to do business in the State of California and has a Bests rating of not less than A-:VII.



11.5 Self-insurance is permitted as to any of the
above-described policies to the extent permitted by law, as long as the conditions of this Section 11.5 are met. Coverage through self-insurance means that Tenant would be responsible for any amount it elects to self-insure as though it were the
insurer under the applicable policy specified above.



11.5.1 Self-insurance with respect to liability insurance is permitted only so long as Tenant has a current net worth of not less than $100,000,000. If at any time Tenant does not have such net worth, it must obtain liability insurance



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as required under Section 11.1. If Tenant elects to self-insure, Tenant shall provide audited financial statements to Landlord annually to establish that
such net worth requirement is satisfied.



11.5.2 Tenant shall provide evidence of catastrophic coverage, being liability insurance coverage over and above the liability amount, if any, which Tenant elects to self-insure, through so-called excess liability or
umbrella liability coverage. The provisions of this Article 11 apply to such catastrophic coverage.



12. WAIVER OF SUBROGATION. So long as their respective insurers so permit, Tenant and Landlord hereby mutually waive their respective rights of recovery against
each other for any loss insured by fire, extended coverage, All Risks or other insurance now or hereafter existing for the benefit of the respective party but only to the extent of the net insurance proceeds payable under such policies. Each party
shall obtain any special endorsements required by their insurer to evidence compliance with the aforementioned waiver.



13. SERVICES AND UTILITIES. Tenant shall pay for all water, gas, heat, light, power, telephone, sewer, sprinkler system charges and other utilities and services
used on or from the Premises, together with any taxes, penalties, and surcharges or the like pertaining thereto and any maintenance charges for utilities. Tenant shall furnish all electric light bulbs, tubes and ballasts, battery packs for emergency
lighting and fire extinguishers. If any such services are not separately metered to Tenant, Tenant shall pay such proportion of all charges jointly metered with other premises as determined by Landlord, in its sole discretion, to be reasonable. Any
such charges paid by Landlord and assessed against Tenant shall be immediately payable to Landlord on demand and shall be additional rent hereunder. Tenant will not, without the written consent of Landlord, contract with a utility provider to
service the Premises with any utility, including, but not limited to, telecommunications, electricity, water, sewer or gas, which is not previously providing such service to other tenants in the Building. Landlord shall in no event be liable for any
interruption or failure of utility services on or to the Premises, except to the extent caused by Landlords gross negligence, intentional misconduct or breach of this Lease.



14. HOLDING OVER. Tenant shall pay Landlord for each day Tenant retains possession of the Premises or part of them after termination
of this Lease by lapse of time or otherwise at the rate (Holdover Rate) which shall be One Hundred Fifty Percent (150%) of the amount of the Annual Rent for the last period prior to the date of such termination plus all Rent Adjustments
under Article 4, prorated on a daily basis, and also pay all actual, direct damages sustained by Landlord by reason of such retention, but in no event any consequential, punitive or special damages. If Landlord gives notice to Tenant of
Landlords election to such effect, such holding over shall constitute renewal of this Lease for a period from month to month at the Holdover Rate, but if the Landlord does not so elect, no such renewal shall result notwithstanding acceptance
by Landlord of any sums due hereunder after such termination; and instead, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 14 shall be deemed to waive Landlords
right of reentry or any other right under this Lease or at law.



15.
SUBORDINATION. Without the necessity of any additional document being executed by Tenant for the purpose of effecting a subordination, this Lease shall be subject and subordinate at all times to ground or underlying leases and to the lien of
any mortgages or deeds of trust now or hereafter placed on, against or affecting the Building, Landlords interest or estate in the Building, or any ground or underlying lease; provided, however, that if the lessor, mortgagee, trustee, or
holder of any such mortgage or deed of trust elects to have Tenants interest in this Lease be superior to any such instrument, then, by notice to Tenant, this Lease shall be deemed superior, whether this Lease was executed before or after said
instrument. Notwithstanding the foregoing, Tenant covenants and agrees to execute and deliver within thirty (30) days of Landlords request such further instruments evidencing such subordination or superiority of this Lease as may be required
by Landlord. Landlord represents and warrants that, as of the Reference Date, there is no existing mortgage encumbering the Building.



16. RULES AND REGULATIONS. Tenant shall faithfully observe and comply with all the rules and regulations as set forth in Exhibit D to this Lease and all
reasonable and non-discriminatory modifications of and additions to them from time to time put into effect by Landlord. Landlord shall not be responsible to Tenant for the non-performance by any other tenant or occupant of the Building of any such
rules and regulations.



17. REENTRY BY LANDLORD.



Landlord reserves and shall at all times have the right to re-enter the
Premises upon reasonable prior notice to Tenant, to inspect the same, to show said Premises to prospective purchasers, mortgagees or tenants, and to alter, improve or repair the Premises and any portion of the Building, without abatement of rent,
and may for that purpose erect, use and maintain scaffolding, pipes, conduits and other necessary structures and open any wall, ceiling or floor in and through the Building and Premises where reasonably required by the character of the work to be
performed, provided entrance to the



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Premises shall not be blocked thereby, and-further provided that the business of Tenant shall not be interfered with unreasonably. Landlord shall have the
right at any time to change the arrangement and/or locations of enhances, or passageways, doors and doorways, and corridors, windows, elevators, stairs, toilets or other public parts of the Building and to change the name, number or designation by
which the Building is commonly known. In the event that Landlord damages any portion of any wall or wall covering, ceiling, or floor or floor covering within the Premises, Landlord shall repair or replace the damaged portion to match the original as
nearly as commercially reasonable but shall not be required to repair or replace more than the portion actually damaged. Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenants business, any
loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by any action of Landlord authorized by this Article 17, except to the extent caused by Landlords gross negligence, intentional misconduct or breach of this
Lease.



18. DEFAULT.



18.1 Except as otherwise provided in Article 20, the following events shall
be deemed to be Events of Default under this Lease:



18.1.1 Tenant shall fail to pay when due any sum of money becoming due to be paid to Landlord under this Lease, whether-such sum be any installment of the rent reserved by this Lease, any other amount treated as additional rent under this
Lease, or any other payment or reimbursement to Landlord required by this Lease, whether or not treated as additional rent under this Lease, and such failure shall continue for a period of five (5) days after written notice that such payment was not
made when due. The notice required pursuant to this Section 18.1.1 shall replace rather than supplement any statutory notice required under California Code of Civil Procedure Section 1161 or any similar or successor statute.



18.1.2 Tenant shall fail to comply with any term, provision
or covenant of this Lease which is not provided for in another Section of this Article and shall not cure such failure within twenty (20) days (forthwith, if the failure involves a hazardous condition) after written notice of such failure to Tenant
provided, however, that such failure shall not be an event of default if such failure could not reasonably be cured during such twenty (20) day period, Tenant has commenced the cure within such twenty (20) day period and thereafter is diligently
pursuing such cure to completion, but the total aggregate cure period shall not exceed ninety (90) days.



18.1.3 Tenant shall fail to vacate the Premises immediately upon termination of this Lease, by lapse of time or otherwise, or upon
termination of Tenants right to possession only.



18.1.4 Tenant shall become insolvent, admit in writing its inability to pay its debts generally as they become due, file a petition in bankruptcy or a petition to take advantage of any insolvency statute, make an assignment for the benefit
of creditors, make a transfer in fraud of creditors, apply for or consent to the appointment of a receiver of itself or of the whole or any substantial part of its property, or file a petition or answer seeking reorganization or arrangement under
the federal bankruptcy laws, as now in effect or hereafter amended, or any other applicable law or statute of the United States or any state thereof.



18.1.5 A court of competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a receiver
of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the United States, as now in
effect or hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within sixty (60) days from the date of entry thereof.



18.2 Landlord shall not be deemed in default of this Lease unless Landlord fails within thirty (30) days of Tenants
notice to perform an obligation required to be performed by Landlord; provided, however, that if the nature of Landlords obligation is such that more than thirty (30) days after such notice are reasonably required for its performance, then
Landlord shall not be in default of this Lease if performance is commenced within such thirty (30) day period and thereafter diligently pursued to completion.



19. REMEDIES.



19.1 Upon the occurrence of any Event or Events of Default under this Lease, whether enumerated in Article 18 or not, Landlord shall have the option to
pursue any one or more of the following remedies without any notice (except as expressly prescribed herein) or demand whatsoever (and without limiting the generality of the foregoing, Tenant hereby



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specifically waives notice and demand for payment of rent or other obligations and waives any and all other notices or demand requirements imposed by
applicable law):



19.1.1 Terminate this Lease
and Tenants right to possession of the Premises and recover from Tenant an award of damages equal to the sum of the following:



19.1.1.1 The Worth at the Time of Award of the unpaid rent which had been earned at the time of termination;



19.1.1.2 The Worth at the Time of 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 rent loss that Tenant affirmatively proves could have been reasonably avoided;



19.1.1.3 The Worth at the Time of Award of the amount by
which the unpaid rent for the balance of the Term after the time of award exceeds the amount of such rent loss that Tenant affirmatively proves could be reasonably avoided;



19.1.1.4 Any other amount necessary to compensate Landlord for all the detriment either proximately caused
by Tenants failure to perform Tenants obligations under this Lease or which in the ordinary course of things would be likely to result therefrom; and



19.1.1.5 All such other amounts in addition to or in lieu of the foregoing as may be permitted from time to
time under applicable law.



The Worth at the Time of Award of the
amounts referred to in parts 19.1.1.1 and 19.1.1.2 above, shall be computed by allowing interest at the lesser of a per annum rate equal to: (i) the greatest per annum rate of interest permitted from time to time under applicable law, or (ii) the
Prime Rate plus 5%. For purposes hereof, the Prime Rate shall be the per annum interest rate publicly announced as its prime or base rate by a federally insured bank selected by Landlord in the State of California. The Worth at the
Time of Award of the amount referred to in part 19.1.1.3, above, shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%;



19.1.2 Employ the remedy described in California Civil Code
§ 1951.4 (Landlord may continue this Lease in effect after Tenants breach and abandonment and recover rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations); or



19.1.3 Notwithstanding Landlords exercise of the
remedy described in California Civil Code § 1951.4 in respect of an Event or Events of Default, at such time thereafter as Landlord may elect in writing, to terminate this Lease and Tenants right to possession of the Premises and recover
an award of damages as provided above in Section 19.1.1.



19.2
The subsequent acceptance of rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular rent so accepted,
regardless of Landlords knowledge of such preceding breach at the time of acceptance of such rent. No waiver by Landlord of any breach hereof shall be effective unless such waiver is in writing and signed by landlord.



19.3 TENANT HEREBY WAIVES ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF
THE CIVIL CODE OF CALIFORNIA AND BY SECTIONS 1174 (c) AND 1179 OF THE CODE OF CIVIL PROCEDURE OF CALIFORNIA AND ANY AND ALL OTHER REGULATIONS AND RULES OF LAW FROM TIME TO TIME IN EFFECT DURING THE TERM PROVIDING THAT TENANT SHALL HAVE ANY RIGHT TO
REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS TERMINATION BY REASON OF TENANTS BREACH. TENANT ALSO HEREBY WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR RELATING TO THIS
LEASE.



19.4 No right or remedy herein conferred upon or
reserved to Landlord is intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing by agreement, applicable
law or in equity. In addition to other remedies provided in this Lease, Landlord shall be entitled, to the extent permitted by applicable law, to injunctive relief, or to a decree compelling performance of any of the covenants, agreements,
conditions or provisions of this Lease, or to any other remedy allowed to



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Landlord at law or in equity. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an Event of Default shall not be deemed or
construed to constitute a waiver of such Default.



19.5 This
Article 19 shall be enforceable to the maximum extent such enforcement is not prohibited by- applicable law, and the unenforceability of any portion thereof shall not thereby render unenforceable any other portion.



19.6 If more than one (1) Event of Default occurs during the Term or any
renewal thereof, Tenants renewal options, expansion options, purchase options and rights of first offer and/or refusal, if any are provided for in this Lease, shall be null and void.



20. TENANTS BANKRUPTCY OR INSOLVENCY.



20.1 If at any time and for so long as Tenant shall be subjected to the
provisions of the United States Bankruptcy Code or other law of the United States or any state thereof for the protection of debtors as in effect at such time (each a Debtors Law):



20.1.1 Tenant, Tenant as debtor-in-possession, and any
trustee or receiver of Tenants assets (each a Tenants Representative) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than accorded to Tenant in
Article 9, except to the extent Landlord shall be required to permit such assumption, assignment or sublease by the provisions of such Debtors Law. Without limitation of the generality of the foregoing, any right of any Tenants
Representative to assume or assign this Lease or to sublease any of the Premises shall be subject to the conditions that:



20.1.1.1 Such Debtors Law, shall provide to Tenants Representative a right of assumption of this Lease which Tenants
Representative shall have timely exercised and Tenants Representative shall have fully cured any default of Tenant under this Lease.



20.1.1.2 Tenants Representative or the proposed assignee, as the case shall be, shall have deposited with Landlord as security for
the timely payment of rent an amount equal to the larger of: (a) three (3) months rent and other monetary charges accruing under this Lease; and (b) any sum specified in Article 5; and shall have provided Landlord with adequate other assurance
of the future performance of the obligations of the Tenant under this Lease. Without limitation, such assurances shall include, at least, in the case of assumption of this Lease, demonstration to the satisfaction of the Landlord that Tenants
Representative has and will continue to have sufficient unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that Tenants Representative will have sufficient funds to fulfill the
obligations of Tenant under this Lease; and, in the case of assignment, submission of current financial statements of the proposed assignee, audited by an independent certified public accountant reasonably acceptable to Landlord and showing a net
worth and working capital in amounts determined by Landlord to be sufficient to assure the future performance by such assignee of all of the Tenants obligations under this Lease.



20.1.1.3 The assumption or any contemplated assignment of this Lease or subleasing any part of the Premises,
as shall be the case, will not breach any provision in any other lease, mortgage, financing agreement or other agreement by which Landlord is bound.



20.1.1.4 Landlord shall have, or would have had absent the Debtors Law, no right under Article 9 to refuse consent to the proposed
assignment or sublease by reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the Premises concerned.



21. QUIET ENJOYMENT. Landlord represents and warrants mat it has full right and authority to enter into this Lease and that Tenant, while paying the rental
and performing its other covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises for the Term without hindrance or molestation from Landlord subject to the terms and provisions of this Lease.
Landlord shall not be liable for any interference or disturbance by other tenants or third persons, nor shall Tenant be released from any of the obligations of this Lease because of such interference or disturbance.



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22. CASUALTY



22.1 In the event the Premises or the Building are damaged by fire or other cause and in Landlords reasonable estimation such damage can be
materially restored within one hundred eighty (180) days, Landlord shall forthwith repair the same and this Lease shall remain in full force and effect, except that Tenant shall be entitled to a proportionate abatement in rent from the date of such
damage. Such abatement of rent shall be made pro rata in accordance with the extent to which the damage and the making of such repairs shall interfere with the use and occupancy by Tenant of the Premises from time to time. Within forty-five (45)
days from the date of such damage, Landlord shall notify Tenant, in writing, of landlords reasonable estimation of the length of time within which material restoration can be made, and Landlords determination shall be binding on Tenant.
For purposes of this Lease, the Building or Premises shall be deemed materially restored if they are in such condition as would not prevent or materially interfere with Tenants use of the Premises for the purpose for which it was
being used immediately before such damage.



22.2 If such
repairs cannot, in Landlords reasonable estimation, be made within one hundred eighty (180) days, Landlord and Tenant shall each have the option of giving the other, at any time within ninety (90) days after such damage, notice terminating
this Lease as of the date of such damage. In the event of the giving of such notice, this Lease shall expire and all interest of the Tenant in the Premises shall terminate as of the date of such damage as if such date had been originally fixed
in this Lease for the expiration of the Term. In the event that neither Landlord nor Tenant exercises its option to terminate this Lease, then Landlord shall repair or restore such damage, this Lease continuing in full force and effect, and the rent
hereunder shall be proportionately abated as provided in Section 22.1.



22.3 Landlord shall not be required to repair or replace any damage or loss by or from fire or other cause to any panelings, decorations, partitions, additions, railings, ceilings, floor coverings, office fixtures or any other property or
improvements installed on the Premises by, or belonging to, Tenant. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or Premises shall be for the sole benefit of the party carrying such insurance and
under its sole control.



22.4 In the event that Landlord should
fail to complete such repairs and material restoration within sixty (60) days after the date estimated by Landlord therefor as extended by this Section 22.4, Tenant may at its option and as its sole remedy terminate this Lease by delivering written
notice to Landlord, within fifteen (15) days after the expiration of said period of time, whereupon the Lease shall end on the date of such notice or such later date fixed in such notice as if the date of such notice was the date originally fixed in
this Lease for the expiration of the Term; provided, however, that if construction is delayed because of changes, deletions or additions in construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor
shortages, government regulation or control or other causes beyond the reasonable control of Landlord, the period for restoration, repair or rebuilding shall be extended for the amount of time Landlord is so delayed.



22.5 Notwithstanding anything to the contrary contained in this Article: (a)
Landlord shall not have any obligation whatsoever to repair, reconstruct, or restore the Premises when the damages resulting from any casualty covered by the provisions of this Article 22 occur during the last twelve (12) months of the Term or any
extension thereof, but if Landlord determines not to repair such damages Landlord shall notify Tenant and if such damages shall render any material portion of the Premises untenantable Tenant shall have the right to terminate this Lease by notice to
Landlord within fifteen (15) days after receipt of Landlords notice; and (b) in the event the holder of any indebtedness secured by a mortgage or deed of trust covering the Premises or Building requires that any insurance proceeds be applied
to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within fifteen (15) days after such requirement is made by any such holder, whereupon this Lease shall end on the
date of such damage as if the date of such damage were the date originally fixed in this Lease for the expiration of the Term.



22.6 In the event of any damage or destruction to the Building or Premises by any peril covered by the provisions of this Article 22, it shall be
Tenants responsibility to properly secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and expense, such portion of all of the property belonging to Tenant or its licensees from such portion or all of the
Building or Premises as Landlord shall request.



22.7 Tenant
hereby waives any and all rights under and benefits of Sections 1932(2) and 1933(4) of the California Civil Code, or any similar or successor Regulations or other laws now or hereinafter in effect.



23. EMINENT DOMAIN. If all or any substantial part of the Premises shall be taken or
appropriated by any public or quasi-public authority under the power of eminent domain, or conveyance in lieu of such appropriation, either party to this



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Lease shall have the right, at its option, of giving the other, at any time within thirty (30) days after such taking, notice terminating this Lease, except
that Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or appropriation shall be so substantial as to materially interfere with Tenants use and occupancy of the Premises. If neither party to this Lease
shall so elect to terminate this Lease, the rental thereafter to be paid shall be adjusted on a fair and equitable basis under the circumstances. In addition to the rights of Landlord above, if any substantial part of the Building shall be taken or
appropriated by any public or quasi-public authority under the power of eminent domain or conveyance in lieu thereof, and regardless of whether the Premises or any part thereof are so taken or appropriated, Landlord shall have the right, at its sole
option, to terminate this Lease. Landlord shall be entitled to any and all income, rent, award, or any interest whatsoever in or upon any such sum, which may be paid or made in connection with any such public or quasi-public use or purpose, and
Tenant hereby assigns to Landlord any interest it may have in or claim to all or any part of such sums, other than any separate award which may be made with respect to Tenants trade fixtures and moving expenses; Tenant shall make no claim for
the value of any unexpired Term. Tenant hereby waives any and all rights under and benefits of Section 1265.130 of the California Code of Civil Procedure, or any similar or successor Regulations or other laws now or hereinafter in effect.



24. SALE BY LANDLORD. In event of a sale or conveyance by Landlord of
the Building where the purchaser assumes the obligations of Landlord under this Lease, the same shall operate to release Landlord from any future liability upon any of the covenants or conditions, expressed or implied, contained in this Lease in
favor of Tenant, and in such event Tenant agrees to look solely to the responsibility of the successor in interest of Landlord in and to this Lease. Except as set forth in this Article 24, this Lease shall not be affected by any such sale and Tenant
agrees to attorn to the purchaser or assignee. If any security has been given by Tenant to secure the faithful performance of any of the covenants of this Lease, Landlord may transfer or deliver said security, as such, to Landlords successor
in interest and thereupon Landlord shall be discharged from any further liability with regard to said security.



25. ESTOPPEL CERTIFICATES. Within twenty (20) days following any written request which Landlord may make from time to time, Tenant shall execute and deliver to
Landlord or mortgagee or prospective mortgagee a sworn statement certifying: (a) the date of commencement of this Lease; (b) the fact that this Lease is unmodified and in full force and effect (or, if there have been modifications to this Lease,
that this lease is in full force and effect, as modified, and stating the date and nature of such modifications); (c) the date to which the rent and other sums payable under this Lease have been paid; (d) the fact that there are no current defaults
under this Lease by either Landlord or Tenant except as specified in Tenants statement; and (e) such other matters as may be requested by Landlord. Landlord and Tenant intend that any statement delivered pursuant to this Article 25 may be
relied upon by any mortgagee, beneficiary or purchaser, and Tenant shall be liable for all loss, cost or expense resulting from the failure of any sale or funding of any loan caused by any material misstatement contained in such estoppel
certificate, but in no event shall Tenant be liable for any consequential, special or punitive damages. Tenant irrevocably agrees that if Tenant fails to execute and deliver such certificate within such twenty (20) day period such certificate as
presented to Tenant shall be fully binding on Tenant without modification.



26.
SURRENDER OF PREMISES.



26.1 Tenant shall arrange to
meet Landlord for two (2) joint inspections of the Premises as set forth in Exhibit E, the first to occur at least thirty (30) days (but no more than sixty (60) days) before the last day of the Term, and the second to occur not later than
forty-eight (48) hours after Tenant has vacated the Premises. In the event of Tenants failure to arrange such joint inspections and/or participate in either such inspection, Landlords inspection at or after Tenants vacating the
Premises shall be conclusively deemed correct for purposes of determining Tenants responsibility for repairs and restoration.



26.2 All alterations, additions, and improvements in, on, or to the Premises made or installed by or for Tenant, including carpeting (collectively,
Alterations), shall be and remain the property of Tenant during the Term. Upon the expiration or sooner termination of the Term, all Alterations shall become a part of the realty and shall belong to Landlord without compensation, and
title shall pass to Landlord under this Lease as by a bill of sale. At the end of the Term or any renewal of the Term or other sooner termination of this Lease, Tenant will peaceably deliver up to Landlord possession of the Premises, together with
all Alterations by whomsoever made, in the same conditions received or first installed, broom clean and free of all debris and in the condition required per Exhibit E, excepting only ordinary wear and tear and damage by fire or other
casualty. Notwithstanding the foregoing, if Landlord elects by notice given to Tenant at least sixty (60) days prior to expiration of the Term, Tenant shall, at Tenants sole cost, remove any Alterations made by Tenant during the term of this
Lease, so designated by Landlords notice, and repair any damage caused by such removal. Tenant must, at Tenants sole cost, remove upon termination of this Lease, any and all of Tenants furniture, furnishings, movable partitions of
less than full height from floor to ceiling and other trade fixtures and personal property (collectively, Personalty). Personalty not so removed shall be deemed abandoned by the Tenant and title to the same shall thereupon pass to
Landlord under this Lease as



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by a bill of sale, but Tenant shall remain responsible for the cost of removal and disposal of such Personalty, as well as any damage caused by such removal.
In lieu of removing any Alterations and Personalty and repairing the Premises as aforesaid, Tenant may, by written notice to Landlord delivered at least sixty (60) days before the Termination Date, pay to Landlord, as additional rent hereunder, the
cost of such removal and repair in an amount reasonably estimated by Landlord.



26.3 All obligations of Tenant under this Lease not fully performed as of the expiration or earlier termination of the Term shall survive the expiration or earlier termination of the Term. Upon the expiration or
earlier termination of the Term, Tenant shall pay to Landlord the amount, as estimated by Landlord, necessary to repair and restore the Premises as provided in this Lease and/or to discharge Tenants obligation for unpaid amounts due or to
become due to Land lord All such amounts shall be used and held by Landlord for payment of such obligations of Tenant, with Tenant being liable for any additional costs upon demand by Landlord, or with any excess to be returned to Tenant after all
such obligations lave been determined and satisfied. Any otherwise unused Security Deposit shall be credited against the amount payable by Tenant under this Lease.



27. NOTICES. Any notice or document required or permitted to be delivered under this Lease shall be addressed to the intended
recipient, by fully prepaid registered or certified United States Mail return receipt requested, or by reputable independent contract delivery service furnishing a written record of attempted or actual delivery, and shall be deemed to be delivered
when tendered for delivery to the addressee at its address set forth on the Reference Pages, or at such other address as it has then last specified by written notice delivered in accordance with this Article 27, or if to Tenant at either its
aforesaid address or its last known registered office or home of a general partner or individual owner, whether or not actually accepted or received by the addressee. Any such notice or document may also be personally delivered if a receipt is
signed by and received from, the individual, if any, named in Tenants Notice Address.



28. TAXES PAYABLE BY TENANT. In addition to rent and other charges to be paid by Tenant under this Lease, Tenant shall reimburse to Landlord, upon demand, any and all taxes payable by Landlord (other than net
income taxes) whether or not now customary or within the contemplation of the parties to this Lease: (a) upon, allocable to, or measured by or on the gross or net rent payable under this Lease, including without limitation any gross income tax or
excise tax levied by the State, any political subdivision thereof, or the Federal Government with respect to the receipt of such rent; (b) upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use
or occupancy of the Premises or any portion thereof, including any sales, use or service tax imposed as a result thereof; (c) upon or measured by the Tenants gross receipts or payroll or the value of Tenants equipment, furniture,
fixtures and other personal property of Tenant or leasehold improvements, alterations or additions located in the Premises; or (d) upon this transaction or any document to which Tenant is a party creating or transferring any interest of Tenant in
this Lease or the Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency, any and all taxes levied or assessed against Tenant and which become payable during the term hereof upon Tenants equipment, furniture, fixtures
and other personal property of Tenant located in the Premises.



29.
RELOCATION OF TENANT. Landlord, at its sole expense, on at least one hundred eighty (180) days prior written notice, may require Tenant to move from the Premises to other space of comparable size and decor in order to permit Landlord to
consolidate the space leased to Tenant with other adjoining space leased or to be leased to another tenant. In the event of any such relocation, Landlord will pay all expenses of preparing and decorating the new premises so that they will be
substantially similar to the Premises from which Tenant is moving, and Landlord will also pay the expense of moving Tenants furniture and equipment to the relocated premises. In such event this Lease and each and all of the terms and covenants
and conditions hereof shall remain in full force and effect and thereupon be deemed applicable to such new space except that revised Reference Pages and a revised Exhibit A shall become part of this Lease and shall reflect the location of the
new premises.



30. DEFINED TERMS AND HEADINGS. The Article headings
shown in this Lease are for convenience of reference and shall in no way define, increase, limit or describe the scope or intent of any provision of this Lease. Any indemnification or insurance of Landlord shall apply to and inure to the benefit of
all the following Landlord Entities, being Landlord, Landlords investment manager, and the trustees, boards of directors, officers, general partners, beneficiaries, stock holders, employees and agents of each of them. Any option
granted to Landlord shall also include or be exercisable by Landlords trustee, beneficiary, agents and employees, as the case may be. In any case where this Lease is signed by more than one person, the obligations under this Lease shall be
joint and several. The terms Tenant and Landlord or any pronoun used in place thereof shall indicate and include the masculine or feminine, the singular or plural number, individuals firms or corporations, and their and each
of their respective successors, executors, administrators and permitted assigns, according to the context hereof. The term rentable area shall mean the rentable area of the Premises or the Building as calculated by the Landlord on the
basis of the plans and specifications of the Building including a proportionate share of any common areas.



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Tenant hereby accepts and agrees to be bound by the figures for the rentable space footage of the Premises and Tenants Proportionate Share shown on the
Reference Pages; however, Landlord may adjust either or both figures if there is manifest error, addition or subtraction to the Building or any business park or complex of which the Building is a part, remeasurement or other circumstance reasonably
justifying adjustment. The term Building refers to the structure in which the Premises are located and the common areas (parking lots, sidewalks, landscaping, etc.) appurtenant thereto. If the Building is part of a larger complex of
structures, the term Building may include the entire complex, where appropriate (such as shared Expenses or Taxes) and subject to Landlords reasonable discretion.



31. TENANTS AUTHORITY. If Tenant signs as a corporation, partnership, trust or other legal entity each of the persons executing
this Lease on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the Building is located, that the entity has full right and authority to enter into this Lease, and that all persons
signing on behalf of the entity were authorized to do so by appropriate actions.



32. INTENTIONALLY OMITTED.



33. COMMISSIONS. Each of the
parties represents and warrants to the other that it has not dealt with any broker or finder in connection with this Lease, except as described on the Reference Pages.



34. TIME AND APPLICABLE LAW. Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects be
governed by the laws of the state in which the Building is located.



35.
SUCCESSORS AND ASSIGNS. Subject to the provisions of Article 9, the terms, covenants and conditions contained in this Lease shall be binding upon and inure to the benefit of the heirs, successors, executors, administrators and assigns of the
parties to this Lease.



36. ENTIRE AGREEMENT. This Lease, together with
its exhibits, contains all agreements of the parties to this Lease and supersedes any previous negotiations. There have been no representations made by the Landlord or Tenant or any of their representatives or understandings made between the parties
other than those set forth in this Lease and its exhibits. This Lease may not be modified except by a written instrument duly executed by the parties to this Lease.



37. EXAMINATION NOT OPTION. Submission of this Lease shall not be deemed to be a reservation of the Premises. Neither Landlord nor
Tenant shall be bound by this Lease until it has received a copy of this Lease duly executed by the other party and until such delivery Landlord reserves the right to exhibit and lease the Premises to other prospective tenants. Notwithstanding
anything contained in this Lease to the contrary, Landlord may withhold delivery of possession of the Premises from Tenant until such time as Tenant has paid to Landlord any security deposit required by Article 5, the first months rent as set
forth in Article 3 and any sum owed pursuant to this Lease.



38.
RECORDATION. Tenant shall not record or register this Lease or a short form memorandum hereof without the prior written consent of Landlord, and then shall pay all charges and taxes incident such recording or registration.



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39. LIMITATION OF LANDLORDS LIABILITY. Redress for any claim against Landlord under this Lease shall be
limited to and enforceable only against and to the extent of Landlords interest in the Building and any insurance or condemnation proceeds therefrom. The obligations of Landlord under this Lease are not intended to be and shall not be
personally binding on, nor shall any resort be had to the private properties of, any of its or its investment managers trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall
either party be liable to the other hereunder for any lost profits, damage to business, or any form of special, indirect or consequential damages.



|                                                                           |  |                                                                    |  |                                                     |  |                |  |                       
|-------------------------------------------------------------------------- |  | ------------------------------------------------------------------ |  | --------------------------------------------------- |  | -------------- |  | ----------------------
|LANDLORD:                                                                  |  |                                                                    |  | TENANT:                                            
|                                                                           |  |                                                                   
|CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company |  |                                                                    |  | VERIZON MEDIA VENTURES INC., a
Delaware corporation
|                                                                           |  |                                                                    |  |                                                    
|By:                                                                        |  | PGP Partners, Inc., a California corporation, Its Property Manager |  |                                                     |  |                |  |                       
|                                                                           |  |                                                                    |  |                                                    
|By:                                                                        |  | /s/ Kelly Stassel                                                  |  |                                                     |  | By:            |  | /s/ Michael J. Baumann
|                                                                           |  |                                                                    |  |                                                     |  |                |  |                       
|Name: Kelly Stassel                                                        |  |                                                                    |  | Name: Michael J. Baumann                           
|Title: Regional Manager                                                    |  |                                                                    |  | Title : Director-Real Estate Portfolio Management  
|Dated: 4-28, 2003                                                          |  |                                                                    |  | Dated: April 24, 2003                              
|                                                                           |  |                                                                   
|                                                                           |  |                                                                    |  | APPROVED AS TO FORMTROY & GOULD                    
|                                                                           |  |                                                                    |  |                                                    
|                                                                           |  |                                                                    |  |                                                     |  | By:            |  | /s/ Illegible         
|                                                                           |  |                                                                    |  |                                                     |  |                |  |                       
|                                                                           |  |                                                                    |  |                                                     |  | Dated: 4/__/03



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ADDENDUM



THIS ADDENDUM (the Addendum) dated this 19thday of February, 2003, between CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company (Landlord) VERIZON MEDIA
VENTURES INC., a Delaware corporation (Tenant).



The
parties hereby acknowledge that they are contemporaneously entering into that certain Lease dated April 10, 2003, (the Lease). Unless otherwise specifically provided in this Addendum, all capitalized terms used herein shall have
the same meanings set forth in the Lease. In the event of any conflict between the Lease and this Addendum, this Addendum shall control. This Addendum amends and supplements the Lease as follows:



ADDENDUM PARAGRAPH 40 [Trash Disposal]



The following is hereby added as a new Paragraph 40:



Tenant hereby agrees that all trash and debris are to be deposited in receptacles
provided within the project and all receptacles shall remain inside enclosures as provided by Landlord. If it is determined that Tenant is regularly disposing of an unusually large amount of refuse Tenant shall, within thirty (30) days receipt of
written notice from Landlord and at Tenants sole expense, provide for an additional trash receptacle and pickup service at its leased Premises. Landlord reserves the right to stipulate the location of storage for Tenants additional
receptacle.



Further, Tenant agrees not to store any items and/or leave any
debris in any of the common areas, the parking lot or areas immediately outside its Premises. Upon notice from Landlord, Tenant shall immediately remove said items and/or debris. In the event Landlord must remove such items or debris, Landlord shall
charge the cost of such removal to Tenant, and Tenant shall pay the same upon demand. Failure to remove said items or failure to pay Landlords cost for such removal shall constitute a default under this Lease.



ADDENDUM PARAGRAPH 41 [Reasonableness]



The following is hereby added as a new Paragraph 41:



Wherever in this Lease the consent of Landlord is required to an act by or for Tenant,
such consent shall not be unreasonably withheld, conditioned or delayed.



ADDENDUM PARAGRAPH 42 [Excessive Noise]



The following is hereby added as a new Paragraph 42:



Neither Tenant nor Tenants invitees and/or employees shall create any disturbance due to excessive noise either within the Premises or the Common Area
portions of the property, either by excessive equipment noise or by playing any type of audio or audio/visual equipment at a volume which would at any time interfere with the quiet enjoyment of any other tenant within the facility.



ADDENDUM PARAGRAPH 43 [Repairs]



Articles 7.4 and 7.5 of the Lease are hereby deleted in their entirety. Landlord shall
enter into a preventative maintenance agreement for the heating, air conditioning and ventilation equipment serving the Premises. Repairs shall be payable by tenant in accordance with Article 4 of the Lease and Landlord shall be responsible for
making any replacements to such equipment that may be necessary.



ADDENDUM PARAGRAPH 44 [Service and Utilities]



The words water, sewer, sprinkler system charges contained in the first sentence of Article 13 of the Lease are hereby deleted. The cost of water, sewer and sprinkler system monitoring and maintenance shall be payable by
tenant in accordance with Article 4 of the Lease.



ADDENDUM PARAGRAPH 45
[Direct Expenses and Taxes]



24



---

The following is hereby added as a new Paragraph 45:



The monthly Direct Expense and Tax charge for the Premises located at 13100 Alondra Blvd. Suite 104, Cerritos, California 90703, is
estimated at $0.13 per square foot or $1,123.20 per month, effective June 1, 2003.



ADDENDUM PARAGRAPH 46 [Repair]



The following shall supplement Article 7.2 of the Lease:



If Tenant shall fail to perform any repair or maintenance required hereunder, and such failure shall continue for fifteen (15) days after notice thereof by
Landlord, in addition to the other rights and remedies of Landlord, Landlord may perform any such repair or maintenance on Tenants behalf. In the case of an emergency, no prior notification by Landlord shall be required.



Landlord may take such actions without any obligation and without releasing Tenant from any
of Tenants obligations. All reasonable out-of-pocket sums so paid by Landlord and all incidental costs incurred by Landlord, shall be deemed additional Rent and shall be paid by Tenant to Landlord within thirty (30) days after Landlords
demand.



ADDENDUM PARAGRAPH 47 [Security
Deposit]



Article 5 is hereby deleted in its entirety. Tenant currently has no
security deposit on hand and will not be required to have a security deposit on hand.



IN WITNESS WHEREOF, Landlord and Tenant have executed the Addendum as of the date and year first written above.



|                                                                           |  |                                                                    |  |                                                     |  |        |  |                                          
|-------------------------------------------------------------------------- |  | ------------------------------------------------------------------ |  | --------------------------------------------------- |  | ------ |  | -----------------------------------------
|LANDLORD:                                                                  |  |                                                                    |  | TENANT:                                            
|                                                                           |  |                                                                   
|CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company |  |                                                                    |  | VERIZON MEDIA VENTURES INC., a
Delaware corporation
|                                                                           |  |                                                                    |  |                                                    
|By:                                                                        |  | PGP Partners, Inc., a California corporation, Its Property Manager |  |                                                     |  |        |  |                                          
|                                                                           |  |                                                                    |  |                                                    
|By:                                                                        |  | /s/ Kelly Stassel                                                  |  |                                                     |  | By:    |  | /s/ Michael J. Baumann                   
|                                                                           |  |                                                                    |  |                                                     |  |        |  |                                          
|Name:                                                                      |  | Kelly Stassel                                                      |  |                                                     |  | Name:  |  | Michael J. Baumann                       
|Title:                                                                     |  | Regional Manager                                                   |  |                                                     |  | Title: |  | Director-Real Estate Portfolio Management
|                                                                           |  |                                                                   
|Dated: 4-28, 2003                                                          |  |                                                                    |  | Dated: April 24, 2003                              



APPROVED AS TO FORM TROY & GOULDBy:

/s/ IllegibleDate: 4/18/03




2



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EXHIBIT A  FLOOR PLAN DEPICTING THE PREMISES



attached to and made a part of Lease bearing the

Lease Reference Date of April 10, 2003 between

CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and

VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant



Exhibits A and A-1 are intended only to
show the general layout of the Premises as of the beginning of the Term of this Lease. They do not in any way supersede any of Landlords rights set forth in Article 17 with respect to arrangements and/or locations of public parts of the
Building and changes in such arrangements and/or locations. It is not to be scaled; any measurements or distances shown should be taken as approximate.



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EXHIBIT A-1  SITE PLAN



attached to and made a part of Lease bearing the

Lease Reference Date of April 10, 2003 between

CALWEST INDUSTRIAL PROPERTIES,
LLC, a California limited liability company, as Landlord and

VERIZON MEDIA VENTURES INC., a Delaware corporation, as Tenant



[GRAPHIC]



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EXHIBIT B  INITIAL ALTERATIONS



attached to and made a part of Lease bearing the

Lease Reference Date of April 10, 2003 between

CALWEST INDUSTRIAL PROPERTIES,
LLC, a California limited liability company, as Landlord and

VERIZON MEDIA VENTURES INC., a Delaware corporation, as Tenant



Tenant accepts the premises in as-is condition.
Landlord shall not be obligated to perform any initial alterations.



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EXHIBIT B-1  INITIAL ALTERATIONS



attached to and made a part of Lease bearing the

Lease Reference Date of April 10, 2003 between

CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and

VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant



Exhibit B-1 is intended only to show the
general layout of the Premises for the Tenant Improvements. They do not in any way supersede any of Landlords rights set forth in Article 17 with respect to arrangements and/or locations of public parts of the Building and changes in such
arrangements and/or locations. It is not to be scaled; any measurements or distances shown should be taken as approximate.



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EXHIBIT C  COMMENCEMENT DATE MEMORANDUM



attached to and made a part of Lease bearing the

Lease Reference Date of April 10, 2003 between

CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and

VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant



COMMENCEMENT DATE
MEMORANDUM



THIS MEMORANDUM, made as of April 10,
2003, by and between CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company (Landlord) andVERIZON MEDIA VENTURES INC., a Delaware corporation (Tenant).



Recitals:



| | A. | Landlord and Tenant are parties to that certain Lease, dated for reference April 10, 2003 (the Lease) for certain premises (the Premises) consisting of
approximately 8,640 square feet at the building commonly known as 13100 Alondra Blvd., Suite 104, Cerritos, CA 90703.
| | -- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | B. | Tenant is in possession of the Premises and the Term of the Lease has commenced.
| | -- | --------------------------------------------------------------------------------



| | C. | Landlord and Tenant desire to enter into this Memorandum confirming the Commencement Date, the Termination Date and other matters under the Lease.
| | -- | --------------------------------------------------------------------------------------------------------------------------------------------------



NOW, THEREFORE, Landlord and Tenant agree as follows:



1. The actual Commencement Date is
.



2. The actual Termination Date is
.



3. The schedule of the Annual Rent and the Monthly Installment of Rent set forth on the Reference Pages is deleted in its
entirety, and the following is substituted therefor:



[insert rent schedule]



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4. Capitalized terms not defined herein shall have the same meaning as set forth in the Lease.



IN WITNESS WHEREOF, the parties hereto have caused this
Agreement to be executed as of the date and year first above written.



|                                                                           |  |                                                                    |  |                                                     |  |        |  |                                          
|-------------------------------------------------------------------------- |  | ------------------------------------------------------------------ |  | --------------------------------------------------- |  | ------ |  | -----------------------------------------
|LANDLORD:                                                                  |  |                                                                    |  | TENANT:                                            
|                                                                           |  |                                                                   
|CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company |  |                                                                    |  | VERIZON MEDIA VENTURES INC., a
Delaware corporation
|                                                                           |  |                                                                    |  |                                                    
|By:                                                                        |  | PGP Partners, Inc., a California corporation, Its Property Manager |  |                                                     |  |        |  |                                          
|                                                                           |  |                                                                    |  |                                                    
|By:                                                                        |  |                                                                    |  |                                                     |  | By:    |  |                                          
|                                                                           |  |                                                                    |  |                                                     |  |        |  |                                          
|Name:                                                                      |  | Kelly Stassel                                                      |  |                                                     |  | Name:  |  | Michael J. Baumann                       
|Title:                                                                     |  | Regional Manager                                                   |  |                                                     |  | Title: |  | Director-Real Estate Portfolio Management
|                                                                           |  |                                                                    |  |                                                    
|Dated:                                                                     |  | ,
20                                                               |  |                                                     |  | Dated: |  | ,
20                                     



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EXHIBIT D  RULES AND REGULATIONS



attached to and made a part of Lease bearing the

Lease Reference Date of April 10, 2003, between

CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and

VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant



1. No sign, placard, picture,
advertisement, name or notice (collectively referred to as Signs) shall be installed or displayed on any part of the outside of the Building without the prior written consent of the Landlord which consent shall be in Landlords sole
discretion. All approved Signs shall be printed, painted, affixed or inscribed at Tenants expense by a person or vendor approved by Landlord and shall be removed by Tenant at Tenants expense upon vacating the Premises. Landlord shall
have the right to remove any Sign installed or displayed in violation of this rule at Tenants expense and without notice.



2. If Landlord objects in writing to any curtains, blinds, shades or screens attached to or hung in or used in connection with any window or door of the Premises or
Building, Tenant shall immediately discontinue such use. No awning shall be permitted on any part of the Premises. Tenant shall not place anything or allow anything to be placed against or near any glass partitions or doors or windows which may
appear unsightly, in the opinion reasonable of Landlord, from outside the Premises.



3. Tenant, upon the termination of its tenancy, shall deliver to Landlord the keys or other means of access to all doors.



4. If Tenant requires telephone, data, burglar alarm or similar service, the cost of purchasing, installing and maintaining such service shall be borne solely by Tenant.
No boring or cutting for wires will be allowed without the prior written consent of Landlord. Landlord shall direct electricians as to where and how telephone, data, and electrical wires are to be introduced or installed. The location of burglar
alarms, telephones, call boxes or other office equipment affixed to the Premises shall be subject to the prior written approval of Landlord.



5. Tenant shall not place a load upon any floor of its Premises, including mezzanine area, if any, which exceeds the load per square foot that such floor was designed to
carry and that is allowed by law. Heavy objects shall stand on such platforms as reasonably determined by Landlord to be necessary to properly distribute the weight. Except to the extent caused by Landlords gross negligence, intentional
misconduct or breach of this Lease, Landlord will not be responsible for loss of or damage to any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other property shall be
repaired at the expense of Tenant.



6. Tenant shall not install any radio or
television antenna, satellite dish, loudspeaker or other device on the roof or exterior walls of the Building without Landlords prior written consent which consent shall be in Landlords sole discretion.



7. Except to the extent otherwise set forth in this Lease, Tenant shall not mark, drive
nails, screw or dril into the partitions, woodwork, plaster or drywall (except for pictures and general office uses) or in any way deface the Premises or any part thereof. Tenant shall not affix any floor covering to the floor of the Premises or
paint or seal any floors in any manner except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance with this rule.



8. No cooking shall be done or permitted on the Premises, except that Underwriters Laboratory approved microwave ovens or equipment for brewing coffee, tea, hot
chocolate and similar beverages shall be permitted, provided that such equipment and use is in accordance with all applicable federal, state and city laws, codes, ordinances, rules and regulations.



9. Tenant shall not use any hand trucks except those equipped with the rubber tires and side
guards, and may use such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building. Forklifts which operate on asphalt areas shall only use tires that do not damage the
asphalt.



10. Tenant shall not use the name of the Building or any photograph
or other likeness of the Building in connection with or in promoting or advertising Tenants business except that Tenant may include the Building name in Tenants address. Landlord shall have the right, exercisable without notice and
without liability to any tenant, to change the name and address of the Building.



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11. All trash and refuse shall be contained in suitable receptacles at locations approved by Landlord. Tenant shall not
place in the trash receptacles any personal trash or material that cannot be disposed of in the ordinary and customary manner of removing such trash without violation of any law or ordinance governing such disposal.



12. Tenant shall comply with all safety, fire protection and evacuation procedures and
regulations established by Landlord or any governing authority.



13. Tenant
assumes all responsibility for securing and protecting its Premises and its contents including keeping doors locked and other means of entry to the Premises closed.



14. Tenant shall not use any method of heating or air conditioning other than that supplied by Landlord without Landlords prior
written consent.



15. No person shall go on the roof without Landlords
permission.



16. Tenant shall not permit any animals, other than seeing-eye
dogs, to be brought or kept in or about the Premises or any common area of the property.



17. Tenant shall not permit any motor vehicles to be washed or mechanical work or maintenance of motor vehicles to be performed on any portion of the Premises or parking lot.



18. These Rules and Regulations are in addition to, and shall not be construed to in any way
modify or amend, in whole or in part, the terms, covenants, agreements and conditions of any lease of any premises in the Building. Landlord may waive any one or more of these Rules and Regulations for the benefit of any tenant or tenants, and any
such waiver by Landlord shall not be construed as a waiver of such Rules and Regulations for any or all tenants.



19. Landlord reserves the right to make such other and reasonable rules and regulations as in its judgment may from time to time be needed for safety and security, for
care and cleanliness of the Building and for the preservation of good order in and about the Building. Tenant agrees to abide by all such rules and regulations herein stated and any additional rules and regulations which are adopted. Tenant shall be
responsible for the observance of all of the foregoing rules by Tenants employees, agents, clients, customers, invitees and guests.



20. Any toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed and no foreign
substance of any kind whatsoever shall be thrown into them. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant who, or whose employees or invitees, shall have caused it.



21. Tenant shall not permit smoking or carrying of lighted cigarettes or cigars in areas
reasonably designated by Landlord or any applicable governmental agencies as non-smoking areas.



22. Any directory of the Building or project of which the Building is a part (Project Area), if provided, will be exclusively for the display of the name and location of tenants only and Landlord reserves
the right to charge for the use thereof and to exclude any other names.



23.
Canvassing, soliciting, distribution of handbills or any other written material in the Building or Project Area is prohibited and each tenant shall cooperate to prevent the same. No tenant shall solicit business from other tenants or permit the sale
of any goods or merchandise in the Building or Project Area without the written consent of Landlord.



24. Any equipment belonging to Tenant which causes noise or vibration that may be transmitted to the structure of the Building or to any space therein to such a degree as to be objectionable to Landlord or to any
tenants in the Building shall be placed and maintained by Tenant, at Tenants expense, on vibration eliminators or other devices sufficient to eliminate the noise or vibration.



25. Driveways, sidewalks, halls, passages, exits, entrances and stairways (Access Areas) shall not be obstructed by tenants or
used by tenants for any purpose other than for ingress to and egress from their respective premises. Access areas are not for the use of the general public and Landlord shall in all cases retain the right to control and prevent access hereto by



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all persons whose presence, in the reasonable judgment of Landlord, shall be prejudicial to the safety, character, reputation and interests of the Building
or its tenants.



26. Landlord reserves the right to designate the use of
parking areas and spaces. Tenant shall not park in visitor, reserved, or unauthorized parking areas. Tenant and Tenants guests shall park between designated parking lines only and shall not park motor vehicles in those areas designated by
Landlord for loading and unloading. Vehicles in violation of the above shall be subject to being towed at the vehicle owners expense. Vehicles parked overnight without prior written consent of the Landlord shall be deemed abandoned and shall
be subject to being towed at vehicle owners expense. Tenant will from time to time, upon the request of Landlord, supply Landlord with a list of license plate numbers of vehicles owned or operated by its employees or agents.



27. No trucks, tractors or similar vehicles can be parked anywhere other than in
Tenants own truck dock area. Tractor-trailers which must be unhooked or parked with dolly wheels beyond the concrete loading areas must use steel plates or wood blocks under the dolly wheels to prevent damage to the asphalt paving surfaces. No
parking or storing of such trailers will be permitted in the parking areas or on streets adjacent thereto.



28. During periods of loading and unloading, Tenant shall not unreasonably interfere with traffic flow and loading and unloading areas of other tenants. All products, materials or goods must be stored within the
Tenants Premises and not in any exterior areas, including, but not limited to, exterior dock platforms, against the exterior of the Building, parking areas and driveway areas. Tenant agrees to keep the exterior of the Premises clean and free
of nails, wood, pallets, packing materials, barrels and any other debris produced from their operation.



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EXHIBIT E  ADDITIONAL SURRENDER CONDITIONS



attached to and made a part of Lease bearing the

Lease Reference Date of April 10, 2003 between

CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and

VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant



Prior to vacating the Premises, it must
be left in good, clean condition, ordinary wear and tear and loss by fire or other casualty excepted, with all systems that are maintained by Tenant in good working order. The items that will be inspected by Landlord are listed below, but are not
limited to the following:



|1. | Service and repair all heating and air conditioning equipment, exhaust fans and hot water heater. Provide Landlords office with a copy of the inspection and service report
provided by the mechanical contractor.
|-- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|2. | All lights in the office and warehouse must be working. Relamp and/or reballast the fixtures as necessary.
|-- | ----------------------------------------------------------------------------------------------------------



|3. | Overhead doors must be serviced and repaired.
|-- | ---------------------------------------------



|4. | All exterior metal doors, including hardware should be serviced or replaced as necessary.
|-- | -----------------------------------------------------------------------------------------



|5. | Repair all damaged sheetrock in the office area and in the warehouse along the demising walls.
|-- | ----------------------------------------------------------------------------------------------



|6. | Office and warehouse floors should be left in good, clean condition.
|-- | --------------------------------------------------------------------



|7. | Fire sprinkler system (if available) must have a current year inspection.
|-- | -------------------------------------------------------------------------



|8. | Any exterior signage must be removed; repair and repaint the fascia as necessary.
|-- | ---------------------------------------------------------------------------------



|9. | All data and electrical wiring for Tenants personal equipment and machinery needs to be removed to the point of origin and any repairs from damage made.
|-- | ---------------------------------------------------------------------------------------------------------------------------------------------------------



If the Tenant elects not to do any of the above, please note
that the Landlord will have the necessary repairs made and deduct the expenses from the Security Deposit.



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EXHIBIT F  PARKING RULES AND REGULATIONS



attached to and made a part of Lease bearing the

Lease Reference Date of April 10, 2003, between

CALWEST INDUSTRIAL PROPERTIES LLC, a California limited liability company, as Landlord and

VERIZON MEDIA VENTURES INC., a
Delaware corporation, as Tenant



|1) | Tenant shall be entitled to use three (3) parking spaces per 1,000 rentable square foot of the Premises (the Parking Density) free and in-common with other tenants.
Tenant shall control Tenants employees, agents, customers, visitors, invitees, licensees, contractors, assignees and subtenants in such a manner that they cumulatively do not exceed the Parking Density.
|-- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|2) | Tenant or Tenants guests shall park between designated parking lines only, and shall not occupy two parking spaces with one car.
|-- | ---------------------------------------------------------------------------------------------------------------------------------



|3) | Parking spaces shall be for passenger vehicles only; no boats, trucks, trailers, recreational vehicles or other types of vehicles may be parked in the parking areas (except that
trucks may be loaded and unloaded in designated loading areas). Vehicles in violation shall be subject to tow-away, at vehicle owners expense.
|-- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|4) | Vehicles parked on the Project overnight without prior written consent of the Landlord shall be deemed abandoned and shall be subject to tow-away at vehicle owners expense.
|-- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|5) | No tenant of the Building shall park in visitor or reserved parking areas. Any tenant found parking in such designated visitor or reserved parking areas or unauthorized areas shall
be subject to tow-away at vehicle owners expense.
|-- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|6) | The parking areas shall not be used to provide car wash, oil changes, detailing, automotive repair or other services unless otherwise approved or furnished by Landlord.
|-- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|7) | Tenant will from time to time, upon the request of Landlord, supply Landlord with a list of license plate numbers of vehicles owned or operated by its employees or agents
|-- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|8) | Cars must be parked entirely within painted stall lines.
|-- | --------------------------------------------------------



|9) | All directional signs and arrows must be observed.
|-- | --------------------------------------------------



|10) | All posted speed limits for the parking areas shall be observed. If no speed limit is posted for an area, the speed limit shall be five (5) miles per hour.
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------



|11) | Parking is prohibited:
|--- | ----------------------



| | a) | in areas not striped for parking;
| | -- | ---------------------------------



| | b) | in aisles;
| | -- | ----------



| | c) | where no parking signs are posted;
| | -- | ------------------------------------



| | d) | on ramps;
| | -- | ---------



| | e) | in cross hatched areas; and
| | -- | ---------------------------



| | f) | in such other areas as may be designated by Landlord, from time to time.
| | -- | ------------------------------------------------------------------------



|12) | Handicap and visitor stalls shall be used only by handicapped persons or visitors, as applicable.
|--- | -------------------------------------------------------------------------------------------------



|13) | Every parker is required to park and lock his or her own car. All responsibility for damage to cars or persons is assumed by the parker.
|--- | ----------------------------------------------------------------------------------------------------------------------------------------



|14) | Parking spaces are for the express purpose of parking one automobile per space. Washing, waxing, cleaning, or servicing of any vehicle by the parker and/or such persons agents
is prohibited. The parking areas shall not be used for overnight or other storage for vehicles of any type. Any vehicle parked overnight, or stored on the property, will be towed away at the vehicle owners expense.
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



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|15) | Tenant shall acquaint its employees, agents, visitors or representatives with the Parking Rules and Regulations, as they may be in effect from time to time.
|--- | ------------------------------------------------------------------------------------------------------------------------------------------------------------



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