EXHIBIT 10.11



INDUSTRIAL REAL ESTATE SUBLEASE



(MULTI-TENANT FACILITY)



This Agreement constitutes a sublease of a portion of the premises at 211 West Cutting Boulevard, Richmond, California (the Property) between
National Distribution Agency (Landlord or Subleasor) and WinCup Holdings, Inc. (Tenant or Sublessee) which Sublease is herein referred to as the Lease or the Sublease. This Lease is subject
to that certain lease between Landlord as Tenant and Sacramento Sproule Lane Corporation as Landlord, dated November 27, 1985 (the Master Lease).



Landlord warrants and represents to Tenant that the Master Lease has not been amended or modified except as expressly set forth herein, that Landlord is
not now and as of the commencement of the Term hereof will not be, in default or breach of any of the provisions of the Master Lease, and the Landlord has no knowledge of any claim by the Master Lessor that Landlord is in default or breach of any of
the provisions of the Master Lease.



All applicable terms and
conditions of the Master Lease are incorporated into and made a part of this Sublease as if Landlord were the Lessor thereunder, Tenant the Lessee thereunder, and the Property, a portion of the Premises, except to the extent modified herein and not
inconsistent with the Master Lease; provided, however, that Tenant acknowledges that its rights under this Sublease are subject to Landlords rights under the Master Lease during the Term to the extent that such obligations are applicable to
the Property, except that the obligation to pay rent to the Master Lessor under the Master Lease shall be considered performed by Tenant to the extent and in the amount rent is paid to Landlord in accordance with Section 1.12 of this Sublease.
Tenant shall not commit or suffer any act or omission that will violate any of the provisions of the Master Lease. Landlord shall exercise due diligence in attempting to cause the Master Lessor to perform its obligations under the Master Lease for
the benefit of Tenant. If the Master Lease terminates this Sublease shall terminate and the parties shall be relieved of any further liability or obligation under this Sublease provided however, that if the Master Lease terminates as a result of a
default or breach by Landlord or Tenant under this Sublease and/or the Master Lease, then the defaulting party shall be liable to the non-defaulting party for the damage attributable to such default or breach and suffered as a result of such
termination. Notwithstanding the foregoing, if the Master, Lease gives Landlord any right to terminate the Master Lease in the event of the partial or total damage, destruction, or condemnation of the Master Premises or the building or project of
which the Master Premises are a part, the exercise of such right by Landlord shall not constitute a default or breach hereunder provided that Tenant receives a pro rata portion of any proceeds, or other remuneration, if any, which Landlord receives
as a result of such termination.



ARTICLE ONE: BASIC TERMS



This Article One contains the Basic Terms of this Lease between the
Landlord and Tenant named below. Other Articles, Sections and paragraphs of the Lease referred to in this Article One explain and define the Basic Terms and are to be read in conjunction with the Basic Terms.



Section 1.01. Date of Lease:February 1, 1998.



Section 1.02. Landlord (include legal entity): National Distribution
Agency, Inc., a Delaware corporation, herein also known and sometimes described as Sublessor, Successor by assignment under the Master Lease.



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Address of Landlord: c/o 528 Arizona Avenue, Suite 206, Santa Monica, CA 90401-1437.



Section 1.03. Tenant (include legal entity): WinCup Holdings, Inc., a
Delaware corporation, herein also known and sometimes described as Sublessee herein.



Address of Tenant: 7980 West Buckeye Road, Phoenix, AZ 85043



Section 1.04. Property: The Property leased hereunder is part of a multi-tenant real property leased to Landlord under the Master Lease, and described or depicted in Exhibit A. The premises comprises the total
property and includes the land, the buildings and all other improvements located on the land, and the common areas described in Paragraph 4.05(a), (the Project). The leased Property is located at 211 West Cutting Blvd., Richmond,
California, and includes 103,600 square feet of warehouse space, including 2,400 square feet of offices, in the Western portion of the Project, as more fully reflected in Exhibit A, and outlined in red.



Section 1.05. Lease Term: Seven (7) years and zero (0) months
beginning on February 1, 1998, or such other date as specified in this Lease, and ending on January 31, 2005. In addition, Tenant shall have the Option(s) to Renew as more fully provided in Rider No. 3, attached and incorporated herein by reference.



Section 1.06. Permitted Uses: (See Article Five)



Warehousing and storage of WinCup Holdings, Inc., or its
affiliates, products, and for no other purpose, without the prior or concurrent written consent of Landlord.



Section 1.07. Tenants Guarantor: Not applicable.



Section 1.08. Brokers: (See Article Fourteen)



Landlords Broker: C. B. Commercial.

Tenants Broker: Grubb & Ellis.



Section
1.09. Commission Payable to Landlords Broker: (See Article Fourteen) Per separate agreement with Landlord.



Section 1.10. Initial Security Deposit: (See Section 3.03) Thirty Thousand Forty-four Dollars and no/100 ($30,044).



Section 1.11. Vehicle Parking Spaces Allocated to Tenant: (See
Section 4.05) 35 unassigned parking spaces.



Section 1.12.
Rent and Other Charges Payable by Tenant:



(a)BASE
RENT:



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|------ |  | ---------------------------------------------------------------------------------------------------------------------------------------------------- |  | -------------- | --------- | ------------------------- | - | ---------
|Months |  | Rate per sq. ft. per mo.                                                                                                                             |  | Amount per mo. |           | Abated mo. rentmonths 1-4
|01-04  |  | 1⁄2 months rent @ $.29 psf/mth/nnn                                                                                                                     |  | $              | 15,022.00 |                           | $ | 15,022.00
|05-12  |  | $.29 psf/mth/nnn                                                                                                                                     |  | $              | 30,044.00 |                           |   |          
|13-24  |  | $.30 psf/mth/nnn                                                                                                                                     |  | $              | 31,080.00 |                           |   |          
|25-36  |  | $.32 psf/mth/nnn                                                                                                                                     |  | $              | 33,152.00 |                           |   |          
|37-84  |  | Shall be adjusted annually with a minimum increase of 4% per annum and a maximum increase according to the CPI Index for the San Francisco Bay Area.



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The rates payable hereunder are more fully set forth in Lease Rider No. 1 attached and incorporated
herein by reference, and as referred to in Lease Rider No. 2, also attached and incorporated herein by reference.



In the event that Landlord is in default under the Master Lease and either Landlord or Tenant receive notice of such default from the Master Lessor under the Master
Lease, Tenant shall have the right (without any obligation to do so), to pay rent provided in this section, and all other sums due Landlord hereunder, which Landlord is obligated to pay directly to the Master Lessor.



(b)OTHER PERIODIC PAYMENTS INCLUDED AS RENT: (i) Real Property Taxes
(See Section 4.02); (ii) Utilities (See Section 4.03); (iii) Insurance Premiums (See Section 4.04); (iv) Tenants Initial Pro Rata Share of Common Area Expenses (44%) (See Section 4.05); (v) Impounds for Insurance Premiums and Property Taxes
(See Section 4.08); (vi) Maintenance, Repairs and Alterations (See Article Six).



Section 1.13. Landlords Share of Profit on Assignment or Sublease: (See Section 9.05) eighty percent (80%) of the Profit (the Landlords Share).



Section 1.14. Riders: The following Riders are attached to and
made a part of this Lease:



Rider No. 1 - Base Rent Schedule



Rider No. 2 - Tenant Improvement Allowance



Rider No. 3 - Options to Renew



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ARTICLE TWO: LEASE TERM



Section 2.01. Lease of Property For Lease Term. Landlord leases the Property to Tenant and Tenant leases the Property from Landlord for
the Lease Term. The Lease Term is for the period stated in Section 1.05 above and shall begin and end on the dates specified in Section 1.05 above, unless the beginning or end of the Lease Term is changed under any provision of this Lease. The
Commencement Date shall be the date specified in Section 1.05 above for the beginning of the Lease Term, unless advanced or delayed under any provision of this Lease.



Section 2.02. Delay in Commencement. Landlord shall not be liable to Tenant if Landlord does not deliver
possession of the Property to Tenant on the Commencement Date. Landlords non-delivery of the Property to Tenant on that date shall not affect this Lease or the obligations of Tenant under this Lease except that the Commencement Date shall be
delayed until Landlord delivers possession of the Property to Tenant and the Lease Term shall be extended for a period equal to the delay in delivery of possession of the Property to Tenant, plus the number of days necessary to end the Lease Term on
the last day of a month. If Landlord does not deliver possession of the Property to Tenant within thirty (30) days after the Commencement Date, Tenant may elect to cancel this Lease by giving written notice to Landlord within ten (10) days after the
thirty (30) -day period ends. If Tenant gives such notice, the Lease shall be cancelled and neither Landlord nor Tenant shall have any further obligations to the other. If Tenant does not give such notice, Tenants right to cancel the Lease
shall expire and the Lease Term shall commence upon the delivery of possession of the Property to Tenant. If delivery of possession of the Property to Tenant is delayed, Landlord and Tenant shall, upon such delivery, execute an amendment to this
Lease setting forth the actual Commencement Date and expiration date of the Lease. Failure to execute such amendment shall not affect the actual Commencement Date and expiration date of the Lease.



Section 2.03. Early Occupancy. If Tenant occupies the Property
prior to the Commencement Date, Tenants occupancy of the Property shall be subject to all of the provisions of this Lease. Early occupancy of the Property shall not advance the expiration date of this Lease. Tenant shall pay Base Rent and all
other charges specified in this Lease for the early occupancy period.



Section 2.04. Holding Over. Tenant shall vacate the Property upon the expiration or earlier termination of this Lease. Tenant shall reimburse Landlord for and indemnify Landlord against all damages which Landlord incurs from
Tenants delay in vacating the Property. If Tenant does not vacate the Property upon the expiration or earlier termination of the Lease and Landlord thereafter accepts rent from Tenant, Tenants occupancy of the Property shall be a
month-to-month tenancy, subject to all of the terms of this Lease applicable to a month-to-month tenancy, except that the Base Rent then in effect shall be increased by ten percent (10%).



ARTICLE THREE: BASE RENT



Section 3.01. Time and Manner of Payment. Upon execution of this
Lease, Tenant shall pay Landlord the Base Rent in the amount stated in Paragraph 1.12(a) above for the first month of the Lease Term. On the first day of the second month of the Lease Term and each month thereafter, Tenant shall pay Landlord the
Base Rent, in advance, within five (5) business days after the commencement of each month, without offset, deduction or prior demand. The Base Rent shall be payable at Landlords address or at such other place as Landlord may designate in
writing.



Section 3.02. [Intentionally omitted].



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Section 3.03. Security Deposit Increases.



(a)Upon the execution of this Lease, Tenant shall deposit with
Landlord a cash Security Deposit in the amount set forth in Section 1.10 above. Landlord may apply all or part of the Security Deposit to any unpaid rent or other charges due from Tenant or to cure any other defaults of Tenant. If Landlord uses any
part of the Security Deposit, Tenant shall restore the Security Deposit to its full amount within ten (10) days after Landlords written request. Tenants failure to do so shall be a material default under this Lease. No interest shall be
paid on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts and no trust relationship is created with respect to the Security Deposit.



(b)Each time the Base Rent is increased, Tenant shall deposit
additional funds with Landlord sufficient to increase the Security Deposit to an amount which bears the same relationship to the adjusted Base Rent as the initial Security Deposit bore to the initial Base Rent. for month five (5).



Section 3.04. Termination; Advance Payments. Upon termination of this
Lease under Article Seven (Damage or Destruction), Article Eight (Condemnation) or any other termination not resulting from Tenants default, and after Tenant has vacated the Property in the manner required by this Lease, Landlord shall refund
or credit to Tenant (or Tenants successor) the unused portion of the Security Deposit, any advance rent or other advance payments made by Tenant to Landlord, and any amounts paid for real property taxes and other reserves which apply to any
time periods after termination of the Lease.



ARTICLE FOUR: OTHER CHARGES
PAYABLE BY TENANT



Section 4.01. Additional Rent.
All charges payable by Tenant other than Base Rent are called Additional Rent. Unless this Lease provides otherwise, Tenant shall pay all Additional Rent then due with the next monthly installment of Base Rent. The term
rent shall mean Base Rent and Additional Rent.



Section 4.02. Property Taxes.



(a) Real
Property Taxes. Tenant shall pay all real property taxes on the Property (including any fees, taxes or assessments against, or as a result of, any tenant improvements installed on the Property by or for the benefit of Tenant) during the Lease
Term. Subject to Paragraph 4.02(c) and Section 4.08 below, such payment shall be made at least ten (10) days prior to the delinquency date of the taxes. Within such ten (10) -day period, Tenant shall furnish Landlord with satisfactory evidence that
the real property taxes have been paid. Landlord shall reimburse Tenant for any real property taxes paid by Tenant covering any period of time prior to or after the Lease Term. If Tenant fails to pay the real property taxes when due, Landlord may
pay the taxes and Tenant shall reimburse Landlord for the amount of such tax payment as Additional Rent.



(b) Definition of Real Property Tax. Real property tax means: (i) any fee, license fee, license tax, business license fee,
commercial rental tax, levy, charge, assessment, penalty or tax imposed by any taxing authority against the Property; (ii) any tax on the Landlords right to receive, or the receipt of, rent or income from the Property or against
Landlords business of leasing the Property; (iii) any tax or charge for fire protection, streets, sidewalks, road maintenance, refuse or other services provided to the Property by any governmental agency; (iv) any tax imposed upon this
transaction or based upon a re-assessment of the Property due to a change of ownership, as defined by applicable law, or other transfer of all or part of Landlords interest in the Property; and (v) any charge or fee replacing any tax
previously included within the definition of real property tax. Real property tax does not, however, include Landlords federal or state income, franchise, inheritance or estate taxes.



(c) Joint Assessment. If the Property is not separately assessed,
Landlord shall reasonably determine Tenants share of the real property tax payable by Tenant under Paragraph 4.02(a) from the assessors worksheets or other reasonably available information. Tenant shall pay its share to Landlord within
fifteen (15) days after receipt of Landlords written statement. Tenants share of such real property tax shall be 44% of the total amount assessed on the Project.



(d) Personal Property Taxes.



(i) Tenant shall pay all taxes charged against trade fixtures, furnishings, equipment or any other personal
property belonging to Tenant. Tenant shall try to have personal property taxed separately from the Property.



(ii) If any of Tenants personal property is taxed with the Property, Tenant shall pay Landlord the taxes for the personal property
within fifteen (15) days after Tenant receives a written statement from Landlord for such personal property taxes.



Section 4.03. Utilities. Tenant shall pay, directly to the appropriate supplier, the cost of all natural gas, heat, light, power, sewer service,
telephone, water, refuse disposal and other utilities and services supplied to the Property. However, if any services or utilities are jointly metered with other property, Landlord shall make a reasonable determination of Tenants proportionate
share of the cost of such utilities and services and Tenant shall pay its share to Landlord within fifteen (15) days after receipt of Landlords written statement. Tenants share of such utility shall be 44% of the total charged to the
Project.



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Section 4.04. Insurance Policies.



(a) Liability Insurance. During the Lease Term, Tenant shall maintain a policy of commercial general liability
insurance (sometimes known as broad form comprehensive general liability insurance) insuring Tenant against liability for bodily injury, property damage (including loss of use of property) and personal injury arising out of the operation, use or
occupancy of the Property. Tenant shall name Landlord as an additional insured under such policy. The initial amount of such insurance shall be One Million Dollars ($1,000,000) per occurrence and shall be subject to periodic increase based upon
inflation, increased liability awards, recommendation of Landlords professional insurance advisers and other relevant factors. The liability insurance obtained by Tenant under this Paragraph 4.04(a) shall (i) be primary and non-contributing;
(ii) contain cross-liability endorsements; and (iii) insure Landlord against Tenants performance under Section 5.05, if the matters giving rise to the indemnity under Section 5.05 result from the negligence of Tenant. The amount and coverage
of such insurance shall not limit Tenants liability nor relieve Tenant of any other obligation under this Lease. Landlord may also obtain comprehensive public liability insurance in an amount and with coverage determined by Landlord insuring
Landlord against liability arising out of ownership, operation, use or occupancy of the Property. The policy obtained by Landlord shall not be contributory and shall not provide primary insurance.



(b) Property and Rental Income Insurance. During the Lease
Term, Landlord shall maintain policies of insurance covering loss of or damage to the Property in the full amount of its replacement value. Such policy shall contain an Inflation Guard Endorsement and shall provide protection against all perils
included within the classification of fire, extended coverage, vandalism, malicious mischief, special extended perils (all risk), sprinkler leakage and any other perils which Landlord deems reasonably necessary. Landlord shall have the right to
obtain flood and earthquake insurance if required by any lender holding a security interest in the Property. Landlord shall not obtain insurance for Tenants fixtures or equipment or building improvements installed by Tenant on the Property.
During the Lease Term, Landlord shall also maintain a rental income insurance policy, with loss payable to Landlord, in an amount equal to one years Base Rent, plus estimated real property taxes and insurance premiums. Tenant shall be liable
for the payment of any deductible amount under Tenants insurance policies maintained pursuant to this Section 4.04, in an amount not to exceed Ten Thousand Dollars ($10,000). Tenant shall not do or permit anything to be done which invalidates
any such insurance policies.



(c) Payment of Premiums.
Subject to Section 4.08, Tenant shall pay all premiums for the insurance policies described in Paragraph 4.04(a) and (b) (whether obtained by Landlord or Tenant) within fifteen (15) days after Tenants receipt of a copy of the premium
statement or other evidence of the amount due, except Landlord shall pay all premiums for non-primary comprehensive public liability insurance which Landlord elects to obtain as provided in Paragraph 4.04(a). For insurance policies maintained by
Landlord which cover improvements on the entire Project, Tenant shall pay Tenants prorated share of the premiums, in accordance with the formula in Paragraph 4.05(e) for determining Tenants share of Common Area costs. If insurance
policies maintained by Landlord cover improvements on real property other than the Project, Landlord shall deliver to Tenant a statement of the premium applicable to the Property showing in reasonable detail how Tenants share of the premium
was computed. If the Lease Term expires before the expiration of an insurance policy maintained by Landlord, Tenant shall be liable for Tenants prorated share of the insurance premiums. Before the Commencement Date, Tenant shall deliver to
Landlord a copy of any policy of insurance which Tenant is required to maintain under this Section 4.04. At least thirty (30) days prior to the expiration of any such policy, Tenant shall deliver to Landlord a renewal of such policy. As an
alternative to providing a policy of insurance, Tenant shall have the right to provide Landlord a certificate of insurance, executed by an authorized officer of the insurance company, showing that the insurance which Tenant is required to maintain
under this Section 4.04 is in full force and effect and containing such other information which Landlord reasonably requires.



(d) General Insurance Provisions.



(i) Any insurance which Tenant is required to maintain under this Lease shall include a provision which requires the insurance carrier to
give Landlord not less than thirty (30) days written notice prior to any cancellation or modification of such coverage.



(ii) If Tenant fails to deliver any policy, certificate or renewal to Landlord required under this Lease within the prescribed time period
or if any such policy is cancelled or modified during the Lease Term without Landlords consent, Landlord may obtain such insurance, in which case Tenant shall reimburse Landlord for the cost of such insurance within fifteen (15) days after
receipt of a statement that indicates the cost of such insurance.



(iii) Tenant shall maintain all insurance required under this Lease with companies holding a General Policy Rating of A-12 or better, as set forth in the most current issue of Best Key Rating
Guide. Landlord and Tenant acknowledge the insurance markets are rapidly changing and that insurance in the form and amounts described in this Section 4.04 may not be available in the future. Tenant acknowledges that the insurance described in
this Section 4.04 is for the primary benefit of Landlord. If at any time during the Lease Term, Tenant is unable to maintain the insurance required under the Lease, Tenant shall nevertheless maintain insurance coverage which is customary and
commercially reasonable in the insurance industry for Tenants type of business, as that coverage may change from time to time. Landlord makes no representation as to the adequacy of such insurance to protect Landlords or Tenants
interests. Therefore, Tenant shall obtain any such additional property or liability insurance which Tenant deems necessary to protect Landlord and Tenant.



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(iv) Unless prohibited under any applicable insurance policies maintained, Landlord and
Tenant each hereby waive any and all rights of recovery against the other, or against the officers, employees, agents or representatives of the other, for loss of or damage to its property or the property of others under its control, if such loss or
damage is covered by any insurance policy in force (whether or not described in this Lease) at the time of such loss or damage. Upon obtaining the required policies of insurance, Landlord and Tenant shall give notice to the insurance carriers of
this mutual waiver of subrogation.



Section 4.05. Common
Areas; Use, Maintenance and Costs.



(a) Common
Areas. As used in this Lease, Common Areas shall mean all areas within the Project which are available for the common use of tenants of the Project and which are not leased or held for the exclusive use of Tenant or other
tenants, including, but not limited to, parking areas, driveways, sidewalks, loading areas, access roads, corridors, landscaping and planted areas. Landlord, from time to time, may change the size, location, nature and use of any of the Common
Areas, convert Common Areas into leaseable areas, construct additional parking facilities (including parking structures) in the Common Areas, and increase or decrease Common Area land and/or facilities. Tenant acknowledges that such activities may
result in inconvenience to Tenant. Such activities and changes are permitted if they do not materially affect Tenants use of the Property.



(b) Use of Common Areas. Tenant shall have the nonexclusive right (in common with other tenants and all others to whom Landlord has granted
or may grant such rights) to use the Common Areas for the purposes intended, subject to such reasonable rules and regulations as Landlord may establish from time to time. Tenant shall abide by such rules and regulations and shall use its best effort
to cause others who use the Common Areas with Tenants express or implied permission to abide by Landlords rules and regulations. At any time, Landlord may close any Common Areas to perform any acts in the Common Areas as, in
Landlords judgment, are desirable to improve the Project. Tenant shall not interfere with the rights of Landlord, other tenants or any other person entitled to use the Common Areas.



(c) Specific Provision re:Vehicle Parking. Tenant shall be entitled to use the number of vehicle parking spaces in
the Project allocated to Tenant in Section 1.11 of the Lease without paying any additional rent. Tenants parking shall not be reserved and shall be limited to vehicles no larger than standard size automobiles or pickup utility vehicles. Tenant
shall not cause large trucks or other large vehicles to be parked within the Project or on the adjacent public streets. Temporary parking of large delivery vehicles in the Project may be permitted by the rules and regulations established by
Landlord. Vehicles shall be parked only in striped parking spaces and not in driveways, loading areas or other locations not specifically designated for parking. Handicapped spaces shall only be used by those legally permitted to use them. If Tenant
parks more vehicles in the parking area than the number set forth in Section 1.11 of this Lease, such conduct shall be a material breach of this Lease. In addition to Landlords other remedies under the Lease, Tenant shall pay a daily charge
determined by Landlord for each such additional vehicle.



(d) Maintenance of Common Areas. Landlord shall maintain the Common Areas in good order, condition and repair and shall operate the Project, in Landlords sole discretion, as a first-class industrial/commercial real
property development. Tenant shall pay Tenants pro rata share (as determined below) of all costs incurred by Landlord for the operation and maintenance of the Common Areas. Common Area costs include, but are not limited to, costs and expenses
for the following: gardening and landscaping; utilities, water and sewage charges; maintenance of signs (other than tenants signs); premiums for liability, property damage, fire and other types of casualty insurance on the Common Areas and
workers compensation insurance; all property taxes and assessments levied on or attributable to the Common Areas and all Common Area Improvements; all personal property taxes levied on or attributable to personal property used in connection
with the Common Areas; straight-line depreciation on personal property owned by Landlord which is consumed in the operation or maintenance of the Common Areas; rental or lease payments paid by Landlord for rented or leased personal property used in
the operation or maintenance of the Common Areas; fees for required licenses and permits; repairing, resurfacing, repaving, maintaining, painting, lighting, cleaning, refuse removal, security and similar items; reserves for roof replacement and
exterior painting and other appropriate reserves; and a reasonable allowance to Landlord for Landlords supervision of the Common Areas (not to exceed five percent (5%) of the gross rents of the Project for the calendar year). Landlord may
cause any or all of such services to be provided by third parties and the cost of such services shall be included in Common Area costs. Common Area costs shall not include depreciation of real property which forms part of the Common Areas.



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(e) Tenants Share and Payment. Tenant shall pay Tenants annual pro rata share of all
Common Area costs (prorated for any fractional month) upon written notice from Landlord that such costs are due and payable, and in any event prior to delinquency. Tenants pro rata share shall be calculated by dividing the square foot area of
the Property, as set forth in Section 1.04 of the Lease, by the aggregate square foot area of the Project which is leased or held for lease by tenants, as of the date on which the computation is made. Tenants initial pro rata share is set out
in Paragraph 1.12(b). Any changes in the Common Area costs and/or the aggregate area of the Project leased or held for lease during the Lease Term shall be effective on the first day of the month after such change occurs. Landlord may, at
Landlords election, estimate in advance and charge to Tenant as Common Area costs, all real property taxes for which Tenant is liable under Section 4.02 of the Lease, all insurance premiums for which Tenant is liable under Section 4.04 of the
Lease, all maintenance and repair costs for which Tenant is liable under Section 6.04 of the Lease, and all other Common Area costs payable by Tenant hereunder. At Landlords election, such statements of estimated Common Area costs shall be
delivered monthly, quarterly or at any other periodic intervals to be designated by Landlord. Landlord may adjust such estimates at any time based upon Landlords experience and reasonable anticipation of costs. Such adjustments shall be
effective as of the next rent payment date after notice to Tenant. Within sixty (60) days after the end of each calendar year of the Lease Term, Landlord shall deliver to Tenant a statement prepared in accordance with generally accepted accounting
principles setting forth, in reasonable detail, the Common Area costs paid or incurred by Landlord during the preceding calendar year and Tenants pro rata share. Upon receipt of such statement, there shall be an adjustment between Landlord and
Tenant, with payment to or credit given by Landlord (as the case may be) so that Landlord shall receive the entire amount of Tenants share of such costs and expenses for such period.



Section 4.06. Late Charges. Tenants failure to pay rent
promptly may cause Landlord to incur unanticipated costs. The exact amount of such costs are impractical or extremely difficult to ascertain. Such costs may include, but are not limited to, processing and accounting charges and late charges which
may be imposed on Landlord by any ground lease, mortgage or trust deed encumbering the Property. Therefore, if Landlord does not receive any rent payment within ten (10) days after it becomes due, Tenant shall pay Landlord a late charge equal to ten
percent (10%) of the overdue amount. The parties agree that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of such late payment.



Section 4.07. Interest on Past Due Obligations. Any amount owed by Tenant to Landlord which is not paid when
due shall bear interest at the rate of fifteen percent (15%) per annum from the due date of such amount. However, interest shall not be payable on late charges to be paid by Tenant under this Lease. The payment of interest on such amounts shall not
excuse or cure any default by tenant under this Lease. If the interest rate specified in this Lease is higher than the rate permitted by law, the interest rate is hereby decreased to the maximum legal interest rate permitted by law.



Section 4.08. Impounds for Insurance Premiums and Real Property Taxes.
If requested by any ground lessor or lender to whom Landlord has granted, or may hereafter grant, a security interest in the Property, or if Tenant is more than ten (10) days late in the payment of rent more than once in any consecutive
twelve (12) -month period, Tenant shall pay Landlord a sum equal to one-twelfth (1/12) of the annual real property taxes and insurance premiums payable by Tenant under this Lease, together with each payment of Base Rent. Landlord shall hold such
payments in a non-interest bearing impound account. If unknown, Landlord shall reasonably estimate the amount of real property taxes and insurance premiums when due. Tenant shall pay any deficiency of funds in the impound account to Landlord upon
written request. If Tenant defaults under this Lease, Landlord may apply any funds in the impound account to any obligation then due under this Lease.



ARTICLE FIVE: USE OF PROPERTY



Section 5.01. Permitted Uses. Tenant may use the Property only for the Permitted Uses set forth in Section 1.06 above.



Section 5.02. Manner of Use. Tenant shall not cause or permit
the Property to be used in any way which constitutes a violation of any law, ordinance, or governmental regulation or order, which annoys or interferes with the rights of tenants of the Project, or which constitutes a nuisance or waste. Tenant shall
obtain and pay for all permits, including a Certificate of Occupancy, required for tenants occupancy of the Property and shall promptly take all actions necessary to comply with all applicable statutes, ordinances, rules, regulations, orders
and requirements regulating the use by Tenant of the Property, including the Occupational Safety and Health Act.



Section 5.03. Hazardous Materials. As used in this Lease, the term Hazardous Material means any flammable items, explosives,
radioactive materials, hazardous or toxic substances, material or waste or related materials, including any substances defined as or included in the definition of hazardous substances, hazardous wastes, hazardous
materials or toxic substances now or subsequently regulated under any applicable federal, state or local laws or regulations, including without limitation petroleum-based products, paints, solvents, lead, cyanide, DDT, printing
inks, acids, pesticides, ammonia compounds and other chemical products, asbestos, PCBs and similar compounds, and including any different products and materials which are subsequently found to have adverse effects on the environment or the health
and safety of persons. Tenant shall not cause or permit any Hazardous Material to be generated, produced, brought upon, used, stored, treated or disposed of in or about the Property by Tenant, its agents, employees, contractors, sublessees or
invitees without the prior written consent of Landlord. Landlord shall be entitled to take into account such other factors or facts as Landlord may reasonably determine to be relevant in determining whether to grant or withhold consent to
Tenants proposed activity with respect to Hazardous Material. In no event, however, shall Landlord be required to consent to the installation or use of any storage tanks on the Property.



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Section 5.04. Signs and Auctions. Tenant shall not place any signs on the Property without
Landlords prior written consent. Tenant shall not conduct or permit any auctions or sheriffs sales at the Property.



Section 5.05. Indemnity. Tenant shall indemnify Landlord against and hold Landlord harmless from any and all costs, claims or liability arising
from: (a) Tenants use of the Property; (b) the conduct of tenants business or anything else done or permitted by Tenant to be done in or about the Property, including any contamination of the Property or any other property resulting from
the presence or use of Hazardous Material caused or permitted by Tenant; (c) any breach or default in the performance of Tenants obligations under this Lease except to the extent such cost, claim or liability arose out of Landlords gross
negligence or willful misconduct; (d) any misrepresentation or breach of warranty by Tenant under this Lease; or (e) other acts or omissions of Tenant. Tenant shall defend Landlord against any such cost, claim or liability at Tenants expense
with counsel reasonably acceptable to Landlord or, at Landlords election, Tenant shall reimburse Landlord for any legal fees or costs incurred by Landlord in connection with any such claim. As a material part of the consideration to Landlord,
Tenant assumes all risk of damage to property or injury to persons in or about the Property arising from any cause, and Tenant hereby waives all claims in respect thereof against Landlord, except for any claim arising out of Landlords gross
negligence or willful misconduct. As used in this Section, the term Tenant shall include Tenants employees, agents, contractors and invitees, if applicable.



Section 5.06. Landlords Access. Landlord or its agents may enter the Property at all reasonable times to show
the Property to potential buyers, investors or tenants or other parties; to do any other act or to inspect and conduct tests in order to monitor Tenants compliance with all applicable environmental laws and all laws governing the presence and
use of Hazardous Material; or for any other purpose Landlord deems necessary. Landlord shall give Tenant reasonable prior notice of such entry, except in the case of an emergency. Landlord may place customary For Sale or For
Lease signs on the Property.



Section 5.07. Quiet
Possession. If Tenant pays the rent and complies with all other terms of this Lease, Tenant may occupy and enjoy the Property for the full Lease Term, subject to the provisions of this Lease.



ARTICLE SIX: CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS



Section 6.01. Existing Conditions. Tenant accepts the Property in
its condition as of the execution of the Lease, subject to all recorded matters, laws, ordinances, and governmental regulations and orders. Except as provided herein, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any
representation as to the condition of the Property or the suitability of the Property for Tenants intended use. Tenant represents and warrants that Tenant has made its own inspection of and inquiry regarding the condition of the Property and
is not relying on any representations of Landlord or any Broker with respect thereto. If Landlord or Landlords Broker has provided a Property Information Sheet or other Disclosure Statement regarding the Property, a copy is attached as an
exhibit to the Lease.



Section 6.02. Exemption of Landlord
from Liability. Landlord shall not be liable for any damage or injury to the person, business (or any loss of income therefrom), goods, wares, merchandise or other property of Tenant, Tenants employees, invitees, customers or any other
person in or about the Property, whether such damage or injury is caused by or results from: (a) fire, steam, electricity, water, gas or rain; (b) the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing,
air conditioning or lighting fixtures or any other cause; (c) conditions arising in or about the Properly or upon other portions of the Project, or from other sources or places; or (d) any act or omission of any other tenant of the Project. Landlord
shall not be liable for any such damage or injury even though the cause of or the means of repairing such damage or injury are not accessible to Tenant. The provisions of this Section 6.02 shall not, however, exempt Landlord from liability for
Landlords gross negligence, willful misconduct, or breach of its obligation under this Lease.



Section 6.03. Landlords Obligations.



(a)Except as provided in Article Seven (Damage or Destruction) and Article Eight (Condemnation), Landlord shall keep the following in good order,
condition and repair: the foundations, exterior walls, structure, and roof of the Property (including painting the exterior surface of the exterior walls of the Property not more often than once every five (5) years, if necessary) and all components
of electrical, mechanical, plumbing, heating and air conditioning systems and facilities located in the Property which are concealed or used in common by tenants of the Project. However, Landlord shall not be obligated to maintain or repair windows,
doors, plate glass or the interior surfaces of exterior walls. Landlord shall make repairs under this Section 6.03 within a reasonable time after receipt of written notice from tenant of the need for such repairs.



(b)Tenant shall pay or reimburse Landlord for all costs Landlord
incurs under Paragraph 6.03(a) above as Common Area costs as provided for in Section 4.05 of the Lease. Tenant waives the benefit of any statute in effect now or in the future which might give Tenant the right to make repairs at Landlords
expense or to terminate this Lease due to Landlords failure to keep the Property in good order, condition and repair.



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|© 1988   |  | California Chapters of the Society of Industrial and Office Realtors,® Inc. |                         | 7 |  | Initials |                 | /s/ DR
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Section 6.04. Tenants Obligations.



(a)Except as provided in Section 6.03, Article Seven (Damage or
Destruction) and Article Eight (Condemnation), Tenant shall keep all portions of the Property (including structural, nonstructural, interior, systems and equipment) in good order, condition and repair (including interior repainting and refinishing,
as needed). If any portion of the Property or any system or equipment in the Property which Tenant is obligated to repair cannot be fully repaired or restored, Tenant shall promptly replace such portion of the Property or system or equipment in the
Property, regardless of whether the benefit of such replacement extends beyond the Lease Term; but if the benefit or useful life of such replacement extends beyond the Lease Term (as such term may be extended by exercise of any options), the useful
life of such replacement shall be prorated over the remaining portion of the Lease Term (as extended), and Tenant shall be liable only for that portion of the cost which is applicable to the Lease Term (as extended). Tenant shall maintain a
preventive maintenance contract providing for the regular inspection and maintenance of the heating and air conditioning system by a licensed heating and air conditioning contractor, unless Landlord maintains such equipment under Section 6.03 above.
If any part of the Property or the Project is damaged by any act or omission of Tenant, Tenant shall pay Landlord the cost of repairing or replacing such damaged property, whether or not Landlord would otherwise be obligated to pay the cost of
maintaining or repairing such property. It is the intention of Landlord and Tenant that at all times Tenant shall maintain the portions of the Property which Tenant is obligated to maintain in an attractive, first-class and fully operative
condition.



(b)Tenant shall fulfill all of
Tenants obligations under this Section 6.04 at Tenants sole expense. If Tenant fails to maintain, repair or replace the Property as required by this Section 6.04, Landlord may, upon ten (10) days prior notice to Tenant (except that
no notice shall be required in the case of an emergency), enter the Property and perform such maintenance or repair (including replacement, as needed) on behalf of Tenant. In such case, Tenant shall reimburse Landlord for all costs incurred in
performing such maintenance or repair immediately upon demand.



Section 6.05. Alterations, Additions, and Improvements.



(a)Tenant shall not make any alterations, additions, or improvements to the Property without Landlords prior written consent, except for non-structural alterations which do not exceed Ten Thousand Dollars ($10,000) in cost
cumulatively over the Lease Term and which are not visible from the outside of any building of which the Property is part. Landlord may require Tenant to provide demolition and/or lien and completion bonds in form and amount satisfactory to
Landlord. Tenant shall promptly remove any alterations, additions, or improvements constructed in violation of this Paragraph 6.05(a) upon Landlords written request. All alterations, additions, and improvements shall be done in a good and
workmanlike manner, in conformity with all applicable laws and regulations, and by a contractor approved by Landlord. Upon completion of any such work, Tenant shall provide Landlord with as built plans, copies of all construction
contracts, and proof of payment for all labor and materials.



(b)Tenant shall pay when due all claims for labor and material furnished to the Property. Tenant shall give Landlord at least twenty (20) days prior written notice of the commencement of any work on the Property, regardless of
whether Landlords consent to such work is required. Landlord may elect to record and post notices of non-responsibility on the Property.



Section 6.06. Condition upon Termination. Upon the termination of the Lease, Tenant shall surrender the Property to Landlord, broom clean
and in the same condition as received except for ordinary wear and tear which Tenant was not otherwise obligated to remedy under any provision of this Lease. However, Tenant shall not be obligated to repair any damage which Landlord is required to
repair under Article Seven (Damage or Destruction). In addition, Landlord may require Tenant to remove any alterations, additions or improvements made by Tenant (whether or not made with Landlords consent) prior to the expiration of the Lease
and to restore the Property to its prior condition, all at Tenants expense. All alterations, additions and improvements which Landlord has not required Tenant to remove shall become Landlords property and shall be surrendered to Landlord
upon the expiration or earlier termination of the Lease, except that Tenant may remove any of Tenants machinery or equipment which can be removed without material damage to the Property. Tenant shall repair, at Tenants expense, any
damage to the Property caused by the removal of any such machinery or equipment. In no event, however, shall Tenant remove any of the following materials or equipment (which shall be deemed Landlords property) without Landlords prior
written consent: any power wiring or power panels; lighting or lighting fixtures; wall coverings; drapes, blinds or other window coverings; carpets or other floor coverings; heaters, air conditioners or any other heating or air conditioning
equipment; fencing or security gates; or other similar building operating equipment and decorations.



ARTICLE SEVEN: DAMAGE OR DESTRUCTION



Section 7.01. Partial Damage to Property.



(a)Tenant shall notify Landlord in writing immediately upon the occurrence of any damage to the Property. If the Property is only partially damaged (i.e., less than fifty percent (50%) of the Property is
untenantable as a result of such damage or less than fifty percent (50%) of Tenants operations are materially impaired) and if the proceeds received by Landlord from the insurance policies described in Paragraph 4.04(b) are sufficient to pay
for the necessary repairs, this Lease shall remain in effect and Landlord shall repair the damage as soon as reasonably possible, provided Tenant shall be entitled to terminate this Lease if such damage is not substantially repaired within one
hundred and eighty (180) days from the date on which Tenants written notice to Landlord hereunder is delivered to Landlord pursuant to the provisions of Subsection 13.06 of this Lease. Landlord may elect (but is not required) to repair any
damage to Tenants fixtures, equipment, or improvements.



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|© 1988   |  | California Chapters of the Society of Industrial and Office Realtors,® Inc. |                         | 8 |  | Initials |                 | /s/ DR
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(b) If the insurance proceeds received by Landlord are not sufficient to pay the entire cost of
repair, or if the cause of the damage is not covered by the insurance policies which Landlord maintains under Paragraph 4.04(b), Landlord may elect either to (i) repair the damage as soon as reasonably possible, in which case this Lease shall remain
in full force and effect, or (ii) terminate this Lease as of the date the damage occurred. Landlord shall notify Tenant within thirty (30) days after receipt of notice of the occurrence of the damage whether Landlord elects to repair the damage or
terminate the Lease. If Landlord elects to repair the damage, Tenant shall pay Landlord the deductible amount (if any) under Landlords insurance policies and, if the damage was due to an act or omission of Tenant, or Tenants
employees, agents, contractors or invitees, the difference between the actual cost of repair and any insurance proceeds received by Landlord. If Landlord elects to terminate this Lease, Tenant may elect to continue this Lease in full force and
effect, in which case Tenant shall repair any damage to the Property and any building in which the Property is located. Tenant shall pay the cost of such repairs, except that upon satisfactory completion of such repairs, Landlord shall deliver to
Tenant any insurance proceeds received by Landlord for the damage repaired by Tenant. Tenant shall give Landlord written notice of such election within ten (10) days after receiving Landlords termination notice.



(c)If the damage to the Property occurs during the last six (6)
months of the Lease Term and such damage will require more than thirty (30) days to repair, either Landlord or Tenant may elect to terminate this Lease as of the date the damage occurred, regardless of the sufficiency of any insurance proceeds. The
party electing to terminate this Lease shall give written notification to the other party of such election within thirty (30) days after Tenants notice to Landlord of the occurrence of the damage.



Section 7.02. Substantial or Total Destruction. If the Property
is substantially or totally destroyed by any cause whatsoever (i.e., the damage to the Property is greater than partial damage as described in Section 7.01), and regardless of whether Landlord receives any insurance proceeds, this Lease shall
terminate as of the date the destruction occurred. Notwithstanding the preceding sentence, if the Property can be rebuilt within six (6) months after the date of destruction, Landlord may elect to rebuild the Property at Landlords own expense,
in which case this Lease shall remain in full force and effect. Landlord shall notify Tenant of such election within thirty (30) days after Tenants notice of the occurrence of total or substantial destruction. If Landlord so elects, Landlord
shall rebuild the Property at Landlords sole expense, except that if the destruction was caused by an act or omission of Tenant, Tenant shall pay Landlord the difference between the actual cost of rebuilding and any insurance proceeds received
by Landlord.



Section 7.03. Temporary Reduction of Rent.
If the Property is destroyed or damaged and Landlord or Tenant repairs or restores the Property pursuant to the provisions of this Article Seven, any rent payable during the period of such damage, repair and/or restoration shall be reduced according
to the degree, if any, to which Tenants use of the Property is impaired. However, the reduction shall not exceed the sum of one years payment of Base Rent, insurance premiums and real property taxes. Except for such possible reduction in
Base Rent, insurance premiums and real property taxes, Tenant shall not be entitled to any compensation, reduction, or reimbursement from Landlord as a result of any damage, destruction, repair, or restoration of or to the Property.



Section 7.04. Waiver. Tenant waives the protection of any statute,
code or judicial decision which grants a tenant the right to terminate a lease in the event of the substantial or total destruction of the leased property. Tenant agrees that the provisions of Section 7.02 above shall govern the rights and
obligations of Landlord and Tenant in the event of any substantial or total destruction to the Property.



ARTICLE EIGHT: CONDEMNATION



If all or any portion of the Property is taken under the power of eminent domain or sold under the threat of that power (all of which are called Condemnation), this Lease shall terminate as to the part taken or sold on the date
the condemning authority takes title or possession, whichever occurs first. If more than twenty percent (20%) of the floor area of the building in which the Property is located, or which is located on the Property, is taken, either Landlord or
Tenant may terminate this Lease as of the date the condemning authority takes title or possession, by delivering written notice to the other within ten (10) days after receipt of written notice of such taking (or in the absence of such notice,
within ten (10) days after the condemning authority takes title or possession). If neither Landlord nor Tenant terminates this Lease, this Lease shall remain in effect as to the portion of the Property not taken, except that the Base Rent and
Additional Rent shall be reduced in proportion to the reduction in the floor area of the Property. Any Condemnation award or payment shall be distributed in the following order: (a) first, to any ground lessor, mortgagee or beneficiary under a deed
of trust encumbering the Property, the amount of its interest in the Property; (b) second, to Tenant, only the amount of any award specifically designated for loss of or damage to Tenants trade fixtures or removable personal property; and (c)
third, to Landlord, the remainder of such award, whether as compensation for reduction in the value of the leasehold, the taking of the fee, or otherwise. If this Lease is not terminated, Landlord shall repair any damage to the Property caused by
the Condemnation, except that Landlord shall not be obligated to repair any damage for which Tenant has been reimbursed by the condemning authority. If the severance damages received by Landlord are not sufficient to pay for such repair, Landlord
shall have the right to either terminate this Lease or make such repair at Landlords expense.



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|© 1988   |  | California Chapters of the Society of Industrial and Office Realtors,® Inc. |                         | 9 |  | Initials |                 | /s/ DR
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ARTICLE Nine: ASSIGNMENT AND SUBLETTING



Section 9.01. Landlords Consent Required. No portion of the Property or of Tenants interest in this Lease
may be acquired by any other person or entity, whether by sale, assignment, mortgage, sublease, transfer, operation of law, or act of Tenant, without Landlords prior written consent, except as provided in Section 9.02 below. Landlord has the
right to grant or withhold its consent as provided in Section 9.05 below. Any attempted transfer without consent shall be void and shall constitute a non-curable breach of this Lease. If Tenant is a partnership, any cumulative transfer of more than
twenty percent (20%) of the partnership interests shall require Landlords consent. If Tenant is a corporation, any change in the ownership of a controlling interest of the voting stock of the corporation shall require Landlords consent.



Section 9.02. Tenant Affiliate. Tenant may assign this
Lease or sublease the Property, without Landlords consent, to any corporation which controls, is controlled by or is under common control with Tenant, or to any corporation resulting from the merger of or consolidation with Tenant
(Tenants Affiliate). In such case, any Tenants Affiliate shall assume in writing all of Tenants obligations under this Lease.



Section 9.03. No Release of Tenant. No transfer permitted by this Article Nine, whether with or without Landlords consent, shall release
Tenant or change Tenants primary liability to pay the rent and to perform all other obligations of Tenant under this Lease. Landlords acceptance of rent from any other person is not a waiver of any provision of this Article Nine. Consent
to one transfer is not a consent to any subsequent transfer. If Tenants transferee defaults under this Lease, Landlord may proceed directly against Tenant without pursuing remedies against the transferee. Landlord may consent to subsequent
assignments or modifications of this Lease by Tenants transferee, without notifying Tenant or obtaining its consent. Such action shall not relieve Tenants liability under this Lease.



Section 9.04. Offer to Terminate. If Tenant desires to assign the
Lease or sublease the Property, Tenant shall have the right to offer, in writing, to terminate the Lease as of a date specified in the offer. If Landlord elects in writing to accept the offer to terminate within twenty (20) days after notice of the
offer, the Lease shall terminate as of the date specified and all the terms and provisions of the Lease governing termination shall apply. If Landlord does not so elect, the Lease shall continue in effect until otherwise terminated and the
provisions of Section 9.05 with respect to any proposed transfer shall continue to apply.



Section 9.05. Landlords Consent.



(a)Tenants request for consent to any transfer described in Section 9.01 shall set forth in writing the details of the proposed transfer, including the name, business and financial condition of the
prospective transferee, financial details of the proposed transfer (e.g., the term of and the rent and security deposit payable under any proposed assignment or sublease), and any other information Landlord deems relevant. Landlord shall have the
right to withhold consent, if reasonable, or to grant consent, based on the following factors: (i) the business of the proposed assignee or subtenant and the proposed use of the Property; (ii) the net worth and financial reputation of the proposed
assignee or subtenant; (iii) Tenants compliance with all of its obligations under the Lease; and (iv) such other factors as Landlord may reasonably deem relevant. If Landlord objects to a proposed assignment solely because of the net worth
and/or financial reputation of the proposed assignee, tenant may nonetheless sublease (but not assign), all or a portion of the Property to the proposed transferee, but only on the other terms of the proposed transfer.



(b)If Tenant assigns or subleases, the following shall apply:



(i) Tenant shall pay to Landlord as
Additional Rent under the Lease the Landlords Share (stated in Section 1.13) of the Profit (defined below) on such transaction as and when received by Tenant, unless Landlord gives written notice to Tenant and the assignee or subtenant that
Landlords Share shall be paid by the assignee or subtenant to Landlord directly. The Profit means (A) all amounts paid to Tenant for such assignment or sublease, including key money, monthly rent in excess of the
monthly rent payable under the Lease, and all fees and other consideration paid for the assignment or sublease, including fees under any collateral agreements, less (B) costs and expenses directly incurred by Tenant in connection with the execution
and performance of such assignment or sublease for real estate brokers commissions and costs of renovation or construction of tenant improvements required under such assignment or sublease. Tenant is entitled to recover such costs and expenses
before Tenant is obligated to pay the Landlords Share to Landlord. The Profit in the case of a sublease of less than all the Property is the rent allocable to the subleased space as a percentage on a square footage basis.



(ii) Tenant shall provide Landlord a written statement
certifying all amounts to be paid from any assignment or sublease of the Property within thirty (30) days after the transaction documentation is signed, and Landlord may inspect Tenants books and records to verify the accuracy of such
statement. On written request, Tenant shall promptly furnish to Landlord copies of all the transaction documentation, all of which shall be certified by Tenant to be complete, true and correct. Landlords receipt of Landlords Share shall
not be a consent to any further assignment or subletting. The breach of Tenants obligation under this Paragraph 9.05(b) shall be a material default of the Lease.



Section 9.06. No Merger. No merger shall result from Tenants sublease of the Property under this Article Nine,
Tenants surrender of this Lease or the termination of this Lease in any other manner. In any such event, Landlord may terminate any or all subtenancies or succeed to the interest of Tenant as sublandlord under any or all subtenancies.



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|© 1988   |  | California Chapters of the Society of Industrial and Office Realtors,® Inc. |                         | 10 |  | Initials |                 | /s/ DR
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ARTICLE TEN: DEFAULTS; REMEDIES



Section 10.01. Covenants and Conditions. Tenants performance of each of Tenants obligations under
this Lease is a condition as well as a covenant. Tenants right to continue in possession of the Property is conditioned upon such performance. Time is of the essence in the performance of all covenants and conditions.



Section 10.02. Defaults. Tenant shall be in material default
under this Lease:



(a)If Tenant abandons the Property
or if Tenants vacation of the Property results in the cancellation of any insurance described in Section 4.04;



(b)If Tenant fails to pay rent or any other charge within ten (10) business days from the date when due after one (1) business days written
notice from Landlord;



(c)If Tenant fails to perform
any of Tenants non-monetary obligations under this Lease for a period of thirty (30) days after written notice from Landlord; provided that if more than thirty (30) days are required to complete such performance, Tenant shall not be in default
if Tenant commences such performance within the thirty (30) -day period and thereafter diligently pursues its completion. However, Landlord shall not be required to give such notice if Tenants failure to perform constitutes a non-curable
breach of this Lease. The notice required by this Paragraph is intended to satisfy any and all notice requirements imposed by law on Landlord and is not in addition to any such requirement.



(d)(i) If Tenant makes a general assignment or general arrangement
for the benefit of creditors; (ii) if a petition for adjudication of bankruptcy or for reorganization or rearrangement is filed by or against Tenant and is not dismissed within thirty (30) days; (iii) if a trustee or receiver is appointed to take
possession of substantially all of Tenants assets located at the Property or of Tenants interest in this Lease and possession is not restored to Tenant within thirty (30) days; or (iv) if substantially all of Tenants assets located
at the Property or of Tenants interest in this Lease is subjected to attachment, execution or other judicial seizure which is not discharged within thirty (30) days. If a court of competent jurisdiction determines that any of the acts
described in this subparagraph (d) is not a default under this Lease, and a trustee is appointed to take possession (or if Tenant remains a debtor in possession) and such trustee or Tenant transfers Tenants interest hereunder, then Landlord
shall receive, as Additional Rent, the excess, if any, of the rent (or any other consideration) paid in connection with such assignment or sublease over the rent payable by Tenant under this Lease.



(e)If any guarantor of the Lease revokes or otherwise terminates, or
purports to revoke or otherwise terminate, any guaranty of all or any portion of Tenants obligations under the Lease. Unless otherwise expressly provided, no guaranty of the Lease is revocable.



Section 10.03. Remedies. On the occurrence of any material
default by Tenant, Landlord may, at any time thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy which Landlord may have:



(a)Terminate Tenants right to possession of the Property by any lawful means, in which case this Lease shall
terminate and Tenant shall immediately surrender possession of the Property to Landlord. In such event, Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenants default, including (i) the worth at
the time of the award of the unpaid Base Rent, Additional Rent and other charges which Landlord had earned at the time of the termination; (ii) the worth at the time of the award of the amount by which the unpaid Base Rent, Additional Rent and other
charges which Landlord would have earned after termination until the time of the award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided; (iii) the worth at the time of the award of the amount by which
the unpaid Base Rent, Additional Rent and other charges which Tenant would have paid for the balance of the Lease term after the time of award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided; and (iv)
any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenants failure to perform its obligations under the Lease or which in the ordinary course of things would be likely to result therefrom, including,
but not limited to, any costs or expenses Landlord incurs in maintaining or preserving the Property after such default, the cost of recovering possession of the Property, expenses of reletting, including necessary renovation or alteration of the
Property, Landlords reasonable attorneys fees incurred in connection therewith, and any real estate commission paid or payable. As used in subparts (i) and (ii) above, the worth at the time of the award is computed by
allowing interest on unpaid amounts at the rate of fifteen percent (15%) per annum, or such lesser amount as may then be the maximum lawful rate. As used in subpart (iii) above, the worth at the time of the award is computed by
discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of the award, plus one percent (1%). If Tenant has abandoned the Property, Landlord shall have the option of (i) retaking possession of the
Property and recovering from Tenant the amount specified in this Paragraph 10.03(a), or (ii) proceeding under Paragraph 10.03(b);



(b)Maintain Tenants right to possession, in which case this Lease shall continue in effect whether or not Tenant has abandoned the Property.
In such event, Landlord shall be entitled to enforce all of Landlords rights and remedies under this Lease, including the right to recover the rent as it becomes due;



(c)Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the state
in which the Property is located.



|         |  |                                                                             |                         |    |  |          |                 |       
|-------- |  | --------------------------------------------------------------------------- | ----------------------- | -- |  | -------- | --------------- | ------
|© 1988   |  | California Chapters of the Society of Industrial and Office Realtors,® Inc. |                         | 11 |  | Initials |                 | /s/ DR
|         |  |                                                                             | (Multi-Tenant Net Form) |    |  |          | /s/ JNA /s/ TBW
|         |  |                                                                             |                         |    |  |          |                
|FORM SMN |  |                                                                             |                         |    |  |          |                 |       



---

Section 10.04. Repayment of Free Rent. If this Lease provides for a
postponement of any monthly rental payments, a period of free rent or other rent concession, such postponed rent or free rent is called the Abated Rent. Tenant shall be credited with having paid all of the Abated
Rent on the expiration of the of the Lease Term only if Tenant has fully, faithfully, and punctually performed all of Tenants obligations hereunder, including the payment of all rent (other than the Abated Rent) and all other monetary
obligations and the surrender of the Property in the physical condition required by this Lease. Tenant acknowledges that its right to receive credit for the Abated Rent is absolutely conditioned upon Tenants full, faithful and punctual
performance of its obligations under this Lease. If Tenant defaults and does not cure within any applicable grace period, the Abated Rent shall immediately become due and payable in full and this Lease shall be enforced as if there were no such rent
abatement or other rent concession. In such case Abated Rent shall be calculated based on the full initial rent payable under this Lease.



Section 10.05. Automatic Termination. Notwithstanding any other term or provision hereof to the contrary, the Lease shall terminate on the
occurrence of any act which affirms the Landlords intention to terminate the Lease as provided in Section 10.03 hereof, including the filing of an unlawful detainer action against Tenant. On such termination, Landlords damages for
default shall include all costs and fees, including reasonable attorneys fees that Landlord incurs in connection with the filing, commencement, pursuing and/or defending of any action in any bankruptcy court or other court with respect to the
Lease; the obtaining of relief from any stay in bankruptcy restraining any action to evict Tenant; or the pursuing of any action with respect to Landlords right to possession of the Property. All such damages suffered (apart from Base Rent and
other rent payable hereunder) shall constitute pecuniary damages which must be reimbursed to Landlord prior to assumption of the Lease by Tenant or any successor to Tenant in any bankruptcy or other proceeding.



Section 10.06. Cumulative Remedies. Landlords exercise of any
right or remedy shall not prevent it from exercising any other right or remedy.



ARTICLE ELEVEN: PROTECTION OF LENDERS



Section 11.01. Subordination. Landlord shall have the right to subordinate this Lease to any ground lease, deed of trust or mortgage encumbering the Property, any advances made on the security thereof and any renewals,
modifications, consolidations, replacements or extensions thereof, whenever made or recorded. Tenant shall cooperate with Landlord and any lender which is acquiring a security interest in the Property or the Lease. Tenant shall execute such further
documents and assurances as such lender may require, provided that Tenants obligations under this Lease shall not be increased in any material way (the performance of ministerial acts shall not be deemed material), and Tenant shall not be
deprived of its rights under this Lease. Tenants right to quiet possession of the Property during the Lease Term shall not be disturbed if Tenant pays the rent and performs all of Tenants obligations under this Lease and is not otherwise
in default. If any ground lessor, beneficiary or mortgagee elects to have this Lease prior to the lien of its ground lease, deed of trust or mortgage and gives written notice thereof to Tenant, this Lease shall be deemed prior to such ground lease,
deed of trust or mortgage whether this Lease is dated prior or subsequent to the date of said ground lease, deed of trust or mortgage or the date of recording thereof.



Section 11.02. Attornment. If Landlords interest in the Property is acquired by any ground lessor, beneficiary
under a deed of trust, mortgagee, or purchaser at a foreclosure sale, Tenant shall attorn to the transferee of or successor to Landlords interest in the Property and recognize such transferee or successor as Landlord under this Lease. Tenant
waives the protection of any statute or rule of law which gives or purports to give Tenant any right to terminate this Lease or surrender possession of the Property upon the transfer of Landlords interest.



Section 11.03. Signing of Documents. Tenant shall sign and deliver any
instrument or documents necessary or appropriate to evidence any such attornment or subordination or agreement to do so. If Tenant fails to do so within ten (10) days after written request, Tenant hereby makes, constitutes and irrevocably appoints
Landlord, or any transferee or successor of Landlord, the attorney-in-fact of Tenant to execute and deliver any such instrument or document.



Section 11.04. Estoppel Certificates.



(a)Upon either partys written request, the other party shall execute, acknowledge and deliver to the requesting party a written statement
certifying: (i) that none of the terms or provisions of this Lease have been changed (or if they have been changed, stating how they have been changed); (ii) that this Lease has not been cancelled or terminated; (iii) the last date of payment of the
Base Rent and other charges and the time period covered by such payment; (iv) that the responding party is not in default under this Lease (or, if responding party is claimed to be in default, stating why); and (v) such other representations or
information with respect to responding party or the Lease as the requesting party may reasonably request or in the case of Landlord, which any prospective purchaser or encumbrancer of the Property may require. The responding party shall deliver such
statement to the other party within ten (10) days after the request thereof. Landlord may give any such statement by Tenant to any prospective purchaser or encumbrancer of the Property. Such purchaser or encumbrancer may rely conclusively upon such
statement as true and correct. Landlord shall be entitled to receive information concerning the terms and conditions of any sublease or assignment, whether Landlord has consented thereto or not.



(b)If the responding party does not
deliver such statement to the other party within such ten (10)-day period, requesting party, and any prospective purchaser or encumbrancer, may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease
have not been changed except as otherwise represented by the requesting party; (ii) that this Lease has not been cancelled or terminated except as otherwise represented by the requesting party; (iii) that not more than one months Base Rent or
other charges have been paid in advance; and (iv) that Landlord is not in default under the Lease. In such event, the party charged with responding shall be estopped from denying the truth of such facts.



|         |  |                                                                             |                         |    |  |          |                 |       
|-------- |  | --------------------------------------------------------------------------- | ----------------------- | -- |  | -------- | --------------- | ------
|© 1988   |  | California Chapters of the Society of Industrial and Office Realtors,® Inc. |                         | 12 |  | Initials |                 | /s/ DR
|         |  |                                                                             | (Multi-Tenant Net Form) |    |  |          | /s/ JNA /s/ TBW
|         |  |                                                                             |                         |    |  |          |                
|FORM SMN |  |                                                                             |                         |    |  |          |                 |       



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Section 11.05. Tenants Financial Condition. Within ten (10) days after written
request from Landlord, Tenant shall deliver to Landlord such financial statements as Landlord reasonably requires to verify the net worth of Tenant or any assignee, subtenant, or guarantor of Tenant. In addition, Tenant shall deliver to any lender
designated by Landlord any financial statements required by such lender to facilitate the financing or refinancing of the Property. Tenant represents and warrants to Landlord that each such financial statement is a true and accurate statement as of
the date of such statement. All financial statements shall be confidential and shall be used only for the purposes set forth in this Lease.



ARTICLE TWELVE: LEGAL COSTS



Section 12.01. Legal Proceedings. If Tenant or Landlord shall be in breach or default under this Lease, such party (the Defaulting
Party) shall reimburse the other party (the Nondefaulting Party) upon demand for any reasonable costs or expenses that the Nondefaulting Party incurs in connection with any breach or default of the Defaulting Party under this
Lease, whether or not suit is commenced or judgment entered. Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore, if any action for breach of or to enforce the
provisions of this Lease is commenced, the court in such action shall award to the party in whose favor a judgment is entered, a reasonable sum as attorneys fees and costs. The losing party in such action shall pay such attorneys fees
and costs. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability Landlord may incur if Landlord becomes or is made a party to any claim or action (a) instituted by Tenant against any
third party, or by any third party against Tenant, or by or against any person holding any interest under or using the Property by license of or agreement with Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant
or such other person; (c) otherwise arising out of or resulting from any act or transaction of Tenant or such other person; or (d) necessary to protect Landlords interest under this Lease in a bankruptcy proceeding of Tenant, or other
proceeding of Tenant under Title 11 of the United States Code, as amended. Tenant shall defend Landlord against any such claim or action at Tenants expense with counsel reasonably acceptable to Landlord or, at Landlords election, Tenant
shall reimburse Landlord for any legal fees or costs Landlord incurs in any such claim or action.



Section 12.02. Landlords Consent. Tenant shall pay Landlords reasonable attorneys fees incurred in connection with Tenants
request for Landlords consent under Article Nine (Assignment and Subletting), or in connection with any other act which Tenant proposes to do and which requires Landlords consent.



ARTICLE THIRTEEN: MISCELLANEOUS PROVISIONS



Section 13.01. Non-Discrimination. Tenant promises, and it is a
condition to the continuance of this Lease, that there will be no discrimination against, or segregation of, any person or group of persons on the basis of race, color, sex, creed, national origin or ancestry in the leasing, subleasing,
transferring, occupancy, tenure or use of the Property or any portion thereof.



Section 13.02. Landlords Liability; Certain Duties.



(a)As used in this Lease, the term Landlord means only the current owner or owners of the fee title to the Property or Project or the
leasehold estate under a ground lease of the Property or Project at the time in question. Each Landlord is obligated to perform the obligations of Landlord under this Lease only during the time such Landlord owns such interest or title. Any Landlord
who transfers its title or interest is relieved of all liability with respect to the obligations of Landlord under this Lease to be performed on or after the date of transfer provided the successor Landlord expressly assumes Landlords
obligations for the remainder of the Lease. However, each Landlord shall deliver to its transferee all funds that Tenant previously paid if such funds have not yet been applied under the terms of this Lease.



(b)Tenant shall give written notice of any failure by Landlord to
perform any of its obligations under this Lease to Landlord and to any ground lessor, mortgagee or beneficiary under any deed of trust encumbering the Property whose name and address have been furnished to Tenant in writing. Landlord shall not be in
default under this Lease unless Landlord (or such ground lessor, mortgagee or beneficiary) fails to cure such non-performance within thirty (30) days after receipt of Tenants notice. However, if such non-performance reasonably requires more
than thirty (30) days to cure, Landlord shall not be in default if such cure is commenced within such thirty (30) -day period and thereafter diligently pursued to completion; provided that, in the event such default is not substantially cured within
one hundred eighty (180) days from delivery of Notice from Tenant hereunder, Tenant may terminate this Lease.



(c)Notwithstanding any term or provision herein to the contrary, the liability of Landlord for the performance of its duties and obligations under
this Lease is limited to Landlords interest in the Property and the Project, and neither the Landlord nor its partners, shareholders, officers or other principals shall have any personal liability under this Lease.



Section 13.03. Severability. A determination by a court of competent
jurisdiction that any provision of this Lease or any part thereof is illegal or unenforceable shall not cancel or invalidate the remainder of such provision or this Lease, which shall remain in full force and effect.



Section 13.04. Interpretation. The
captions of the Articles or Sections of this Lease are to assist the parties in reading this Lease and are not part of the terms or provisions of this Lease. Whenever required by the context of this Lease, the singular shall include the plural and
the plural shall include the singular. The masculine, feminine and neuter genders shall each include the other. In any provision relating to the conduct, acts or omissions of Tenant, the term Tenant shall include Tenants agents,
employees, contractors, invitees, successors or others using the Property with Tenants expressed or implied permission.



|         |  |                                                                             |                         |    |  |          |                 |       
|-------- |  | --------------------------------------------------------------------------- | ----------------------- | -- |  | -------- | --------------- | ------
|© 1988   |  | California Chapters of the Society of Industrial and Office Realtors,® Inc. |                         | 13 |  | Initials |                 | /s/ DR
|         |  |                                                                             | (Multi-Tenant Net Form) |    |  |          | /s/ JNA /s/ TBW
|         |  |                                                                             |                         |    |  |          |                
|FORM SMN |  |                                                                             |                         |    |  |          |                 |       



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Section 13.05. Incorporation of Prior Agreements; Modifications. This Lease is the only agreement
between the parties pertaining to the lease of the Property and no other agreements are effective. All amendments to this Lease shall be in writing and signed by all parties. Any other attempted amendment shall be void.



Section 13.06. Notices. All notices required or permitted under this
Lease shall be in writing and shall be personally delivered or sent by certified mail, return receipt requested, postage prepaid. Notices to Tenant shall be delivered to the address specified in Section 1.03 above, except that upon Tenants
taking possession of the Property, the Property shall be Tenants address for notice purposes. Notices to Landlord shall be delivered to the address specified in Section 1.02 above. All notices shall be effective upon delivery. Either party may
change its notice address upon written notice to the other party.



Section 13.07. Waivers. All waivers must be in writing and signed by the waiving party. Landlords failure to enforce any provision of this Lease or its acceptance of rent shall not be a waiver and shall not prevent Landlord
from enforcing that provision or any other provision of this Lease in the future. No statement on a payment check from Tenant or in a letter accompanying a payment check shall be binding on Landlord. Landlord may, with or without notice to Tenant,
negotiate such check without being bound to the conditions of such statement.



Section 13.08. No Recordation. Tenant shall not record this Lease without prior written consent from Landlord. However, either Landlord or Tenant may require that a Short Form memorandum of this
Lease executed by both parties be recorded. The party requiring such recording shall pay all transfer taxes and recording fees.



Section 13.09. Binding Effect; Choice of Law. This Lease binds any party who legally acquires any rights or interest in this Lease from Landlord or
Tenant. However, Landlord shall have no obligation to Tenants successor unless the rights or interests of Tenants successor are acquired in accordance with the terms of this Lease. The laws of the state in which the Property is located
shall govern this Lease.



Section 13.10. Corporate
Authority; Partnership Authority. If any party hereto is a corporation, each person signing this Lease on behalf of such party represents and warrants that he has full authority to do so and that this Lease binds the corporation. Within thirty
(30) days after this Lease is signed, each corporate party shall deliver to the other party a certified copy of a resolution of its Board of Directors authorizing the execution of this Lease or other evidence of such authority reasonably acceptable
to the party entitled thereto. If Tenant is a partnership, each person or entity signing this Lease for Tenant represents and warrants that he or it is a general partner of the partnership, that he or it has full authority to sign for the
partnership and that this Lease binds the partnership and all general partners of the partnership. Tenant shall give written notice to Landlord of any general partners withdrawal or addition. Within thirty (30) days after this Lease is signed,
Tenant shall deliver to Landlord a copy of Tenants recorded statement of partnership or certificate of limited partnership.



Section 13.11. Joint and Several Liability. All parties signing this Lease as Tenant shall be jointly and severally liable for all obligations of
Tenant.



Section 13.12. Force Majeure. If Landlord or
Tenant cannot perform any of its obligations due to events beyond Landlords or Tenants control, the time provided for performing such obligations shall be extended by a period of time equal to the duration of such events. Events beyond
Landlords or Tenants control include, but are not limited to, acts of God, war, civil commotion, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material, government regulation or restriction and weather
conditions.



Section 13.13. Execution of Lease. This
Lease may be executed in counterparts and, when all counterpart documents are executed, the counterparts shall constitute a single binding instrument. Landlords delivery of this Lease to Tenant shall not be deemed to be an offer to lease and
shall not be binding upon either party until executed and delivered by both parties.



Section 13.14. Survival. All representations and warranties of Landlord and Tenant shall survive the termination of this Lease.



ARTICLE FOURTEEN: BROKERS



Section 14.01. Brokers Fee. When this Lease is signed by and delivered to both Landlord and Tenant, Landlord shall pay a real estate
commission to Landlords Broker named in Section 1.08 above, if any, as provided in the written agreement between Landlord and Landlords Broker. Landlord shall pay Landlords Broker a commission if Tenant exercises any option to
extend the Lease Term or to buy the Property, or any similar option or right which Landlord may grant to Tenant, or if Landlords Broker is the procuring cause of any other lease or sale entered into between Landlord and Tenant covering the
Property. Such commission shall be the amount set forth in Landlords Brokers commission schedule in effect as of the execution of this Lease. If a Tenants Broker is named in Section 1.08 above, Landlords Broker shall pay an
appropriate portion of its commission to Tenants Broker if so provided in any agreement between Landlords Broker and Tenants Broker. Nothing contained in this Lease shall impose any obligation on Landlord to pay a commission or fee
to any party other than Landlords Broker.



Section 14.02. Protection of Brokers. If Landlord sells the Property, or assigns Landlords interest in this Lease, the buyer or assignee shall, by accepting such conveyance of the
Property or assignment of the Lease, be conclusively deemed to have agreed to make all payments to Landlords Broker thereafter required of Landlord under this Article Fourteen. Landlords Broker shall have the right to bring a legal
action to enforce or declare rights under this provision. The prevailing party in such action shall be entitled to reasonable attorneys fees to be paid by the losing party. Such attorneys fees shall be fixed by the court in such action.
This Paragraph is included in this Lease for the benefit of Landlords Broker.



|         |  |                                                                             |                         |    |  |          |                 |       
|-------- |  | --------------------------------------------------------------------------- | ----------------------- | -- |  | -------- | --------------- | ------
|© 1988   |  | California Chapters of the Society of Industrial and Office Realtors,® Inc. |                         | 14 |  | Initials |                 | /s/ DR
|         |  |                                                                             | (Multi-Tenant Net Form) |    |  |          | /s/ JNA /s/ TBW
|         |  |                                                                             |                         |    |  |          |                
|FORM SMN |  |                                                                             |                         |    |  |          |                 |       



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Section 14.03. Brokers Disclosure of Agency.Landlords Broker hereby discloses to
Landlord and Tenant and Landlord and Tenant hereby consent to Landlords Broker acting in this transaction as the agent of (check one):



 ̈Landlord exclusively; or



 ̈both Landlord and Tenant.



Section 14.04. No Other Brokers. Tenant represents and warrants to Landlord that the brokers named in Section 1.08 above are the only agents, brokers, finders or other parties with whom Tenant has dealt who are or may be
entitled to any commission or fee with respect to this Lease or the Property.



ADDITIONAL PROVISIONS MAY BE SET FORTH IN A RIDER OR RIDERS ATTACHED HERETO OR IN THE BLANK SPACE BELOW. IF NO ADDITIONAL PROVISIONS ARE INSERTED, PLEASE DRAW A LINE THROUGH THE SPACE BELOW.



[Line through space in the original.]



Landlord and Tenant have signed this Lease at the place and on the dates
specified adjacent to their signatures below and have initialed all Riders which are attached to or incorporated by reference in this Lease.



|               |  |                                                 |  |                                       
|-------------- |  | ----------------------------------------------- |  | --------------------------------------
|               |  |                                                 |  | LANDLORD                            
|               | 
|Signed on ,
19 |  | NATIONAL DISTRIBUTION AGENCY, INC.             
|               | 
|at
.           |  | _______________________________________________
|               |  |                                                
|               |  | By:                                             |  | /s/ John N. Alphson                   
|               |  |                                                 |  | John N. Alphson                       
|               |  | Its:                                            |  | Corporate Secretary                   
|               |  |                                                
|               |  | By:                                             |  | /s/ Thomas White                      
|               |  | Its:                                            |  | President                             
|               |  |                                                
|               |  |                                                 |  | TENANT                              
|               | 
|Signed on ,
19 |  | WINCUP HOLDINGS, INC.                          
|               | 
|at
.           |  | _______________________________________________
|               |  |                                                
|               |  | By:                                             |  | /s/ Donald Rogalski                   
|               |  |                                                 |  | Donald Rogalski                       
|               |  | Its:                                            |  | Senior Vice President  Administration
|               |  |                                                
|               |  | By:                                             |  | /s/ Michael V. Valenza                
|               |  |                                                 |  | Michael V. Valenza                    
|               |  | Its:                                            |  | Senior Vice President  Finance & CFO 



IN ANY REAL ESTATE
TRANSACTION, IT IS RECOMMENDED THAT YOU CONSULT WITH A PROFESSIONAL, SUCH AS A CIVIL ENGINEER, INDUSTRIAL HYGIENIST OR OTHER PERSON WITH EXPERIENCE IN EVALUATING THE CONDITION OF THE PROPERTY, INCLUDING THE POSSIBLE PRESENCE OF ASBESTOS, HAZARDOUS
MATERIALS AND UNDERGROUND STORAGE TANKS.



THIS PRINTED FORM
LEASE HAS BEEN DRAFTED BY LEGAL COUNSEL AT THE DIRECTION OF THE SOUTHERN CALIFORNIA CHAPTER OF THE SOCIETY OF INDUSTRIAL AND OFFICE REALTORS,® INC. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE SOUTHERN CALIFORNIA CHAPTER OF THE SOCIETY OF INDUSTRIAL AND OFFICE REALTORS,® INC., ITS LEGAL COUNSEL, THE REAL ESTATE BROKERS NAMED
HEREIN, OR THEIR EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE
OF SUCH LEGAL COUNSEL.



|         |  |                                                                             |                         |    |  |          |                 |       
|-------- |  | --------------------------------------------------------------------------- | ----------------------- | -- |  | -------- | --------------- | ------
|© 1988   |  | California Chapters of the Society of Industrial and Office Realtors,® Inc. |                         | 15 |  | Initials |                 | /s/ DR
|         |  |                                                                             | (Multi-Tenant Net Form) |    |  |          | /s/ JNA /s/ TBW
|         |  |                                                                             |                         |    |  |          |                
|FORM SMN |  |                                                                             |                         |    |  |          |                 |       



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|                                                                                                                          |  |                
|------------------------------------------------------------------------------------------------------------------------- |  | ---------------
|Exhibit A to Industrial Real Estate Sublease National Distribution Agency, Inc., Landlord WinCup Holdings, Inc., Tenant |  | /s/ JNA /s/ TBW



[Graphic Omitted]



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BASE RENT SCHEDULE



LEASE RIDER



RIDER NO. 1



This Rider is attached to and made a part of that certain Lease (the Lease) dated February 1, 1998, between National Distribution Agency,
Inc., a Delaware corporation, as Landlord, and WinCup Holdings, Inc., as Tenant; covering the premises constituting a portion of Project located at 211 West Cutting Blvd., Richmond, California (the Property). The terms used herein shall
have the same definitions as set forth in the Lease. The provisions of this Rider shall supersede any inconsistent or conflicting provisions of the Lease.



Section 1.12 Rent and Other Charges Payable by Tenant



This Rider sets forth the Base Rental payable under the Lease for the first and subsequent years.



|         |  |                                           |  |                  |          
|-------- |  | ----------------------------------------- |  | ---------------- | ---------
|         |  | Rental Period                             |  | MonthlyBase Rent
|Year 1 - |  | February 1, 1998 through May 30, 1998     |  | $                | 15,022.00
|         |  |                                          
|         |  | June 1, 1998 through January 31, 1999     |  | $                | 30,044.00
|         |  |                                          
|Year 2 - |  | February 1, 1999 through January 31, 2000 |  | $                | 31,080.00
|         |  |                                          
|Year 3 - |  | February 1, 2000 through January 31, 2001 |  | $                | 33,152.00



Minimum rental which would be due
based on assumed CPI increase of four percent (4%) per annum:



|         |  |                                           |  |   |          
|-------- |  | ----------------------------------------- |  | - | ---------
|Year 4 - |  | February 1, 2001 through January 31, 2002 |  | $ | 34,478.00
|         |  |                                          
|Year 5 - |  | February 1, 2002 through January 31, 2003 |  | $ | 35,857.00
|         |  |                                          
|Year 6 - |  | February 1, 2003 through January 31, 2004 |  | $ | 37,291.00
|         |  |                                          
|Year 7 - |  | February 1, 2004 through January 31, 2005 |  | $ | 38,783.00



Notwithstanding the foregoing, the
increased rental for the periods indicated are subject to the effective CPI increase for such periods as set forth in Section 1.12(a) of the Sublease.



|        |  |         |  |                
|------- |  | ------- |  | ---------------
|1/12/98 |  | Initial |  | /s/ DR         
|        |  |         |  | /s/ JNA /s/ TBW
|        |  |         |  |                



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TENANT IMPROVEMENT ALLOWANCE



LEASE RIDER



RIDER NO. 2



This Rider is attached to and made a part of that certain Lease (the Lease) dated February 1, 1998, between National Distribution Agency,
Inc., a Delaware corporation, as Landlord, and WinCup Holdings. Inc., as Tenant, covering the premises constituting a portion of Project located at 211 West Cutting Blvd., Richmond, California (the Property). The terms used herein shall
have the same definitions as set forth in the Lease. The provisions of this Rider shall supersede any inconsistent or conflicting provisions of the Lease.



The Tenant Improvement Allowance paid for by Landlord shall be amortized by equal monthly payments over the first four (4) years of the Lease, as
additional Rent. It is estimated by WinCup Holdings, Inc., that the Tenant Improvements shall not exceed Fifty Thousand Dollars and no/100 ($50,000). Any excess cost over the amount of $50,000, shall be paid by, and at the sole cost, of Tenant. It
is anticipated by Landlord, that the financing charge will be ten percent (10%) per annum for the Tenant Improvements provided by Landlord. The type and character of Tenant Improvements, whether paid by Landlord or those at Tenants option,
shall be subject to approval of plans and specifications, by the Building Department of the City of Richmond, as accepted by Sublessor and submitted to said Building Department.



|         |  |     |  |         |  |                
|-------- |  | --- |  | ------- |  | ---------------
|12/12/97 |  | -1- |  | Initial |  | /s/ DR         
|         |  |     |  |         |  | /s/ JNA /s/ TBW
|         |  |     |  |         |  |                
|         |  |     | 
|         |  |     |  |         |  |                



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OPTION(S) TO RENEW



LEASE RIDER



RIDER NO. 3



This Rider is attached to and made a part of that certain Lease (the Lease) dated February 1, 1998, between National Distribution Agency,
Inc., a Delaware corporation, as landlord or Sublessor, and WinCup Holdings, Inc., a Delaware corporation, as Tenant or Sublessee, covering the premises constituting a portion of Project located at 211 West Cutting Blvd., Richmond, California (the
Property). The terms used herein shall have the same definitions as set forth in the Lease. The provisions of this Rider shall supersede any inconsistent or conflicting provisions of the Lease.



1. Option to Renew Terms.



Provided Sublessee shall not be in material default of any terms or
conditions of this Sublease at the time of exercise of the particular Option to Extend provided herein, Sublessee shall have the right and option to extend the Initial Term for two (2) five-year periods, such five year periods are herein referred to
as the Extended Term; provided that, the Second Extended Term shall be for a shorter period ending concurrently with the termination of the Master Lease on January 24, 2015, unless prior, thereto, Sublessor shall have become the owner of
the fee title of the Leased Premises. Each Extended Term shall commence on the day next following the Term Expiration Date for the preceding Initial Term or Extended Term unless sooner terminated as herein provided and shall terminate on the fifth
anniversary of such Extended Term Commencement Date. Sublessee may exercise its right and option to extend the Initial Term or any applicable Extended Term only by giving Sublessor written notice of its intention to do so at least one hundred and
twenty (120) days prior to the end of the Initial Term or applicable Extended Term. The Sublease as extended shall be upon and subject to the terms and conditions set forth herein for the Initial Term except for exclusion of any free rent and,
further, that the Rent (defined below) shall be as specified in Section 2 hereof. Sublessor agrees and covenants that:



(a) Except for defaults committed by Sublessee, it will not commit or allow to be committed (and if committed, it will timely cure within
the periods set forth in the Master Lease), any event which would constitute an event of default under the Master Lease, including complying with an order or judgment of any court having jurisdiction, pursuant to a declaratory relief, or similar
action whereby the obligation of a matter of performance under the Master Lease, involving, but not limited to, compliance with any subsequently enacted ordinances or laws concerning seismic retrofitting and or repair to the Leased Premises, or any
portion thereof, is disputed between Master Lessor and Sublessor, and such a court order or judgment determines that the performance in dispute is the obligation of Sublessor under the Master Lease.



(b) That it will timely exercise its rights to extend the
term of the Master Lease so that at all times the remaining term of the Master Lease is at least as long as the remaining term of this Sublease, as the same may be extended by Sublessee from time to time, with the exception of the Third Extension
Term, as limited above.



2. Personal Options.



The Option(s) are personal to the Tenant named in Section 1.03 of the Lease
or any Tenants Affiliate described in Section 9.02 of the Lease. If Tenant subleases any portion of the Property or assigns or otherwise transfers any interest under the Lease to an entity other than a Tenants Affiliate prior to the
exercise of an Option (whether with or without Landlords consent), such Option and any succeeding Options shall lapse. If Tenant



|        |  |   |  |         |  |                
|------- |  | - |  | ------- |  | ---------------
|1/12/98 |  | 1 |  | Initial |  | /s/ DR         
|        |  |   |  |         |  | /s/ JNA /s/ TBW



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subleases any portion of the Property or assigns or otherwise transfers any interest of Tenant under the Lease to an
entity other than a Tenant Affiliate after the exercise of an Option but prior to the commencement of the respective Extension (whether with or without Landlords consent), such Option and any succeeding Options shall lapse and the Lease Term
shall expire as if such Option was not exercised. If Tenant subleases any portion of the Property or assigns or otherwise transfers any interest of Tenant under the Lease in accordance with Article 9 of the Lease, after the exercise of an Option,
and after the commencement of the Extension related to such Option, then the term of the Lease shall expire upon the expiration of the Extension during which such sublease or transfer occurred and only the succeeding Options shall lapse.



A. Calculation of Rent.



The Base Rent during the Extension(s) shall be determined by the following
method:



| | 1. |  | Cost of Living Adjustment.
| | -- |  | --------------------------



Rental Adjustment Date(s): The first day of the first month(s) of the 1st, and 2nd Extension(s) of the Lease Term.



The Base Rent shall be increased on the date(s) specified in Section A.1
above (the Rental Adjustment Date(s)), (i.e., February 1, 2005, and February 1, 2010), by reference to the index described in Paragraph 1.12(a) of the Sublease, as follows:



The Base Rent in effect immediately prior to the applicable Rental Adjustment Date (the Comparison Base Rent),
shall be increased by the percentage that the index has increased from the month in which the payment of the comparison base rent commenced through the month in which the applicable Rental Adjustment Date occurs. In no event shall the base rent be
reduced by reason of such computation.



|        |  |   |  |         |  |                
|------- |  | - |  | ------- |  | ---------------
|1/12/98 |  | 2 |  | Initial |  | /s/ DR         
|        |  |   |  |         |  | /s/ JNA /s/ TBW