Document:

EXHIBIT 10.1

                               ARMOR ELECTRIC INC.

                        2006 INCENTIVE STOCK OPTION PLAN
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                                    SECTION 1
                                  INTRODUCTION

1.1 ESTABLISHMENT. Armor Electric Inc., a Florida corporation, hereby
establishes the Armor Electric Inc. 2006 Stock Option Plan (the "Plan") for
employees, consultants, directors, and other persons associated with the Company
to whom the Board wishes to provide incentive. Armor Electric Inc., together
with its affiliated corporations, as defined in Section 2.1 hereafter, are
referred to as the "Company", except where the context otherwise requires.

1.2 PURPOSES. The purposes of this Plan are to (i) attract and retain the best
available personnel for positions of responsibility within the Company (ii)
provide incentives to employees, officers, and management of the Company, (iii)
provide Directors, Consultants and Advisors of the Company with an opportunity
to acquire a proprietary interest in the Company to encourage their continued
provision of services to the Company, and to provide such persons with
incentives and rewards for superior performance more directly linked to the
profitability of the Company's business and increases in shareholder value, and
(iv) generally to promote the success of the Company's business and the
interests of the Company and all of its stockholders, through the grant of
options to purchase shares of the Company's Common Stock.

 Incentive benefits granted hereunder may be either Incentive Stock Options,
Non-qualified Stock Options, stock awards, Restricted Shares or cash awards. The
types of options or other incentives granted shall be determined by the board or
the Compensation Committee and reflected in the terms of written agreements.

                                    SECTION 2
                                   DEFINITIONS

2.1 DEFINITIONS. The following terms will have the meanings set forth below:

"AFFILIATED CORPORATION" means any corporation or other entity (including, but
not limited to, a partnership) that is affiliated with the Company through stock
ownership or otherwise.

"BOARD" means the Board of Directors of the Company.

"CODE" means the Internal Revenue Code of the USA or the Income Tax Act of
Canada, as it may be amended form time to time, and as appropriate to the
context and as applies to the Eligible Participant.

<PAGE>

"EFFECTIVE DATE" means the effective date of the Plan, which will be August 16,
2006.

"ELIGIBLE PARTICIPANTS" means any employees (including, without limitation, all
officers), directors, consultants and any other persons whom the Board wishes to
incentivise to contribute to the fortunes of the Company and permitted by law or
policy to receive options.

"FAIR VALUE" means the value of a Share of Stock as determined by the Stock
Option Committee acting in good faith and in its sole discretion in accordance
with this Agreement. Notwithstanding the above, if the Stock is actively traded
in an established stock or quotation market, "FAIR VALUE" will mean the
officially quoted closing price of the Stock on such exchange (a "National
Exchange") on a particular date selected by the Stock Option Committee in
establishing the purchase price of Shares of the Option.

"STOCK OPTION COMMITTEE" means the Compensation Committee of the Company, unless
the Board strikes a separate committee, and in the absence of an empowered
committee shall mean the Board.

"NON-STATUTORY OPTION" means an Option granted under this Plan in accordance
with the requirements of the Code, as amended from time to time.

"OPTION" means a right to purchase Stock of the Company granted under this Plan
at a stated price for a specified period of time.

"OPTION PRICE" means the price at which shares of Stock subject to an Option may
be purchased, determined in accordance with this Agreement and as established by
the Stock Option Committee and contracted by the Option contract.

"OPTION HOLDER" means an Eligible Participant designated by the Stock Option
Committee from time to time during the term of the Plan to receive one or more
Options under the Plan.

"PLAN LIMIT" shall have the meaning set forth in section 4.1.

"SHARE" or "SHARES" means a share or shares of Stock.

"STOCK" means the common stock of the Company.

2.2 GENDER AND NUMBER. Except where otherwise indicated by the context, the
masculine gender also will include the feminine gender, and the definition of
any term herein in the singular also will include the plural.

                                       2
<PAGE>

                          SECTION 3 PLAN ADMINISTRATION

3.1 STOCK OPTION COMMITTEE. The Stock Option Committee will administer the Plan.
In accordance with the provisions of the Plan, the Stock Option Committee will,
in accordance with policies ordered by the Board but in the absence of board
direction in its sole discretion, select the Eligible Participants to whom
Options will be granted, the form of each Option, the amount of each Option, and
any other terms and conditions of each Option as the Stock Option Committee may
deem necessary and consistent with the terms of the Plan. The Stock Option
Committee will determine the form or forms of the agreements with Option
Holders. The agreements will evidence the particular provisions, terms,
conditions, rights and duties of the Company and the Option Holders with respect
to Options granted pursuant to the Plan, which provisions need not be identical
except as may be provided herein. The Stock Option Committee may from time to
time adopt such rules and regulations for carrying out the purposes of the Plan
as it may deem proper and in the best interests of the Company. The Stock Option
Committee may correct any defect, supply any omission or reconcile any
inconsistency in the Plan or in any agreement entered into hereunder in the
manner and to the extent it may deem expedient and it will be the sole and final
judge of such expediency. No member of the Stock Option Committee will be liable
for any action or determination made in good faith, and all members of the
Committee will, in addition to their rights as directors, be fully protected by
the Company with respect to any such action, determination or interpretation.
The determinations, interpretations and other actions of the Stock Option
Committee pursuant to the provisions of the Plan will be binding and conclusive
for all purposes and on all persons.

                                    SECTION 4
                    STOCK SUBJECT TO THE PLAN AND EXCEPTIONS

4.1 PLAN LIMIT. A maximum of 5,000,000 Shares ("PLAN LIMIT") are authorized for
issuance under the Plan in accordance with the provisions of the Plan. Shares
that are issued upon the exercise of Options will be deducted from the Plan
Limit and such Plan Limit shall not be increased without approval of the board
or, if shareholders of the Company have so required, without approval of the
shareholders of the Company. While any Options are outstanding, the Company will
retain as authorized and unissued Stock at least the number of Shares from time
to time required under the provisions of the Plan or otherwise assure itself of
its ability to perform its obligations hereunder.

4.2 UNUSED AND FORFEITED STOCK. Any Shares that are subject to an Option under
this Plan that are not used because the terms and conditions of the Option are
not met or any Shares that are used for full or partial payment of the purchase
price of Shares with respect to which an Option is exercised or any Shares
retained by the Company for any purpose of this Plan automatically will be
returned to the Plan Limit and become available for again for use under the
Plan.

4.3 ADJUSTMENTS FOR STOCK SPLIT, STOCK DIVIDEND, ETC. If the Company at any time
increases or decreases the number of its outstanding Shares of Stock, or changes
in any way the rights and privileges of such Shares by means of the Payment of a
Stock dividend or any other distribution upon such Shares payable in Stock, or
through a stock split, subdivision, consolidation, combination, reclassification
or recapitialization involving the Stock, then, in relation to the Stock that is
affected by the above events, the provisions of this Section 4.3 will apply. In
such event, the numbers, rights and privileges of the following will be
increased, decreased or changed in like manner as if such shares had been issued
and outstanding, fully paid and non-assessable at the time of such event:

                                       3
<PAGE>

      (i)   adjustment to the Shares of Stock as to which Options may be granted
            under the Plan; and

      (ii)  adjustment to the exercise price of each outstanding Option granted
            hereunder.

4.4 GENERAL ADJUSTMENT RULES. If any adjustment or substitution provided for in
this Section 4 will result in the creation of a fractional Share under any
Option, the number of Shares subject to the Option will be rounded to the next
higher Share.

4.5 DETERMINATION BY STOCK OPTION COMMITTEE, ETC. Adjustments under this Section
4 will be made by the Stock Option Committee, whose determinations with regard
thereto will be final and binding upon all parties.

4.6 OPTIONS EXCEPTIONAL TO PLAN. With the concurrence of the board, the Stock
Option Committee may grant Options outside the Plan or within the Plan but in
excess of the Plan Limit, such that the available Plan Limit is not diminished,
for exceptional circumstances or to acquire or retain personnel or achieve
important goals or strategic targets considered important to the Company but
which cannot reasonably be fit into the Plan Limit or the Plan due to
insufficiency of available Plan Options, legal impediments whereby the recipient
cannot or is best not included in the Plan, or other purposes or reasons
considered appropriate to the board.

                                    SECTION 5
                          REORGANIZATION OR LIQUIDATION

5.1 REORGANIZATION AND OPTIONS. In the event that the Company is merged or
consolidated with another corporation (other than a merger or consolidation in
which the Company is the continuing corporation and that does not result in any
reclassification or change of outstanding Shares), or if all or substantially
all of the assets or control of the outstanding voting stock of the Company is
acquired by any other corporation, business entity or person (other than by a
sale or conveyance in which the Company continues as a holding company of an
entity or entities that conduct the business of businesses formerly conducted by
the Company), or in case of a reorganization (other than a reorganization under
the United States Bankruptcy Code) or liquidation of the Company, the Stock
Option Committee will have the power and discretion to prescribe the terms and
conditions for the exercise or modification of any outstanding Options granted
hereunder. By way of illustration, and not by way of limitation, the Stock
Option Committee may provide for the complete or partial acceleration of the
dates of exercise of the Options, or may provide that such Options will be
exchanged or converted into options to acquire securities of the surviving or
acquiring cooperation, or may provide for a payment or distribution in respect
of outstanding Options (or the portion thereof that currently is exercisable) in
cancellation thereof. The Stock Option Committee may provide that Options must
be exercised in connection with the closing of such transaction and that if not
so exercised such Options will expire. Any such determinations by the Stock
Option Committee may be made generally with respect to all Option Holders, or
may be made on a case-by-case bases with respect to particular Option Holders.
The provisions of this Section 5 will not apply to any transaction undertaken
for the purpose of reincorporating the Company under the laws of another
jurisdiction, if such transaction does not materially affect the beneficial
ownership of the Company's capital stock. Any determination by the Stock Option
Committee hereunder shall not amend the terms of any Option without the consent
of the Option Holder unless, in the opinion of the Committee acting reasonably,
such amendment is necessary to permit the alterations to the Company to be
effected and such is in the interest of shareholders generally.

                                       4
<PAGE>

                                    SECTION 6
                                  STOCK OPTIONS

6.1 GRANT OF OPTIONS. An Eligible Participant may be granted one or more
Options. Options granted under the Plan will be Non-Statutory Options.

6.2 OPTION AGREEMENTS. Each Option granted under the Plan will be evidenced by a
written stock option agreement that will be entered into by the Company and the
Eligible Participant to whom the Option is granted (the "Option Holder"), and
will be deemed to contain the following terms and conditions, unless other terms
and conditions inconsistent therewith have been entered into the Option
agreement. In the event of inconsistency between the provisions of the Plan and
any Option agreement entered into, the provisions of the Option agreement will
be considered to have been determined to be exceptional from the below and such
Option Agreement shall govern where not inconsistent with law. However, the
provisions of the Plan will govern where the agreement omits to provide for a
matter governed by the Plan and the agreement will not be incomplete nor
unenforceable if it fails to provide for a matter provided by the terms of this
Plan as such shall be incorporated by reference:

(a) NUMBER OF SHARES. Each Stock Option agreement will state that it covers a
specified number of Shares, as determined by the Stock Option Committee and the
agreement. If the agreement fails to state the number then it shall be the
number set forth in the minutes of the Stock Option Committee.

(b) PRICE. The price at which each Share covered by an Option may be purchased
will be determined by the Stock Option Committee and set forth in the Stock
Option agreement. Where the price shall be omitted the price shall be the Fair
Market Value of the Stock on the date set forth at the beginning of the Option
agreement.

                                       5
<PAGE>

(c) VESTING PERIOD. Each Stock Option will state the time and the amount of the
Shares of the Option which vest, and are exercisable thereafter, at specified
times during the Option Period. Unless otherwise provided in the Option
agreement, Options will vest and be exercisable for types of Option Holders as
follows:

      (i) DIRECTORS AND SENIOR OFFICERS TO VICE-PRESIDENT - 50% of the amount of
      the Shares under Option upon granting and 50% twelve months thereafter;

      (ii) EMPLOYEES GENERALLY - 10% at the end of the later of any probation
      period pursuant to which the Employee is continued or three months from
      the date of engagement and 5% at the end of each calendar month
      thereafter; and

      (iii) OTHER OPTION HOLDERS - 10% at the end of the first 30 days of
      engagement, 20% upon completion of 50% of the term, where a particular
      term, or upon 50% of project completion, where project contract specific,
      and the remainder upon, and for a period of 30 days thereafter, the
      Company certifying substantial satisfaction, acting reasonably, with
      contract and/or project completion.

(d) DURATION OF OPTIONS. Each Stock option agreement will state the period of
time within which the Option may be exercised by the Option Holder (the "Option
Period"). The Option Period shall expire not more than five years from the date
an Option is granted. Unless otherwise stated, director and senior officer
Options shall be the lesser of five years or the term of their office plus 90
days, Employee Options the lesser of five years or the term of their employment
plus 30 days, and other Option Holders the lesser of five years or the term of
the engagement agreement plus 30 days.

(e) TERMINATION OF EMPLOYMENT, DEATH, DISABILITY ETC. Except as otherwise
determined by the Stock Option Committee, each Stock Option agreement will
provide as follows with respect to the exercise of the Option upon termination
of the employment or the death of the Option Holder:

      (i) TERMINATION. If the Option Holder's employment or office with the
      Company is terminated within the Option Period for cause, as determined by
      the Company in its sole discretion, or if the Option Holder resigns
      without appropriate or agreed notice and agreed termination terms, the
      Option will be void for all purposes immediately upon notice of
      termination or resignation, as the case may be, unless otherwise agreed
      solely at the discretion of the Company. Unless specified in an engagement
      agreement, "cause" means a material violation, as determined by the
      Company, of the Company's established policies and procedures and the
      terms of engagement and a failure to rectify within 15 days of notice. If
      the Option Holder is terminated for another reason, not provided for below
      or in the engagement agreement or the Option agreement, then the Option
      shall be exercisable, as to the vested portion only on the date of
      termination, for a period of 30 days after termination, except as
      otherwise permitted by the sole discretion of the Stock Option Committee
      but not to exceed the Option Period. The effect of this Section will be
      limited to determining the consequences of a termination and nothing in
      this Section will restrict or otherwise interfere with the Company's
      discretion with respect to the termination of any Employee.

                                       6
<PAGE>

      (ii) DEATH OR DISABILITY. If the Option Holder's employment with the
      Company is terminated within the Option Period because of the Option
      Holder's death or disability the Option will remain exercisable, to the
      extent that it was vested and exercisable on the date of the Option
      Holder's death or disability, for a period of six months after such date;
      provided, however, that in no event may the Option be exercised after the
      expiration of the Option Period.

      (iii) NON-EMPLOYEES OR NON-OFFICE HOLDERS. For all purposes under this
      Section, an Eligible Participant who is not an Employee or office holder
      of the Company will be considered to have a termination at the conclusion
      of the relevant contract or upon notice by the Company of termination for
      default or breach of agreement. If the contract is terminated for breach
      or default then the Option shall terminate immediately. Otherwise the
      Option shall terminate in accordance with its terms or section 6.2(d)
      above.

(f) TRANSFERABILITY OF OPTION. Each stock option agreement will provide that the
Option and exercise rights granted therein are not transferable or subject to
assignment or lien for security purposes by the Option Holder except to the
Option Holder's legal representative, his estate, a family corporation or
personal holding corporation, a bona fide lender or in such other circumstance
as the Stock Option Committee may approve in its sole discretion, which may be
exercised contrary without reason. Each assignment of an interest in an Option
must be approved before such will be enforceable.

(g) EXERCISE, PAYMENTS, ETC. Unless otherwise provided by the Stock Option
agreement the method for exercising the Option granted will be by delivery to
the office of the Company of written notice specifying the particular Option (or
portion thereof) that is being exercised and the number of Shares with respect
to which such Option is exercised, together with payment of the Option Price.
The exercise of the Option will be deemed effective upon actual receipt of such
notice and payment to the Company of the Option Price in a form satisfactory to
the Company, acting reasonably. The purchase of such Stock will take place at
the principal offices of the Company upon delivery of such notice. A properly
executed certificate or certificates representing the Stock will be issued by
the Company and delivered to the Option Holder with reasonable dispatch. Unless
restricted by the Option agreement, the exercise price shall be paid by any of
the following methods or any combination of the following methods:

      (i) in cash;

                                       7
<PAGE>

      (ii) by cashier's check, certified cheque, or other acceptable banker's
      note payable to the order of the Company;

      (iii) by net exercise notice whereby the Option Holder will authorize the
      return to the Plan pool, and deduction from the Option Holder's Stock
      Option, of sufficient Option Shares whose net value (Fair Value less
      Option exercise price) is sufficient to pay the Option Price of the Shares
      exercised. The Fair Value of the Shares of the Option to be returned to
      the Plan pool as payment will be determined by the closing price of the
      Company's Shares on the date notice is delivered;

      (iv) by delivery to the Company of a properly executed notice of exercise
      together with irrevocable instructions (referred to in the industry as
      `delivery against payment') to a broker to deliver to the Company promptly
      the amount of the proceeds of the sale of all or a portion of the Stock or
      of a loan from the broker to the Option Holder necessary to pay the
      exercise price; or

      (v) such other method as the Option Holder and the Stock Option Committee
      may determine as adequate including delivery of acceptable securities
      (including securities of the Company), set-off for wages or invoices due,
      property, or other adequate value.

In the discretion of the Stock Option Committee, the Company may grant a loan or
guarantee a third-party loan obtained by an Option Holder to pay part or all of
the Option Price of the Shares provided that such loan or the Company's guaranty
is secured by the Shares.

(h) DATE OF GRANT. An Option will be considered as having been granted on the
date specified in the grant resolution of the Stock Option Committee.

6.3 STOCKHOLDER PRIVILEGES. Prior to the exercise of the Option and the transfer
of Shares to the Option Holder, an Option Holder will have no rights as a
stockholder with respect to any Shares subject to any Option granted to such
person under this Plan and, until the Option Holder becomes the holder of the
record of such Stock, no adjustments, other than those described in Section 4,
will be made for dividends or other distributions or other rights to which there
is a record date preceding the date such Option Holder becomes the holder of
record of such Stock.

                                    SECTION 7
                     RIGHTS OF EMPLOYEES AND OPTION HOLDERS

7.1 EMPLOYMENT. Nothing contained in the Plan or in any Option will confer upon
any Eligible Participant any right with respect to the continuation of
employment by the Company, or interfere in any way with the right of the
Company, subject to the terms of any separate employment agreement to the
contrary, at any time to terminate such employment or to increase or decrease
the compensation of such Eligible Participant form the rate in existence at the
time of the grant of an Option.

                                       8
<PAGE>

                                    SECTION 8
                              GENERAL RESTRICTIONS

8.1 INVESTMENT REPRESENTATIONS. The Company may require any person to whom an
Option is granted, as a condition of exercising such Option or receiving Stock
under the Option, to give written assurances, in substance and form satisfactory
to the Company and its counsel, to the effect that such person is acquiring the
Stock subject to the Option for his own account for investment and not with any
present intention of selling and to such other effects as the Company deems
necessary or appropriate in order to comply with federal and applicable state
and provincial securities laws. Legends evidencing such restrictions may be
placed on the certificates evidencing the Stock.

8.2 COMPLIANCE WITH SECURITIES LAWS. Each Option will be subject to the
requirement that if at any time counsel to the Company determines that the
listing, registration or qualification of the Shares subject to such Option upon
any securities exchange or under any state, provincial or federal law, or the
consent or approval of any governmental or regulatory body, is necessary as a
condition of, or in connection with, the issuance or purchase of Shares
thereunder, such Option may not be exercised in whole or in part unless such
listing, registration, qualification, consent or approval will have been
effected or obtained on conditions acceptable to the Stock Option Committee.
Nothing herein will be deemed to require the Company to apply for or to obtain
such listing, registration or qualification. However, where available to the
circumstances of an Option Holder the Company will include the Option with any
other filings that the Company elects, at its sole discretion, to file under S-8
or any other filings with the SEC but the Company shall not be obliged to make
an individual filing for a particular Option, unless such shall have been
required pursuant to the specific Option agreement.

                                    SECTION 9
                             OTHER EMPLOYEE BENEFITS

9.1 BENEFITS AND TAXES. The amount of any compensation deemed to be received by
an Option Holder as a result of the exercise of an Option will not constitute
"earnings" with respect to which any other employee benefits of such Option
Holder are determined, including, without limitation, benefits under any
pension, profit sharing, life insurance or salary continuation plan. Any taxable
consequences of any Option are entirely the responsibility of the Option Holder
and no contribution shall be required of the Company and, further, if the
Company should suffer liability for unpaid taxes of an Option Holder then the
full amount of such shall be a debt of the Option Holder to the Company payable
immediately and for which the Company may seek judgment and, before judgment or
process, may set-off against any amounts due to the Option Holder or may
recover, again before judgment or process, by exercise of any Options of the
Option Holder on the Option Holder's behalf, at the discretion of the Stock
Option Committee.

                                       9
<PAGE>

                                   SECTION 10
                  PLAN AMENDMENT, MODIFICATION AND TERMINATION

10.1 AMENDMENT. The Board may at any time terminate and, from time to time, may
amend or modify the Plan provided, however, that no amendment or modification
may become effective without approval of the amendment or modification by the
stockholders where stockholder approval is required to enable the Plan to
satisfy any applicable statutory requirements, or if the Company, on the advice
of counsel, determines that stockholder approval otherwise is necessary or
desirable.

         No amendment, modification or termination of the Plan will in any
manner adversely affect any Options theretofore granted under the Plan, without
the consent of the Option Holders holding such Options.

                                   SECTION 11
                                   WITHHOLDING

11.1 WITHHOLDING REQUIREMENT. The Company's obligations to deliver Shares upon
the exercise of an Option will be subject to the Option Holder's satisfaction of
all applicable federal, state and local income and other tax withholding
requirements and applicable securities requirements.

11.2 WITHHOLDING WITH STOCK. At the time an Option is granted the Stock Option
Committee, in its sole discretion, may permit the Option Holder to pay all such
amounts of tax withholding, or any part thereof, that is due upon exercise of
the Option by such adjustments as the Stock Option Committee determines,
including adjustment to a net exercise price or adjustment to the Option Price.

                                   SECTION 12
                             BROKERAGE ARRANGEMENTS

12.1 BROKERAGE. The Stock Option Committee, in its discretion, may enter into
arrangements with one or more banks, brokers or other financial institutions to
facilitate the disposition of shares acquired upon exercise of Stock Options,
including, without limitation, arrangements for the simultaneous exercise of
Stock Options and sale of the Shares acquired upon such exercise.

                                   SECTION 13
                           NONEXCLUSIVITY OF THE PLAN

13.1 OTHER PLANS. The adoption of this Plan by the Board will not be construed
as creating any limitations on the power or authority of the Board to adopt such
other or additional incentive or other compensation arrangements of whatever
nature as the Board may deem necessary or desirable or preclude or limit the
continuation of any other plan, practice or arrangement for the payment of
compensation or fringe benefits to employees generally, or to any class or group
of employees, or any other persons that the Company or any Affiliated
Corporation now has lawfully put into effect, including, without limitation, any
retirement, pension, savings and stock purchase plan, insurance, death and
disability benefits and executive short-term incentive plans.

                                       10
<PAGE>

                                   SECTION 14
                               REQUIREMENTS OF LAW

14.1 REQUIREMENTS OF LAW. The insurance of Stock and the payment of cash
pursuant to the Plan will be subject to all applicable laws, rules and
regulations.

14.2 GOVERNING LAW. The Plan and all agreements hereunder will be construed in
accordance with and governed by the laws of the State of Florida.

                                   SECTION 15
                              DURATION OF THE PLAN

15.1 TERMINATION. The Plan will terminate at such time as may be determined by
the Board, and no Option will be granted after such termination. If not sooner
terminated under the preceding sentence, the Plan will fully cease and expire on
the earlier of one year from the date that the Plan Limit has been exhausted and
all Options exercised or expired or August 30, 2016. Options outstanding at the
time of the Plan termination may continue to be exercised in accordance with
their terms.

                                       11STANDARD
      INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE NNN

     

    

     

    LESSOR:

     

    LBA
      INDUSTRIAL FUND - GBK, INC.,

     

    a
      Delaware corporation

     

    and
      

     

    INNSBRUCK
      GBK, L.P., 

     

    a
      California limited partnership

     

    as
      tenants-in-common

     

    

     

    LESSEE:

     

    SUB-URBAN
      BRANDS, INC.,

     

    a
      Nevada corporation

     

    and

     

    SUB-URBAN
      INDUSTRIES, INC.,

     

    a
      California corporation

     

    

     

    8723
      BELLANCA AVENUE, UNIT A

     

    LOS
      ANGELES, CA

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    STANDARD
      INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NNN

     

    1.  Basic
      Provision
      ("Basic
      Provisions").

     

    1.1  Parties:
      This Lease ("Lease"), entered into as of July __, 2006, is made by and
      between LBA
      INDUSTRIAL FUND-GBK, INC., a Delaware corporation,
      and
INNSBRUCK
      GBK, L.P., a California limited partnership,
      as
      tenants in common (collectively, "Lessor"), and jointly and severally by
SUB-URBAN
      BRANDS, INC., a Nevada corporation, and SUB-URBAN INDUSTRIES, INC., a California
      corporation
      (individually and collectively, "Lessee") (collectively the "Parties", or
      individually a "Party").

     

    1.2  (a)Premises:
      That certain portion of the Project (as defined below), including all
      improvements therein or to be provided by Lessor under the terms of this Lease,
      commonly known by the street address of 8723 Bellanca Avenue, Unit A, located
      in
      the City of Los Angeles, County of Los Angeles, State of California, with zip
      code 90045, as outlined on Exhibit
      "B"
      attached
      hereto ("Premises"). The Premises contains approximately 10,632 square feet
      and
      is generally described as Unit A of a multi-tenant freight forwarding building
      located at 8723-8735 Bellanca Avenue containing approximately 31,088 square
      feet.

     

    In
      addition to Lessee's rights to use and occupy the Premises as hereinafter
      specified, Lessee shall have non-exclusive rights to the Common Areas (as
      defined in Paragraph 2.7 below) as hereinafter specified and exclusive rights
      to
      the loading areas directly outside the Premises' loading doors and entrance
      (as
      illustrated on Exhibit "A"),
      but
      shall not have any rights to the roof, exterior walls or utility raceways of
      the
      building containing the Premises ("Building") or to any other buildings in
      the
      Project. The Premises, the Building, the Common Areas, the land upon which
      they
      are located, along with all other buildings and improvements thereon, are herein
      collectively referred to as the "Project" and generally described as LAX
      Logistics Center, a two building project containing approximately 60,281
      aggregate square feet. (See also Paragraph 2)

     

    (b)  Parking:
      Up to
      seventeen (17) unreserved vehicle parking spaces subject to availability
      ("Unreserved Parking Spaces") located in the underground parking structure
      at no
      monthly charge. (See also Paragraph 2.6)

     

    1.3  Term:
      Thirty-eight (38) months and 11 days ("Original Term") (See also Paragraph
      3)

     

    1.4  Commencement
      Date:
      August
      21, 2006

     

    Expiration
      Date:
      October
      31, 2009

     

    1.5  Base
      Rent:
      Upon
      the commencement of the Term of this Lease, and on the first day of each month
      thereafter during the Term of this Lease, Lessee shall pay to Lessor, in advance
      and without offset, deduction or demand as Base Rent for the Premises, the
      following monthly payments:

     

    
      	
               

              Period

            	
               

              Base
                Rent/Month

            
	
              08/21/06
                - 08/31/06

            	
              $3,169.02

              (partial
                month)

            
	
              09/01/06
                - 09/30/06

            	
              $8,930.88

            
	
              10/01/06
                - 1/31/07

            	
              $4,465.44

            
	
              02/1/07
                - 08/31/07

            	
              $8,930.88

            
	
              09/1/07
                - 08/31/08

            	
              $9,249.84

            
	
              09/1/08
                - 10/31/09

            	
              $9,568.80

            

    

     

    1.6  Lessee's
      Share of Common Area Operating Expenses:
      Seventeen and 64/100ths percent (17.64%) ("Lessee's Share"). As used in this
      Lease, Lessee's Share is the percentage derived from a fraction, the numerator
      of which is the square footage of the Premises and the denominator of which
      is
      the aggregate square footage of the Project depicted on Exhibit "A".
      Accordingly, if either the square footage of the Premises and/or the Building
      and other buildings in the Project changes, Lessee's Share shall be
      appropriately adjusted, and, as to the calendar year in which such change
      occurs, Lessee's Share for such year shall be determined on the basis of the
      number of days during such calendar year that each such Lessee's Share was
      in
      effect.

     

    1.7  Base
      Rent and Other Monies Paid Upon Execution:

     

    
      	
              (a)

            	
              Base
                Rent: 

            	
              $8,930.88

            	 	
              for
                the period September 1 - 30, 2006

            
	
              (b)

            	
              Common
                Area Operating Expenses: 

            	
              $2,445.36

            	 	
              for
                the period September 1 - 30, 2006

            
	
              (c)

            	
              Security
                Deposit: 

            	
              $26,792.00

            	 	
              ("Security
                Deposit"). (See also Paragraph 5)

            
	
              (d)

            	
              Total
                Due Upon Execution of this Lease:

            	
              $38,168.24

            	 	 

    

     

    1.8  Agreed
      Use:
      Warehouse and distribution of apparel, and related office use. (See also
      Paragraph 6)

     

    1.9  Insuring
      Party.
      Lessor
      is the "Insuring Party". (See also Paragraph 8)

     

    1.10  Real
      Estate Brokers:
      (See
      also Paragraph 15)

     

    (a)  Representation:
      The following real estate brokers (the "Brokers") and brokerage relationships
      exist in this transaction: Trammell Crow Company represents Lessor and Magnum
      Properties, Inc. represents Lessee.

     

    (b)  Payment
      to Brokers: Upon execution and delivery of this Lease by both Parties, Lessor
      shall pay to the Brokers the brokerage fee agreed to in a separate written
      agreement.

     

    1.11  Guarantor.
      None.

     

    1.12  Exhibits.
      Attached hereto Exhibits
      "A"
      through
"C",
      "E"
      and
"F"
      all of
      which constitute a part of this Lease.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    1.13  Lessor's
      Notice Address:Lessee's
      Notice Address:

     

    
      	
              LBA
                Realty

              17901
                Von Karman Avenue, Suite 950

              Irvine,
                California 92614

              Attn:
                Property Management 

               

              Telephone:
                (949) 833-0400

              Facsimile:
                (949) 955-9325

            	
              Sub-Urban
                Brands, Inc.

              Sub-Urban
                Industries, Inc.

              8723
                Bellanca Avenue, Unit A

              Los
                Angeles, California 90045

              Attn:
                Joe Shortal

               

              Telephone:
                (213) 229-2885

              Facsimile:
                (213) 229-8885

            

    

     

    2.  Premises.

     

    2.1  Letting.
      Lessor
      hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises,
      for
      the term, at the rental, and upon all of the terms, covenants and conditions
      set
      forth in this Lease. Unless otherwise provided herein, any statement of size
      set
      forth in this Lease, or that may have been used in calculating Rent, is an
      approximation that the Parties agree is reasonable and any payments based
      thereon are not subject to revision whether or not the actual size is more
      or
      less.

     

    2.2  Condition.
      Lessor
      shall deliver the Premises (also referred to hereafter as the "Unit") to Lessee
      broom clean and free of debris on the Commencement Date ("Start Date"). So
      long
      as the required service contracts described in Paragraph 7.1(b) below are
      obtained by Lessee and in effect within thirty (30) days following the Start
      Date, Lessor warrants that the existing electrical, plumbing, fire sprinkler,
      lighting, heating, ventilating and air conditioning systems ("HVAC"), loading
      doors, if any, and all other such elements in the Unit, other than those
      constructed by Lessee, shall be in good operating condition on said date and
      that the structural elements of the roof, bearing walls and foundation of the
      Unit shall be free of material defects. If a non-compliance with such warranty
      exists as of the Start Date, or if one of such systems or elements should
      malfunction or fail within the appropriate warranty period, Lessor shall, as
      Lessor's sole obligation with respect to such matter, except as otherwise
      provided in this Lease, promptly after receipt of written notice from Lessee
      setting forth with specificity the nature and extent of such non-compliance,
      malfunction or failure, rectify same at Lessor's expense. The warranty periods
      shall be as follows: (i) six (6) months as to the HVAC systems, and (ii) thirty
      (30) days as to the remaining systems and other elements of the Unit. If Lessee
      does not give Lessor the required notice within the appropriate warranty period,
      correction of any such non-compliance, malfunction or failure shall be the
      obligation of Lessee at Lessee's sole cost and expense (except for the repairs
      to the fire sprinkler systems, roof, foundations, and/or bearing walls - see
      Paragraph 7). 

     

    2.3  Compliance.
      Lessor
      warrants that the improvements on the Premises and the Common Areas comply
      with
      all applicable laws, covenants or restrictions of record, regulations, and
      ordinances in effect on the Start Date ("Applicable Requirements"). Said
      warranty does not apply to the use to which Lessee will put the Premises or
      to
      any alterations or Utility Installations (as defined in Paragraph 7.3(a)) made
      or to be made by Lessee. NOTE: Lessee is responsible for determining whether
      or
      not the Applicable Requirements, and especially the zoning, are appropriate
      for
      Lessee's intended use, and acknowledges that past uses of the Premises may
      no
      longer be allowed. The warranty of Lessor set forth in Paragraph 2.3 of the
      Lease is made to Lessor's actual and current knowledge, with no duty of
      independent investigation or inquiry.

     

    2.4  Acknowledgements.
      Lessee
      acknowledges that: (a) it has been advised by Lessor and/or Brokers to satisfy
      itself with respect to the condition of the Premises (including but not limited
      to the electrical, HVAC and fire sprinkler systems, security, and compliance
      with Applicable Requirements and the Americans with Disabilities Act), and
      their
      suitability for Lessee's intended use, (b) Lessee has made such investigation
      as
      it deems necessary with reference to such matters and assumes all responsibility
      therefor as the same relate to its occupancy of the Premises, and (c) neither
      Lessor, Lessor's agents, nor Brokers have made any oral or written
      representations or warranties with respect to said matters other than as set
      forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers have
      made no representations, promises or warranties concerning Lessee's ability
      to
      honor the Lease or suitability to occupy the Premises, and (ii) it is Lessor's
      sole responsibility to investigate the financial capability and/or suitability
      of all proposed tenants.

     

    2.5  Lessee
      as Prior Owner/Occupant.
      Omitted.

     

    2.6  Vehicle
      Parking.
      Lessee
      shall be entitled to use the number of Unreserved Parking Spaces specified
      in
      Paragraph 1.2(b) on those portions of the Common Areas designated from time
      to
      time by Lessor for parking. Lessee shall not use more parking spaces than said
      number. Said parking spaces shall be used for parking by vehicles no large
      than
      full-size passenger automobiles or pick-up trucks, herein call "Permitted Size
      Vehicles." Lessor may regulate the loading and unloading of vehicles by adopting
      Rules and Regulations as provided in Paragraph 2.9. Other than Lessee's trucks,
      which may be parked in front of the Premises' loading doors, no vehicles other
      than Permitted Size Vehicles may be parked in the Common Area without the prior
      written permission of Lessor.

     

    
      	(a)   
               	
              Lessee
                shall not permit or allow any vehicles that belong to or are controlled
                by
                Lessee or Lessee's employees, suppliers, shippers, customers, contractors
                or invitees to be loaded, unloaded, or parked in areas other that
                those
                designated by Lessor for such
                activities.

            

    

    
      	 	 

    

    
      	(b)   
                	
              Lessee
                shall not service or store any vehicles in the Common
                Areas.

            

    

     

    
      	(c)   
               	
              If
                Lessee permits or allows any of the prohibited activities described
                in
                this Paragraph 2.6, then Lessor shall have the right, without notice,
                in
                addition to such other rights and remedies that it may have, to remove
                or
                tow away the vehicle involved and charge the cost to Lessee, which
                cost
                shall be immediately payable upon demand by
                Lessor.

            

    

     

    2.7  Common
      Areas - Definition.
      The
      term "Common Areas" is defined as all areas and facilities out side the Premises
      and within the exterior boundary line of the Project and interior utility
      raceways and installations within the Unit that are provided and designated
      by
      the Lessor from time to time for the general non-exclusive use of Lessor, Lessee
      and other tenants of the Project and their respective employees, suppliers,
      shippers, customers, contractors and invitees, including parking areas, loading
      and unloading areas, trash areas, roadways, walkways, driveways and landscaped
      areas.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    2.8  Common
      Areas - Lessee's Rights.
      Lessor
      grants to Lessee, for the benefit of Lessee and its employees, suppliers,
      shippers, contractors, customers and invitees, during the term of this Lease,
      the non-exclusive right to use, in common with others entitled to such use,
      the
      Common Areas as they exist from time to time, subject to any rights, powers,
      and
      privileges reserved by Lessor under the terms hereof or under the terms of
      any
      rules and regulations or restrictions governing the use of the Project. Under
      no
      circumstances shall the right herein granted to use the Common Areas be deemed
      to include the right to store any property, temporarily or permanently, in
      the
      Common Areas. Any such storage shall be permitted only by the prior written
      consent of Lessor or Lessor's designated agent, which consent may be revoked
      at
      anytime. In the event that any unauthorized storage shall occur then Lessor
      shall have the right, without notice, in addition to such other rights and
      remedies that it may have, to remove the property and charge the cost to Lessee,
      which cost shall be immediately payable upon demand by Lessor.

     

    2.9  Common
      Areas - Rules and Regulations.
      Lessor
      or such other person(s) as Lessor may appoint shall have the exclusive control
      and management of the Common Areas and shall have the right, from time to time,
      to establish, modify, amend and enforce reasonable rules and regulations ("Rules
      and Regulations") for the management, safety, care and cleanliness of the
      grounds, the parking and unloading of vehicles and the preservation of good
      order, as well as for the convenience of other occupants or tenants or the
      Building and the Project and their invitees. Lessee agrees to abide by and
      conform to all such Rules and Regulations, and to cause its employees,
      suppliers, shippers, customers, contractors and invitees to so abide and
      conform. Lessor shall not be responsible to Lessee for the non-compliance with
      said Rules and Regulations by other tenants of the Project. Lessee shall comply
      with the Rules and Regulations attached hereto as Exhibit
      "F".

     

    2.10  Common
      Areas - Changes.
      Lessor
      shall have the right, in Lessor's sole discretion, from time to
      time:

     

    (a)  To
      make
      changes to the Common Areas, including, without limitation, changes in the
      location, size, shape and number of driveways, entrances, parking space, parking
      areas, loading and unloading areas, ingress, egress, direction of traffic,
      landscaped areas, walkways and utility raceways;

     

    (b)  To
      close
      temporarily any of the Common Areas for maintenance purposes so long as
      reasonable access to the Premises remains available;

     

    (c)  To
      designate other land outside the boundaries of the Project to be part of the
      Common Areas;

     

    (d)  To
      add
      additional building and improvements to the Common Areas;

     

    (e)  To
      use
      the Common Areas while engaged in making additional improvements, repairs or
      alterations to the Project, or any portion thereof; and

     

    (f)  To
      do and
      perform such other acts and make such other changes in, to or with respect
      to
      the Common Areas and Project as Lessor may, in the exercise of sound business
      judgment, deem to be appropriate.

     

    3.  Term.

     

    3.1  Term.
      The
      Commencement Date, Expiration Date and Original Term of this Lease are as
      specified in Paragraph 1.3.

     

    3.2  Delay
      in Possession.
      Lessor
      agrees to use its best commercially reasonable efforts to deliver possession
      of
      the Premises to Lessee by the Commencement Date. If, despite said efforts,
      Lessor is unable to deliver possession as agreed, Lessor shall not be subject
      to
      any liability therefor, nor shall such failure affect the validity of the Lease.
      Lessee shall not, however, be obligated to pay Rent or perform its other
      obligations until it receives possession of the Premises. If possession of
      the
      Premises is not delivered within twelve (12) months after the Commencement
      Date,
      this Lease shall terminate unless other agreements are reached between Lessor
      and Lessee, in writing. 

     

    Lessee
      agrees that if Lessor is unable to deliver possession of the Premises to Lessee
      on or prior to the target Commencement Date, the Lease will not be void or
      voidable, nor will Lessor be liable to Lessee for any loss or damage resulting
      therefrom, but if such late delivery is due to Lessor's negligence or willful
      misconduct or due to any Force Majeure Delay(s), then, as Lessee's sole remedy,
      the Commencement Date and the Expiration Date of the Term will be extended
      one
      (1) day for each day Lessor is delayed in delivering possession of the Premises
      to Lessee. If the Commencement Date falls on any day other than the first day
      of
      a calendar month then the term of the Lease will be measured from the first
      day
      of the month following the month in which the Commencement Date occurs. Within
      ten (10) days after Lessor's written request, Lessee shall execute a written
      confirmation of the Commencement Date and Expiration Date of the Term in the
      form of the Notice of Lease Term Dates attached to the Lease as Exhibit
      "C".
      The
      Notice of Lease Term Dates shall be binding upon Lessee unless Lessee objects
      thereto in writing within such ten (10) day period.

     

    3.3  Lessee
      Compliance.
      Lessor
      shall not be required to tender possession of the Premises to Lessee until
      Lessee complies with its obligation to provide evidence of insurance (Paragraph
      8.5). Pending delivery of such evidence, Lessee shall be required to perform
      all
      of its obligations under this Lease from and after the Start Date, including
      the
      payment of Rent, notwithstanding Lessor's election to withhold possession
      pending receipt of such evidence of insurance. Further, if Lessee is required
      to
      perform any other conditions prior to or concurrent with the Start Date, the
      Start Date shall occur but Lessor may elect to withhold possession until such
      conditions are satisfied.

     

    4.  Rent.

     

    4.1  Rent
      Defined.
      All
      monetary obligations of Lessee to Lessor under the terms of the Lease (except
      for the Security Deposit) are deemed to be rent ("Rent").

     

    4.2  Common
      Area Operating Expenses.
      Lessee
      shall pay to Lessor during the term hereof, in addition to the Base Rent,
      Lessee's Share (as specified in Paragraph 1.6) of all Common Area Operating
      Expenses, as hereinafter defined, during each calendar year of the term of
      this
      Lease, in accordance with the following provisions:

     

    (a)  "Common
      Area Operating Expenses" are defined, for purposes of this Lease, as all costs
      incurred by Lessor relating to the ownership and operation of the Project,
      including, but not limited to, the following:

     

    (i)  The
      operation, repair and maintenance, in neat, clean good order and condition
      of
      the following:

     

    (aa) The
      Common Areas and Common Area improvements, including parking areas, loading
      and
      unloading areas, trash areas, roadways, parkways, walkways, driveways,
      landscaped areas, bumpers, irrigation systems, Common Area lighting facilities,
      fences and gates, elevators, roofs, and roof drainage systems.

     

    (bb) Exterior
      signs and any tenant directories.

     

    (cc) Any
      fire
      detection and/or sprinkler systems.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    (ii)  The
      cost
      of water, gas, electricity and telephone to service the Common Areas and any
      utilities not separately metered.

     

    (iii)  Trash
      disposal, pest control services, property management, security services, and
      the
      costs of any environmental inspections.

     

    (iv)  Intentionally
      omitted.

     

    (v)  Real
      Property Taxes (as defined in Paragraph 10).

     

    (vi)  The
      cost
      of the premiums for the insurance maintained by Lessor pursuant to Paragraph
      8
      ("Insurance Costs").

     

    (vii)  Any
      deductible portion of an insured loss concerning the Building or Common
      Areas.

     

    (viii)  The
      cost
      of any Capital Expenditure to the Building or Project not covered under the
      provisions of Paragraph 2.3 provided; however, that Lessor shall allocate the
      cost of any such Capital Expenditure over a 12 year period and Lessee shall
      not
      be required to pay more than Lessee's Share of 1/144th of the cost of such
      Capital Expenditure in any given month. 

     

    (ix)  Intentionally
      omitted

     

    (x)  Any
      other
      services to be provided by Lessor that are stated elsewhere in this Lease to
      be
      a Common Area Operating Expense.

     

    (xi)  In
      no
      event shall any costs arising from the release of hazardous materials or
      substances in or about the Building or the Project including, without
      limitation, hazardous substances in the ground water or soil, not placed in
      the
      Premises, the Building or the Project by Lessee be included in the Common Area
      Operating Expenses.

     

    (b)  Any
      Common Area Operating Expenses and Real Property Taxes that are specifically
      attributable to the Unit, the Building or to any other building in the Project
      or to the operation, repair and maintenance thereof, shall be allocated entirely
      to such Unit, Building, or other building. However, any Common Area Operating
      Expenses and Real Property Taxes that are not specifically attributable to
      the
      Building or to any other building or to the operation, repair and maintenance
      thereof, shall be equitably allocated by Lessor to all buildings in the
      Project.

     

    (c)  The
      inclusion of the improvements, facilities and services set forth in Subparagraph
      4.2(a) shall not be deemed to impose an obligation upon Lessor to either make
      said improvements or facilities or to provide those services unless the Project
      already has the same, Lessor already provides the services, or Lessor had agreed
      elsewhere in this Lease to provide the same or some of them.

     

    (d)  Lessee's
      Share of Common Area Operating Expenses shall be payable by Lessee within ten
      (10) days after a reasonably detailed statement of actual expenses is presented
      to Lessee. At Lessor's option, however, an amount may be estimated by Lessor
      from time to time of Lessee's Share of annual Common Area Operating Expenses
      and
      the same shall be payable monthly during each twelve (12) month period of the
      Lease term, on the same day as the Base Rent is due hereunder. Lessor shall
      deliver to Lessee within sixty (60) days after the expiration of each calendar
      year a reasonably detailed statement showing Lessee's Share of the actual Common
      Area Operating Expenses incurred during the preceding year. If Lessee's payments
      under this Paragraph 4.2(d) during the preceding year exceed Lessee's Share
      as
      indicated on such statement, Lessor shall credit the amount of such over-payment
      against Lessee's Share of Common Area Operating Expenses next becoming due.
      If
      Lessee's payments under this Paragraph 4.2(d) during the preceding year were
      less than Lessee's Share as indicated on such statement, Lessee shall pay to
      Lessor the amount of the deficiency within ten (10) days after delivery by
      Lessor to Lessee of the statement.

     

    4.3  Payment.
      Lessee
      shall cause payment of Rent to be received by Lessor in lawful money of the
      United Sates, without offset or deduction (except as specifically permitted
      in
      this lease), on or before the day on which it is due. Rent for any period during
      the term hereof which is for less than one full calendar month shall be prorated
      based upon the actual number of days of said month. Payment of Rent shall be
      made to Lessor at its address stated herein or to such other persons or place
      a
      Lessor may from time to time designate in writing. Acceptance of a payment
      that
      is less than the amount then due shall not be a waiver of Lessor's rights to
      the
      balance of such rent, regardless of Lessor's endorsement of any check so
      stating. In the event that any check, draft, or other instrument of payment
      given by Lessee to Lessor is dishonored for any reason, Lessee agrees to pay
      to
      Lessor the sum of Twenty-Five Dollars ($25.00) in addition to any late charges
      that may be due.

     

    5.  Security
      Deposit.
      Lessee
      shall deposit with Lessor upon execution hereof the Security Deposit as security
      for Lessee's faithful performance of its obligations under this Lease. If Lessee
      fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use,
      apply
      or retain all or any portion of said Security Deposit for the payment of any
      amount due Lessor or to reimburse or compensate Lessor for any liability,
      expense, loss or damage which Lessor may suffer or incur by reason thereof.
      If
      Lessor uses or applies all or any portion of the Security Deposit, Lessee shall
      within ten (10) days after written request therefor deposit monies with Lessor
      sufficient to restore said Security Deposit to the full amount required by
      this
      Lease. Should the Agreed Use be amended to accommodate a material change in
      the
      business of Lessee or to accommodate assignee or assignees, Lessor shall have
      the right to increase the Security Deposit to the extent necessary, in Lessor's
      reasonable judgment, to account for any increased wear and tear that the
      Premises may suffer as a result thereof. Lessor shall not be required to keep
      the Security Deposit separate from its general accounts. Within fourteen (14)
      days after the expiration or termination of this Lease, if Lessor elects to
      apply the Security Deposit only to unpaid Rent, and otherwise within thirty
      (30)
      days after the Premises have been vacated pursuant to Paragraph 7.4(c) below,
      Lessor shall return that portion of the Security Deposit not used or applied
      by
      Lessor. No part of the Security Deposit shall be considered to be held in trust,
      to bear interest or to be prepayment for any monies to be paid by Lessee under
      this Lease.

     

    Notwithstanding
      anything to the contrary in this Paragraph 5, provided Lessee is not then
      in default and has not previously been in default under this Lease as of the
      last day of month 12 of the Original Term, on the first day of month 13 of
      the Original Term (the "Adjustment Date"), Lessor shall apply $8,930.88 of
      the
      Security Deposit against the Base Rent then payable by Lessee for month 13.
      There shall be no reduction in the Security Deposit if Lessee is in default
      (or
      would be in default but for the passage of time, the giving of notice or both)
      as of the Adjustment Date, or if Lessee has been in default under this Lease
      at
      any time prior to the Adjustment Date.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    6.  Use.

     

    6.1  Use.
      Lessee
      shall use and occupy the Premises only for the Agreed Use, or any other legal
      use that is reasonably comparable thereto, and for no other purpose. Lessee
      shall not use or permit the use of the Premises in a manner that is unlawful,
      creates damage, waste or a nuisance, or that disturbs occupants of or causes
      damage to neighboring premises or properties. Lessor shall not unreasonably
      withhold or delay its consent to any written request for a modification of
      the
      Agreed Use. If Lessor elects to withhold consent, Lessor shall within ten (10)
      days after receipt of such request give written notification of same, which
      notice shall include an explanation of Lessor's objections to the change in
      the
      Agreed Use.

     

    6.2  Hazardous
      Substances.

     

    (a)  Reportable
      Uses Require Consent.
      The
      term "Hazardous Substance" as used in this Lease shall mean any product,
      substance, or waste whose presence, use, manufacture, disposal, transportation,
      or release, whether by itself or in combination with other materials, expected
      to be on the Premises, is either: (i) potentially injurious to the public
      health, safety or welfare, the environment or the Premises, (ii) regulated
      or
      monitored by any government authority, or (iii) a basis for potential liability
      of Lessor to any governmental agency or third party under any applicable statute
      or common law theory. Hazardous Substances shall include, but not be limited
      to,
      hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products
      or fractions thereof. Lessee shall not engage in any activity in or on the
      Premises that constitutes a Reportable Use of Hazardous Substances without
      the
      express prior written consent of Lessor and timely compliance (at Lessee's
      expense) with all Applicable Requirements. "Reportable Use" shall mean (i)
      the
      installation or use of any above or below ground storage tank, (ii) the
      generation, possession, storage, use, transportation, or disposal of a Hazardous
      Substance, and/or (iii) the presence at the Premises of a Hazardous Substance
      with respect to which any Applicable Requirements requires that a notice be
      given to persons entering or occupying the Premises or neighboring properties.
      Notwithstanding the foregoing, Lessee may use any ordinary and customary
      materials reasonably required to be used in the normal course of the Agreed
      Use,
      so long as such use is in compliance with all Applicable Requirements. Is not
      a
      Reportable Use, and does not expose the Premises or neighboring property to
      any
      meaningful risk of contamination or damage or expose Lessor to any liability
      therefor. In addition, Lessor may condition its consent to any Reportable Use
      upon receiving such additional assurances as Lessor reasonably deems necessary
      to protect itself, the public, the Premises and/or the environment against
      damage, contamination, injury and/or liability, including, but not limited
      to,
      the installation (and removal on or before Lease expiration or termination)
      of
      protective modifications (such as concrete encasements) and/or increasing the
      Security Deposit.

     

    (b)  Duty
      to Inform Lessor.
      If
      Lessee knows, or has reasonable cause to believe, that a Hazardous Substance
      has
      come to be located in, on, under or about the Premises, other than as previously
      consented to by Lessor, Lessee shall immediately give written notice of such
      fact to Lessor, and provide Lessor with a copy of any report, notice, claim
      or
      other documentation which it has concerning the presence of such Hazardous
      Substance.

     

    (c)  Lessee
      Remediation.
      Lessee
      shall not cause or permit any Hazardous Substance to be spilled or released
      in,
      on, under, or about the Premises (including through the plumbing or sanitary
      sewer system) and shall promptly, at Lessee's expense, take all investigative
      and/or remedial action reasonably recommended, whether or not formally ordered
      or required, for the cleanup of any contamination of, and for the maintenance,
      security and/or monitoring of the Premises or neighboring properties, that
      was
      caused or materially contributed to by Lessee, or pertaining to or involving
      any
      Hazardous Substance brought onto the Premises during the term of this Lease,
      by
      or for Lessee, or any third party.

     

    (d)  Lessee
      Indemnification.
      Lessee
      shall indemnify, defend and hold Lessor, its agents, employees, officers,
      directors, shareholders, lenders and ground lessor, if any, harmless from and
      against any and all loss of rents and/or damages, liabilities, judgments,
      claims, expenses, penalties, and attorneys' and consultants' fees arising out
      of
      or involving any Hazardous Substance brought onto the Premises by or for Lessee,
      or any third party (provided, however, that Lessee shall have no liability
      under
      this Lease with respect to underground migration of any Hazardous Substance
      under the Premises from areas outside of the Project). Lessee's obligations
      shall include, but not be limited to, the effects of any contamination or injury
      to person, property or the environment created or suffered by Lessee, and the
      cost of investigation, removal, remediation, restoration and/or abatement,
      and
      shall survive the expiration or termination of this Lease. No termination,
      cancellation or release agreement entered into by Lessor and Lessee shall
      release Lessee from its obligations under this Lease with respect to Hazardous
      Substances, unless specifically so agreed by Lessor in writing at the time
      of
      such agreement. The indemnification by Lessee of Lessor under Paragraph 6.2(c)
      includes, without limitation, any and all costs incurred in connection with
      any
      investigation of site conditions or any clean up, remedial, removal or
      restoration work required by any federal, state or local governmental agency
      or
      political subdivision because of the presence of such Hazardous Substances
      in,
      on or about the Premises, the Common Areas or the soil or groundwater on or
      under the Project or any portion thereof, which arise directly and/or
      proximately from the presence of Hazardous Substances on, in or about the
      Premises or any other portion of the Project which is caused or permitted by
      Lessee, its agents, employees, contractors or invitees. Lessee shall promptly
      notify Lessor of any release of Hazardous Substances in the Premises, the Common
      Areas or any other portion of the Project which Lessee becomes aware of during
      the Term of this Lease, whether caused by Lessee or any other persons or
      entities.

     

    (e)  Lessor
      Indemnification.
      Lessor
      and its successors and assigns shall indemnify, defend, reimburse and hold
      Lessee, its employees and lenders, harmless from and against any and all
      environmental damages, including the cost of remediation, which exist as a
      result of Hazardous Substances located on the Premises which are pre-existing
      to
      Lessee's occupancy or are caused by the gross negligence or willful misconduct
      of Lessor, its agents or employees. Lessor's obligations, as and when required
      by the Applicable Requirements, shall include, but not be limited to, the cost
      of investigation, removal, remediation, restoration and/or abatement, and shall
      survive the expiration or termination of the Lease.

     

    (f)  Investigations
      and Remediations.
      Lessor
      shall retain the responsibility and pay for any investigations or remediation
      measures required by governmental entities having jurisdiction with respect
      to
      the existence of Hazardous Substances on the Premises prior to the Start Date,
      unless such remediation measure is required as a result of Lessee's use
      (including "Alterations", as defined in paragraph 7.3(a) below) of the Premises,
      in which event Lessee shall be responsible for such payment. Lessee shall
      cooperate fully in any such activities at the request of Lessor, including
      allowing Lessor and Lessor's agents to have reasonable access to the Premises
      at
      reasonable times in order to carry out Lessor's investigative and remedial
      responsibilities. Lessor and Lessor's agents and employees shall have the right,
      but not the obligation, to inspect, investigate, sample and/or monitor the
      Premises, including any soil, water, groundwater or other sampling, and any
      other testing, digging, drilling or analyses at any reasonable time, upon prior
      notice to Lessee, to determine whether Lessee is complying with the terms of
      this Paragraph 6.2, and in connection therewith, Lessee shall provide Lessor
      with full access to all relevant facilities, records and personnel. If Lessee
      is
      not in compliance with any of the provisions of this Paragraph 6.2, Lessor
      shall
      provide Lessee with written notice of such non-compliance and a reasonable
      time
      period within which Lessee may retain a reputable contractor (selected or
      approved by Lessor) to prepare a work plan to be approved by Lessor and, once
      such plan is approved, to cure or, if the cure cannot be accomplished within
      such time frame, to commence actions necessary to effectuate a cure and to
      diligently prosecute to completion such cure, and if Lessee does not so comply,
      Lessor and Lessor's agents and employees shall have the right, but not the
      obligation, without limitation upon any of Lessor's other rights and remedies
      under this Lease, to enter upon the Premises and to discharge Lessee's
      obligations under this Paragraph 6.2 at Lessee's expense, notwithstanding any
      other provision of this Lease. Notwithstanding the foregoing, Lessor's prior
      written consent to the work plan shall not be necessary in the event that the
      presence of Hazardous Substances in, on, under or about the Premises or any
      other portion of the Project (i) poses an immediate threat to the health, safety
      or welfare of any individual or (ii) is of such a nature than an immediate
      remedial response is necessary and is not practicable to obtain Lessor's consent
      before taking such action. Lessor and Lessor's agents and employees shall
      endeavor to minimize interference with Lessee's business but shall not be liable
      for any such interference. If Lessee or Lessee's contractor is acting to cure
      such non-compliance, Lessee and Lessee's contractor shall endeavor to minimize
      interference with all other Project lessees' businesses. All reasonable sums
      disbursed, deposited or incurred by Lessor in connection therewith, including,
      but not limited to, all costs, expenses and actual attorneys' fees, shall be
      due
      and payable by Lessee to Lessor, as an item of additional rent, on demand by
      Lessor, together with interest thereon at Interest Rate, from the date of such
      demand until paid by Lessee.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    (g)  Lessor
      Termination Option.
      If a
      Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during the term
      of
      this Lease, unless Lessee is legally responsible therefor (in which case Lessee
      shall make the investigation and remediation thereof required by the Applicable
      Requirements and this Lease shall continue in full force and effect, but subject
      to Lessor's rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at
      Lessor's option, either (i) investigate and remediate such Hazardous Substance
      Condition, if required, as soon as reasonably possible at Lessor's expense,
      in
      which event this Lease shall continue in full force and effect, or (ii) if
      the
      estimated cost to remediate such condition exceeds twelve (12) times the then
      monthly Base Rent or One Hundred Thousand Dollars ($100,000.00), whichever
      is
      greater, give written notice to Lessee, within thirty (30) days after receipt
      by
      Lessor of knowledge of the occurrence of such Hazardous Substance Condition,
      of
      Lessor's desire to terminate this Lease as of the date sixty (60) days following
      the date of such notice. In the event Lessor elects to give a termination
      notice, Lessee may, within ten (10) days thereafter, give written notice to
      Lessor of Lessee's commitment to pay the amount by which the cost of the
      remediation of such Hazardous Substance Condition exceeds an amount equal to
      twelve (12) times the then monthly Base Rent or One Hundred Thousand Dollars
      ($100,000.00), whichever is greater. Lessee shall provide Lessor with said
      funds
      or satisfactory assurance thereof within thirty (30) days following such
      commitment. In such event, this Lease shall continue in full force and effect,
      and Lessor shall proceed to make such remediation, as soon as reasonably
      possible after the required funds are available. If Lessee does not give such
      notice and provide the required funds or assurance thereof within the time
      provided, this Lease shall terminate as of the date specified in Lessor's notice
      of termination.

     

    (h)  Intentionally
      Omitted.

     

    (i)  Legal
      Proceedings.
      Lessor,
      at Lessee's sole cost and expense as part of Lessee's indemnity obligations
      set
      forth herein, shall have the right, but not the obligation, to join and
      participate in any legal proceedings or actions initiated against Lessor, the
      Project or the Premises in connection with any claims or causes of action
      arising out of the storage, generation, use, release, or disposal by Lessee,
      its
      agents, employees, contractors or invitees, of Hazardous Substances in, on,
      under, from or about the Premises or any other portion of the Project. If the
      presence of any Hazardous Substances in, on, under or about the Premises or
      any
      other portion of the Project caused or permitted by Lessee, its agents,
      employees, contractors, sublessees or invitees, results in (i) injury to any
      person, (ii) injury to or any contamination of the Premises or any other portion
      of the Project, or (iii) injury to or contamination of any real or personal
      property wherever situated, Lessee, at its sole cost and expense, shall promptly
      take all actions necessary to return the Premises or such other portion of
      the
      Project, to the condition existing prior to the introduction of such Hazardous
      Substances to the Premises and to remedy or repair any such injury or
      contamination. Notwithstanding the foregoing, Lessee shall not, without Lessor's
      prior written consent, take any remedial action in response to the presence
      of
      any Hazardous Substances in, on, under or about the Premises or any other
      portion of the Project, or enter into any settlement agreement consent decree
      or
      other compromise with any governmental agency with respect to any Hazardous
      Substances claims related to the Premises or Project.

     

    (j)  Closure
      Statement.
      Promptly upon the expiration or sooner termination of this Lease, Lessee shall
      represent to Lessor in writing that no Hazardous Substances exist in, on, under
      or about the Premises or any other portion of the Project other than as
      specifically identified to Lessor by Lessee in writing. 

     

    (k)  The
      provisions of this Paragraph 6.2 shall survive any termination of this
      Lease.

     

    6.3  Lessee's
      Compliance with Applicable Requirements.
      Except
      as otherwise provided in this Lease, Lessee shall, at Lessee's sole expense,
      fully, diligently and in a timely manner, materially comply with all Applicable
      Requirements, the requirements of any applicable fire insurance underwriter
      or
      rating bureau, and the recommendations of Lessor's engineers and/or consultants
      which relate in any manner to the Premises, without regard to whether said
      requirements are now in effect or become effective after the Start Date. Lessee
      shall, within ten (10) days after receipt of Lessor's written request, provide
      Lessor with copies of all permits and other documents, and other information
      evidencing Lessee's compliance with any Applicable Requirements specified by
      Lessor, and shall immediately upon receipt, notify Lessor in writing (with
      copies of any documents involved) of any threatened or actual claim, notice,
      citation, warning, complaint or report pertaining to or involving the failure
      of
      Lessee or the Premises to comply with any Applicable Requirements. Furthermore,
      as part of its obligations hereunder, except as otherwise provided in this
      Lease, Lessee shall, at its sole cost and expense, observe and comply with
      the
      provisions of Title III of the Americans with Disabilities Act of 1990, as
      amended and any regulations promulgated pursuant thereto (collectively, the
      'ADA'), as it pertains to Lessee's use, occupancy, improvement and alteration
      of
      the Premises. Lessee shall not use or allow the Premises to be used for any
      improper, immoral, unlawful or reasonably objectionable purpose. Lessee shall
      not do or permit to be done anything that will unreasonably obstruct or
      interfere with the rights of other lessees or occupants of the Project, or
      injure or unreasonably annoy them. Lessee shall not cause, maintain or permit
      any nuisance in, on or about the Premises or the Project, nor commit or suffer
      to be committed any waste in, on or about the Premises.

     

    6.4  Inspection;
      Compliance.
      Lessor
      and Lessor's "Lender" (as defined in Paragraph 30) and consultants shall have
      the right to enter into Premises at any time, in the case of emergency, and
      otherwise at reasonable times, for the purpose of inspecting the condition
      of
      the Premises and for verifying compliance by Lessee with this Lease. The cost
      of
      any such inspections shall be paid by Lessor, unless a violation of Applicable
      Requirements, or a contamination is found to exist or be imminent, or the
      inspection is requested or ordered by a governmental authority. In such case,
      Lessee shall upon request reimburse Lessor for the cost of such inspection,
      so
      long as such inspection is reasonable related to the violation or
      contamination.

     

    7.  Maintenance;
      Repairs, Utility Installations; Trade Fixtures and
      Alterations.

     

    7.1  Lessee's
      Obligations.

     

    (a)  In
      General.
      Subject
      to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee's
      Compliance with Applicable Requirements), 7.2 (Lessor's Obligations), 9 (Damage
      or Destruction), and 14 (Condemnation), Lessee shall, at Lessee's sole expense,
      keep the Premises, Utility Installations (intended for Lessee's exclusive use,
      no matter where located), and Alterations in good order, condition and repair
      (whether or not the portion of the Premises requiring repairs, or the means
      of
      repairing the same, are reasonably or readily accessible to Lessee, and whether
      or not the need for such repairs occurs as a result of Lessee's use, any prior
      use, the elements or the age of such portion of the Premises), including, but
      not limited to, all equipment or facilities, such as plumbing, HVAC equipment,
      electrical, lighting facilities, boilers, pressure vessels, fixtures, interior
      walls, interior surfaces of exterior walls, ceilings, floors, windows, doors,
      plate glass, and skylights but excluding any items which are the responsibility
      of Lessor pursuant to Paragraph 7.2. Lessee, in keeping the Premises in good
      order, condition and repair, shall exercise and perform good maintenance
      practices, specifically including the procurement and maintenance of the
      janitorial service contract required by Paragraph 7.1(b) below. Lessee's
      obligations shall include restorations, replacements or renewals when necessary
      to keep the Premises an all improvements thereon or a part thereof in good
      order, condition and state of repair.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    (b)  Service
      Contracts.
      Lessor
      shall, at Lessee's sole expense, procure and maintain a contract for the
      maintenance of the HVAC equipment. Lessee, at its sole cost and expense, shall
      procure and maintain throughout the term of the Lease, a janitorial service
      contract for the Premises upon terms reasonably acceptable to Landlord with
      respect to scope of work, timing for performance, insurance of contractor,
      etc..

     

    (c)  Failure
      to Perform.
      If
      Lessee fails to perform Lessee's obligations under this Paragraph 7.1, Lessor
      may enter upon the Premises after ten (10) days' prior written notice to Lessee
      (except in the case of an emergency, in which case no notice shall be required),
      perform such obligations on Lessee's behalf, and put the Premises in good order,
      condition and repair, and Lessee shall promptly reimburse Lessor for the cost
      thereof.

     

    7.2  Lessor's
      Obligations.
      Subject
      to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Common
      Area Operating Expenses), 6 (Use), 7.1 (Lessee's Obligations), 9 (Damage or
      Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant
      to
      Paragraph 4.2, shall keep in good order, condition and repair the foundations,
      exterior walls, structural condition of interior bearing walls, exterior roof,
      fire sprinkler system, Common Area fire alarm and/or smoke detection systems,
      fire hydrants, parking lots, walkways, parkways, driveways, landscaping, fences,
      signs and utility systems serving the Common Areas and all parts thereof, as
      well as providing the services for which there is a Common Area Operating
      Expense pursuant to Paragraph 4.2. Lessor shall not be obligated to paint the
      exterior or interior surfaces of exterior walls nor shall Lessor be obligated
      to
      maintain, repair or replace windows, doors or plate glass of the Premises.
      Lessee expressly waives the benefit of any statute now or hereafter in effect
      to
      the extent it is inconsistent with the terms of this Lease including the
      provisions of California Civil Code Section 1942 and any successor sections
      or
      statutes of a similar nature.

     

    7.3  Utility
      Installations; Trade Fixtures; Alterations.

     

    (a)  Definitions.
      The
      term "Utility Installations" refers to all floor and window coverings, air
      lines, power panels, electrical distribution, security and fire protection
      systems, communication systems, lighting fixtures, HVAC equipment, plumbing,
      and
      fencing in or on the Premises. The term "Trade Fixtures" shall mean Lessee's
      machinery and equipment that can be removed without doing material damage to
      the
      Premises. The term "Alterations" shall mean any modification of the
      improvements, other than Utility Installations or Trade Fixtures, whether by
      addition or deletion. "Lessee Owned alterations and/or Utility Installations"
      are defined as Alterations and/or Utility Installations made by Lessee that
      are
      not yet owned by Lessor pursuant to Paragraph 7.4(a).

     

    (b)  Consent.
      Lessee
      shall not make any Alterations or Utility Installation to the Premises without
      Lessor's prior written consent, which will not be unreasonably withheld or
      delayed. Lessee may, however, make non-structural Utility Installations to
      the
      interior of the Premises (excluding the roof) without such consent but upon
      notice to Lessor, as long as they are not visible from the outside, do not
      involve puncturing, relocating or removing the roof or any existing walls,
      and
      the cumulative cost thereof during this Lease as extended does not exceed a
      sum
      equal to three (3) month's Base Rent in the aggregate or a sum equal to one
      month's Base Rent in any one year. Notwithstanding the foregoing, Lessee shall
      not make or permit any roof penetrations and/or install anything on the roof
      without the prior written approval of Lessor. Lessor may, as a precondition
      to
      granting such approval, require Lessee to utilize a contractor chose and/or
      approve by Lessor. Any Alterations or Utility Installations that Lessee shall
      desire to make and which require the consent of the Lessor shall be presented
      to
      Lessor in written form with detailed plans. Consent shall be deemed conditioned
      upon Lessee's (i) acquiring all applicable governmental permits, (ii) furnishing
      Lessor with copies of both the permits and the plans and specifications prior
      to
      the commencement of the work, and (iii) compliance with all conditions of said
      permits and other Applicable Requirements in a prompt and expeditious manner.
      Any Alterations or Utility Installations shall be performed in a workmanlike
      manner with food and sufficient materials. Lessee shall promptly upon completion
      furnish Lessor with as-built plans and specifications. For work which costs
      an
      amount in excess of one month's Base Rent, Lessor may condition its consent
      upon
      Lessee providing a lien and completion bond in an amount equal to one hundred
      fifty (150%) of the estimated cost of such alteration or Utility Installation
      and/or upon Lessee's posting an additional Security Deposit with
      Lessor.

     

    (c)  Indemnification.
      Lessee
      shall pay, when due, all claims for labor or materials furnished or alleged
      to
      have been furnished to or for Lessee at or for use on the Premises, which claims
      are or may be secured by any mechanic's or materialman's lien against the
      Premises or any interest therein. Lessee shall give Lessor not less than ten
      (10) days notice prior to the commencement of any work in. on or about the
      Premises, and Lessor shall have the right to post notices of non-responsibility.
      Lessee shall not permit any mechanic's, materialmen's or other liens to be
      filed
      against all or any part of the Project, the Building or the Premises, nor
      against Lessee's leasehold interest in the Premises, by reason of or in
      connection with any repairs, alterations, improvements or other work contracted
      for or undertaken by Lessee or any other act or omission of Lessee or Lessee's
      agents, employees, contractors, licensees or invitees. Lessee shall, at Lessor's
      request, provide Lessor with enforceable, unconditional and final lien releases
      (and other evidence reasonably requested by Lessor to demonstrate protection
      from liens) from all persons furnishing labor and/or materials with respect
      to
      the Premises. If any such liens are filed, Lessee shall, at its sole cost,
      immediately cause such lien to be released of record or bonded to Lessor's
      reasonable satisfaction. If Lessee fails to cause such lien to be so released
      or
      bonded within twenty (20) days after filing thereof, Lessor may, without waiving
      its rights and remedies based on such breach, and without releasing Lessee
      from
      any of its obligations, cause such lien to be released by any means it shall
      deem proper, including payment in satisfaction of the claim giving rise to
      such
      lien. Lessee shall pay to Lessor within five (5) days after receipt of invoice
      from Lessor, any sum paid by Lessor to remove such liens, together with interest
      at the Interest Rate from the date of such payment by Lessor. NOTICE IS HEREBY
      GIVEN THAT LESSOR SHALL NOT BE LIABLE FOR ANY LABOR, SERVICES OR MATERIALS
      FURNISHED OR TO BE FURNISHED TO LESSEE, OR TO ANYONE HOLDING THE PREMISES
      THROUGH OR UNDER LESSEE, AND THAT NO MECHANICS' OR OTHER LIENS FOR ANY SUCH
      LABOR, SERVICES OR MATERIALS SHALL ATTACH TO OR AFFECT THE INTEREST OF LESSOR
      IN
      THE PREMISES.

     

    7.4  Ownership;
      Removal; Surrender; and Restoration.

     

    (a)  Ownership.
      Subject
      to Lessor's right to require removal or elect ownership as hereinafter provided,
      all Alterations and Utility Installations made by Lessee shall be the property
      of Lessee, but considered a part of the Premises. Lessor may, at any time,
      elect
      in writing to be the owner or all or any specified part of the Lessee Owned
      Alterations and Utility Installations. Unless otherwise instructed per Paragraph
      7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall,
      at
      the expiration or termination of this Lease, become the property of Lessor
      and
      be surrendered by Lessee with the Premises.

     

    (b)  Removal.
      By
      delivery to Lessee of written notice from Lessor not earlier than ninety (90)
      and not later than thirty (30) days prior to the end of the term of this Lease,
      Lessor may require that any or all Lessee Owned Alterations or Utility
      Installations be removed by the expiration or termination of this Lease. Lessor
      may require the removal at any time or all or part of any Lessee Owned
      Alterations or Utility Installations made without the required
      consent.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    (c)  Surrender;
      Restoration.
      Lessee
      shall surrender the Premises by the Expiration Date or any earlier termination
      date, with all of the improvements, parts and surfaces thereof broom clean
      and
      free of debris, and in good operating order, condition and state of repair,
      ordinary wear and tear excepted. "Ordinary wear and tear" shall not include
      any
      damage or deterioration that would have been prevented by good maintenance
      practice. Notwithstanding the foregoing, if this Lease is for twelve (12) months
      or less, then Lessee shall surrender the Premises in the same condition as
      delivered to Lessee on the Start Date with NO allowance for ordinary wear and
      tear. Lessee shall repair any damage occasioned by the installation, maintenance
      or removal of Trade Fixtures, Lessee Owned Alterations and/or Utility
      Installations, furnishings, and equipment as well as the removal of any storage
      tank installed by or for Lessee and shall restore underlying surfaces to the
      condition existing prior to the installation of any Alterations and/or Utility
      Installations. Lessee shall also completely remove from the Premises any and
      all
      Hazardous Substances brought onto the Premises by or for Lessee, or any third
      party (except Hazardous Substances which were deposited via underground
      migration from areas outside of the Project) even if such removal would require
      Lessee to perform or pay for work that exceeds statutory requirements. Trade
      Fixtures shall remain the property of Lessee and shall be removed by Lessee.
      The
      failure by Lessee to timely vacate the Premises pursuant to this Paragraph
      7.4(c) without the express written consent of Lessor shall constitute a holdover
      under the provisions of Paragraph 26 below.

     

    8.  Insurance;
      Indemnity.

     

    8.1  Payment
      of Premiums.
      The
      cost of the premiums for the insurance policies required to be carried by Lessor
      over the costs incurred by Lessor therefore during the Base Year, pursuant
      to
      Paragraphs 8.2(b), 8.3(a) and 8.3(b), shall be a Common Area Operating Expense.
      Premiums for policy periods commencing prior to, or extending beyond, the term
      of this Lease shall be prorated to coincide with the corresponding Start Date
      or
      Expiration Date.

     

    8.2  Liability
      Insurance.
      

     

    (a)  Carried
      by Lessee.
      Lessee
      shall obtain and keep in force a Commercial General Liability policy of
      insurance protecting Lessee, Lessor and Lender as an additional insured against
      claims for bodily injury, personal injury and property damage based upon or
      arising out of the ownership, use, occupancy or maintenance of the Premises
      and
      all areas appurtenant thereto. Such insurance shall be on an occurrence basis
      providing single limit coverage in an amount not less that One Million Dollars
      ($1,000,000) per occurrence with an annual aggregate of not less that Two
      Million Dollars ($2,000,000), an "Additional Insured-Managers or Lessors of
      Premises Endorsement" and contain the "Amendment of the Pollution Exclusion
      Endorsement" for damage caused by heat, smoke or fumes from a hostile fire.
      The
      policy shall not contain any intra-insured exclusions as between insured persons
      or organizations, but shall include coverage for liability assumed under this
      Lease as an "insured contract" for the performance of Lessee's indemnity
      obligations under this Lease. The limits of said insurance shall not, however,
      limit the liability of Lessee nor relieve Lessee of any obligation hereunder.
      All insurance carried by Lessee shall be primary to and not contributory with
      any similar insurance carried by Lessor, whose insurance shall be considered
      excess insurance only.

     

    (b)  Carried
      by Lessor.
      Lessor
      shall maintain liability insurance as described in Paragraph 8.2(a), in addition
      to, and not in lieu of, the insurance required to be maintained by Lessee.
      Lessee shall not be named as an additional insured therein.

     

    8.3  Property
      Insurance - Building, Improvements and Rental Value.

     

    (a)  Building
      and Improvements.
      Lessor
      shall obtain and keep in force a policy or policies of insurance in the name
      of
      Lessor, with loss payable to Lessor, and ground-lessor, and to any Lender
      insuring loss or damage to the Premises and the Building. The amount of such
      insurance shall be equal to the full replacement cost of the Premises and the
      Building, as the same shall exist from time to time, or the amount required
      by
      any Lender, but in no event more than the commercially reasonable and available
      insurable value thereof. Lessee Owned Alterations and Utility Installations,
      Trade Fixtures, and Lessee's personal property shall be insured by Lessee under
      Paragraph 8.4.

     

    (b)  Adjacent
      Premises.
      Lessee
      shall pay for any increase in the premiums for the property insurance of the
      Building and for the Common Areas or other buildings in the Project if said
      increase is caused by Lessee's acts, omissions, use or occupancy of the
      Premises.

     

    (c)  Lessee's
      Improvements.
      Since
      Lessor is the Insuring Party, Lessor shall not be required to insure Lessee
      Owned Alterations and Utility Installations unless the item in question has
      become the property of Lessor under the terms of this Lease.

     

    8.4  Lessee's
      Property; Business Interruption Insurance.

     

    (a)  Property
      Damage.
      Lessee
      shall obtain and maintain insurance coverage on all of Lessee's personal
      property, Trade Fixtures, and Lessee Owned Alterations and Utility
      Installations. Such insurance shall be full replacement cost coverage with
      a
      deductible of not to exceed $1,000 per Alterations and Utility Installations.
      Lessee shall provide Lessor with written evidence that such insurance is in
      force.

     

    (b)  Business
      Interruption.
      Lessee
      shall obtain and maintain loss of income and extra expense insurance in amounts
      as will reimburse Lessee for direct or indirect loss of earnings attributable
      to
      all perils commonly insured against by prudent lessees in the business of Lessee
      or attributable to prevention of access to the Premises as a result of such
      perils.

     

    (c)  No
      Representation of Adequate Coverage.
      Lessor
      makes no representation that the limits or forms of coverage of insurance
      specified herein are adequate to cover Lessee's property, business operations
      or
      obligations under this Lease.

     

    8.5  Insurance
      Policies.
      Insurance required herein shall be by companies duly licensed or admitted to
      transact business in the state where the Premises are located, and maintaining
      during the policy term a "General Policyholders Rating" of at least B+, V,
      as
      set forth in the most current issue of "Best's Insurance Guide", or such other
      rating as may be required by a Lender. Lessee shall not do or permit to be
      done
      anything that invalidates the required insurance policies. Lessee shall, prior
      to the Start Date, deliver to Lessor certificates evidencing the existence
      and
      amounts of the required insurance. No such policy shall be cancelable or subject
      to modification except after thirty (30) days prior written notice to Lessor.
      Lessee shall, at least thirty (30) days prior to the expiration of such
      policies, furnish Lessor with evidence of renewals or "insurance binders"
      evidencing renewal thereof, or Lessor may order such insurance and charge the
      cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon
      demand. Such policies shall be for a term of at least one year, or the length
      of
      the remaining term of this Lease, whichever is less. If either Party shall
      fail
      to procure and maintain the insurance required to be carries by it, the other
      Party may, but shall not be required to, procure and maintain the
      same.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    8.6  Waiver
      of Subrogation.
      Without
      affecting any other rights or remedies, Lessee and Lessor each hereby release
      and relieve the other and waive their entire right to recover damages against
      the other, for loss of or damage to its property arising out of or incident
      to
      the perils required to be insured against therein. The effect of such releases
      and waivers is not limited by the amount of insurance carried or required,
      or by
      any deductibles applicable hereto. The Parties agree to have their respective
      property damage insurance carriers waive any right to subrogation that such
      companies may have against Lessor or Lessee, as the case may be, so long as
      the
      insurance is not invalidated thereby.

     

    8.7  Indemnity.
      Except
      to the extent of Lessor's gross negligence or willful misconduct, Lessee shall
      indemnify, protect, defend and hold harmless the Premises, Lessor and its
      employees, officers, directors, shareholders, agents, Lessor's master or ground
      lessor, partners and Lenders, from and against any and all claims, demands,
      actions or causes of action, loss of rents and/or damages, liens, judgments,
      penalties, attorneys' and consultants' fees, expenses and/or liabilities arising
      out of, involving, or in connection with this Lease and/or the use and/or
      occupancy of the Premises by Lessee. If any action or proceeding is brought
      against Lessor by reason of any of the foregoing matters, Lessor shall cooperate
      with Lessee in such defense. Lessor need not have first paid any such claim
      in
      order to be defended or indemnified.

     

    8.8  Exemption
      of Lessor from Liability.
      Lessor
      shall not be liable for injury or damage to the person or goods, wares,
      merchandise or other property of Lessee, Lessee's employees, contractors,
      invitees, customers, or any other person in or about the Premises, whether
      such
      damage or injury is caused by or results from fire, steam, electricity, gas,
      water or rain, or from the breakage, leakage, obstruction or other defects
      of
      pipes, fire sprinklers, wires, appliance, plumbing, HVAC or lighting fixtures,
      or from any other cause, whether the said injury or damage results from
      conditions arising upon the Premises or upon other portions of the Building,
      or
      from other sources or places, including, without limitation, by reason of any
      acts or omissions of Tenant's janitorial contractor. Lessor shall not be liable
      for any damages arising from any act or neglect of any other tenant of Lessor
      nor from the failure of Lessor to enforce the provisions of any other lease
      in
      the Project. Notwithstanding Lessor's negligence or breach of this Lease, Lessor
      shall under no circumstances be liable for injury to Lessee's business or for
      any loss of income or profit therefrom.

     

    9.  Damage
      or Destruction.

     

    9.1  Definitions.

     

    (a)  "Premises
      Partial Damage" shall mean damage or destruction to the improvements on the
      Premises, other that Lessee Owned Alterations and Utility Installations, which
      can reasonably be repaired in 3 months or less from the date of the damage
      or
      destruction, and the cost thereof does not exceed a sum equal to 6 month's
      Base
      Rent. Lessor shall notify Lessee in writing within thirty (30) days from the
      date of the damage or destruction as to whether or not the damage is Partial
      or
      Total.

     

    (b)  "Premises
      Total Destruction" shall mean damage or destruction to the improvements on
      the
      Premises, other than Lessee Owned Alterations and Utility Installations and
      Trade Fixtures, which cannot reasonably be repaired in three (3) months or
      less
      from the date of the damage or destruction and/or the cost thereof exceeds
      a sum
      equal to six (6) month's Base Rent. Lessor shall notify Lessee in writing within
      thirty (30) days from the date of the damage or destruction as to whether or
      not
      the damage is Partial or Total.

     

    (c)  "Insured
      Loss" shall mean damage or destruction to improvements on the Premises, other
      that Lessee Owned Alterations and Utility Installations and Trade Fixtures,
      which was caused by an event required to be covered by the insurance described
      in Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits
      involved.

     

    (d)  "Replacement
      Cost" shall mean the cost to repair or rebuild the improvements owned by Lessor
      at the time of the occurrence to their condition existing immediately prior
      thereto, including demolition, debris removal and upgrading required by the
      operation of Applicable Requirements, and without deduction for
      depreciation.

     

    (e)  "Hazardous
      Substance Condition" shall mean the occurrence or discovery of a condition
      involving the presence of, or a contamination by, a Hazardous Substance as
      defined in Paragraph 6.2(a), in, on or under the Premises.

     

    9.2  Partial
      Damage - Insured Loss.
      If a
      Premises Partial Damage that is an Insured Loss occurs, then Lessor shall,
      at
      Lessor's expense, repair such damage (but not Lessee's Trade Fixtures or Lessee
      Owned Alterations and Utility Installations) as soon as reasonably possible
      and
      this Lease shall continue in full force and effect; provided, however, the
      Lessee shall, at Lessor's election, make the repair of any damage or destruction
      the total cost to repair of which is Five Thousand Dollars ($5,000.00) or less,
      and, in such event, Lessor shall make any applicable insurance proceeds
      available to Lessee on a reasonable basis for that purpose. Notwithstanding
      the
      foregoing, if the required insurance was not in force or the insurance proceeds
      are not sufficient to effect such repair, the Insuring Party shall promptly
      contribute the shortage in proceeds as and when required to complete said
      repairs. In the event, however, such shortage was due to the fact that, by
      reason of the unique nature of the improvements, full replacement cost insurance
      coverage was not commercially reasonable and available, Lessor shall have no
      obligation to pay for the shortage in insurance proceeds or to fully restore
      the
      unique aspects of the Premises unless Lessee provides Lessor with the funds
      to
      cover same, or adequate assurance thereof, within ten (10) days following
      receipt of written notice of such shortage and request therefor. If Lessor
      receives said funds or adequate assurance thereof within said ten (10) day
      period, the party responsible for making the repairs shall complete them as
      soon
      as reasonably possible and this Lease shall remain in full force and effect.
      If
      such funds or assurance are not received, Lessor may nevertheless elect by
      written notice to Lessee within ten (10) days thereafter to: (i) make such
      restoration and repair as is commercially reasonable with Lessor paying any
      shortage in proceeds, in which case this Lease shall remain in full force and
      effect, or (ii) have this Lease terminate thirty (30) days thereafter. Lessee
      shall not be entitled to reimbursement of any funds contributed by Lessee to
      repair any such damage or destruction. Premises Partial Damage due to flood
      or
      earthquake shall be subject to Paragraph 9.3, notwithstanding that there may
      be
      some insurance coverage, but the net proceeds of any such insurance shall be
      made available for the repairs if made by either Party.

     

    9.3  Partial
      Damage - Uninsured Loss.
      If a
      Premises Partial Damage that is not an Insured Loss occurs, unless caused by
      a
      negligent or willful act of Lessee (in which event Lessee shall make the repairs
      at Lessee's expense), Lessor may either: (i) repair such damage as soon as
      reasonably possible at Lessor's expense, in which event this Lease shall
      continue in full force and effect, or (ii) terminate this Lease by giving
      written notice to Lessee within thirty (30) days after receipt by Lessor of
      knowledge of the occurrence of such damage. Such termination shall be effective
      sixty (60) days following the date of such notice. In the event Lessor elects
      to
      terminate this Lease, Lessee shall have the right within ten (10) days after
      receipt of the termination notice to give written notice to Lessor of Lessee's
      commitment to pay for the repair of such damage without reimbursement from
      Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance
      thereof within thirty (30) days after making such commitment. In such event
      this
      Lease shall continue in full force and effect, and Lessor shall proceed to
      make
      such repairs as soon as reasonably possible after the required funds are
      available. If Lessee does not make the required commitment, this Lease shall
      terminate as of the date specified in the termination notice.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    9.4  Total
      Destruction.
      Notwithstanding any other provision hereof, if a Premises Total Destruction
      occurs, this Lease shall terminate sixty (60) days following such Destruction.
      If the damage or destruction was caused by the gross negligence or willful
      misconduct of Lessee, Lessor shall have the right to recover Lessor's damages
      from Lessee, except as provided in Paragraph 8.6.

     

    9.5  Damage
      Near End of Term.
      If at
      any time during the last six (6) months of this lease there is damage for which
      the cost to repair exceeds one month's Base Rent, whether or not an Insured
      Loss, Lessor may terminate this Lease effective sixty (60) days following the
      date of occurrence of such damage by giving a written termination notice to
      Lessee within thirty (30) days after the date of occurrence of such damage.
      Notwithstanding the foregoing, if Lessee at that time has an exercisable option
      to extend this Lease or to purchase the Premises, then Lessee may preserve
      this
      Lease by, (a) exercising such option and (b) providing Lessor with any shortage
      in insurance proceeds (or adequate assurance thereof) needed to make the repairs
      on or before the earlier of (i) the date which is ten (10) days after Lessee's
      receipt of Lessor's written notice purporting to terminate this Lease. Or (ii)
      the day prior to the date upon which such option expires. If Lessee duly
      exercises such option during such period and provides Lessor with funds (or
      adequate assurance thereof) to cover any shortage in insurance proceeds, Lessor
      shall, at Lessor's commercially reasonable expense, repair such damage as soon
      as reasonably possible and this Lease shall continue in full force and effect.
      If Lessee fails to exercise such option and provide such funds or assurance
      during such period, then this Lease shall terminate on the date specified in
      the
      termination notice and Lessee's option shall be extinguished.

     

    9.6  Abatement
      of Rent; Lessee' Remedies.
      Abatement. In the event of Premises Partial Damage or Premises Total Destruction
      or a Hazardous Substance Condition for which Lessee is not responsible under
      this Lease, the Rent payable by Lessee for the period required for the repair,
      remediation or restoration of such damage shall be abated in proportion to
      the
      degree to which Lessee's use of the Premises is impaired, but not to exceed
      the
      proceed received from the Rental Value insurance. All other obligations of
      Lessee hereunder shall be performed by Lessee, and Lessor shall have no
      liability for any such damage, destruction, remediation, repair or restoration
      except as provided herein.

     

    9.7  Termination;
      Advance Payments.
      Upon
      termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an
      equitable adjustment shall be made concerning advance Base Rent and any other
      advance payments made by Lessee to Lessor. Lessor shall, in addition, return
      to
      Lessee so much of Lessee's Security Deposit as has not been, or is not then
      required to be, used by Lessor.

     

    9.8  Waive
      Statutes.
      Lessor
      and Lessee agree that the terms of this Lease shall govern the effect of any
      damage to or destruction of the Premises with respect to the termination of
      this
      lease and hereby waive the provisions of any present or future statute to the
      extent inconsistent herewith including the provisions of California Civil Code
      Section 1932, Subsection 2 and section 1933, Subsection 4.

     

    9.9  Miscellaneous.
      Whether
      or not the Premises is damaged, if the Building is damaged to an extent
      exceeding twenty-five percent (25%) of the full replacement cost thereof, or
      Lessor's contractor estimates that such work of repair, reconstruction and
      restoration will require longer than one hundred eighty (180) days to complete,
      or Lessor will not receive insurance proceeds sufficient to cover the costs
      of
      such repairs, reconstruction and restoration, then Lessor may elect to
      either:

     

    (a)  repair,
      reconstruct and restore the portion of the Building damaged by such casualty,
      in
      which case this Lease shall continue in full force and effect; or

     

    (b)  terminate
      this Lease effective as of the date which is thirty (30) days after Lessee's
      receipt of Lessor's election to so terminate.

     

    10.  Real
      Property Taxes.

     

    10.1  Definition.
      As used
      herein, the term "Real Property Taxes" shall include any form of assessment;
      real estate, general, special, ordinary or extraordinary, or rental levy or
      tax
      (other than inheritance, personal income or estate taxes); improvement bond;
      and/or license fee imposed upon or levied against any legal or equitable
      interest of Lessor in the Project, Lessor's right to other income there from,
      and/or Lessor's business of leasing, by any authority having direct or indirect
      power to tax and where the funds are generated with reference to the Project
      address and where the proceeds so generated are to be applied by the city,
      county or other local taxing authority of a jurisdiction within which the
      Project is located. There term "Real Property Taxes" shall also include any
      tax,
      fee, levy assessment or charge, or any increase therein, imposed by reason
      of
      events occurring during the term of this Lease, including but not limited to,
      a
      change in ownership of the Project or any portion thereof or a change in the
      improvement thereon. In calculating Real Property Taxes for any calendar year,
      the Real Property Taxes for any real estate tax year shall be included in the
      calculation of Real Property Taxes for such calendar year based upon the number
      of days that such calendar year and tax year have in common.

     

    10.2  Payment
      of Taxes.
      Lessor
      shall pay the Real Property Taxes applicable to the Project, and except as
      otherwise provided in Paragraph 10.3, any such amount shall be included in
      the
      calculation of Common Area Operating Expenses in accordance with the provisions
      of Paragraph 4.2.

     

    10.3  Additional
      Improvements.
      Common
      Area Operating Expenses shall not include Real Property Taxes specified in
      the
      tax assessor's records and work sheets as being caused by additional
      improvements placed upon the Project by other lessees or by Lessor for the
      exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2
      hereof, Lessee shall, however, pay to Lessor at the time Common Area Operating
      Expenses are payable under Paragraph 4.2, the entirety of any increase In Real
      Property Taxes if assessed solely by reason of Alterations, Trade Fixtures
      or
      Utility Installations place upon the Premises by Lessee or at Lessee's
      request.

     

    10.4  Joint
      Assessment.
      If the
      Building is not separately assessed, Real Property Taxes allocated to the
      Building shall be an equitable proportion of the Real Property taxes for all
      of
      the land and improvement included within the tax parcel assessed, such
      proportion to be determined by Lessor from the respective valuations assigned
      in
      the assessor's work sheet or such other information as may be reasonably
      available. Lessor's reasonable determination thereof, in good faith, shall
      be
      conclusive.

     

    10.5  Personal
      Property Taxes.
      Lessee
      shall pay prior to delinquency all taxes assessed against and levied upon Lessee
      Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
      equipment and all personal property of Lessee contained in the Premises. When
      possible, Lessee shall cause its Lessee Owned Alterations and Utility
      Installations, Trade Fixtures, furnishings, equipment and all other personal
      property to be assessed and billed separately from the real property of the
      Lessor. If any of Lessee's said property shall be assessed with Lessor' real
      property, Lessee shall pay Lessor the taxes attributable to Lessee's property
      within ten (10) days after receipt of a written statement setting forth the
      taxes applicable to Lessee's property.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    11.  Utilities.
      Lessee
      shall pay for all water, gas, heat, light, power, telephone and other utilities
      and services supplied to the Premises, together with any taxes thereon.
      Notwithstanding the provisions of Paragraph 4.2, if at any time in Lessor's
      sole
      judgment, Lessor determines that Lessee is using a disproportionate amount
      of
      water, electricity or other commonly metered utilities, or that Lessee is
      generating such a large volume of trash as to require an increase in the size
      of
      the dumpster and/or and increase in the number of times per month that the
      dumpster is emptied, then Lessor may increase Lessee's Base Rent by an amount
      equal to such increased costs.

     

    12.  Assignment
      and Subletting.

     

    12.1  Lessor's
      Consent Required.

     

    (a)  Lessee
      shall not voluntarily or by operation of law assign, transfer, mortgage or
      encumber (collectively, "assign or assignment") or sublet all or any part of
      Lessee's interest in this Lease or in the Premises without Lessor's prior
      written consent.

     

    Lessor
      and Lessee hereby acknowledge that Lessor's approval of any proposed transfer
      pursuant to this Paragraph 12 ("Transfer") shall be deemed reasonably withheld
      if based upon any reasonable factor, including, without limitation, any or
      all
      of the following factors: (a) the proposed Transfer would result in more than
      two (2) subleases of portions of the Premises being in effect at any one time
      during the Term; (b) intentionally omitted; (c) intentionally omitted; (d)
      the
      proposed transferee is a governmental entity; (e) the portion of the Premises
      to
      be sublet or assigned is irregular in shape with inadequate means of ingress
      and
      egress; (f) the use of the Premises by the transferee is not permitted by the
      use provisions in Paragraph 1.8 hereof; (g) the Transfer would likely result
      in
      significant increase in the use of the parking areas or Common Areas by the
      transferee's employees or visitors, and/or significantly increase the demand
      upon utilities and services to be provided by Lessor to the Premises; (h) the
      transferee does not have the financial capability to fulfill the obligations
      imposed by the Transfer; or (i) the transferee is not in Lessor's reasonable
      opinion of reputable or good character or consistent with Lessor's desired
      tenant mix. 

     

    (b)  A
      change
      in the control of Lessee shall constitute an assignment requiring consent.
      The
      transfer, on a cumulative basis, of fifty percent (50%) or more of the voting
      control of Lessee shall constitute a change in control for this
      purpose.

     

    (c)  The
      involvement of Lessee or its assets in any transaction, or series of
      transactions (by way of merger, sale, acquisition, financing, transfer,
      leveraged buy-out or otherwise), whether or not a formal assignment or
      hypothecation of this Lease or Lessee's assets occurs, which results or will
      result in a reduction of the Net Worth of Lessee by an amount greater than
      fifty
      percent (50%) of such Net Worth as it was represented at the time of the
      execution of this Lease or at the time of the most recent assignment to which
      Lessor has consented, or as it exists immediately prior to said transaction
      or
      transactions constituting such reduction, whichever was or is greater, shall
      be
      considered as assignment of this lease to which Lessor may withhold its consent.
      "Net Worth of Lessee" shall mean the net worth of Lessee (excluding any
      guarantors) established under generally accepted accounting
      principles.

     

    (d)  An
      assignment or subletting without consent shall, at Lessor's option, be a Default
      curable after notice per Paragraph 13.1(c), or a noncurable Breach without
      the
      necessity of any notice and grace period. If Lessor elects to treat such
      unapproved assignment or subletting as a noncurable Breach, Lessor may either:
      (i) terminate this Lease, or (ii) upon thirty (30) days written notice, increase
      the monthly Base rent to one hundred ten percent (110%) of the Base Rent then
      in
      effect. 

     

    (e)  Notwithstanding
      any contrary provision of this Lease, if Lessee or any proposed transferee
      claims that Lessor has unreasonably withheld or delayed its consent to a
      proposed Transfer or otherwise has breached its obligations under this Paragraph
      12, Lessee's and such transferee's only remedy shall be to seek a declaratory
      judgment and/or injunctive relief, and Lessee, on behalf of itself and, to
      the
      extent permitted by law, such proposed transferee waives all other remedies
      against Lessor, including, without limitation, the right to seek monetary
      damages or to terminate this Lease.

     

    12.2  Terms
      and Conditions Applicable to Assignment and Subletting.

     

    (a)  Regardless
      of Lessor' consent, no assignment or subletting shall: (i) be effective without
      the express written assumption by such assignee or sublessee of the obligations
      of Lessee under this Lease, (ii) release Lessee of any obligations hereunder,
      or
      (iii) alter the primary liability of Lessee for the payment of Rent or for
      the
      performance of any other obligations to be performed by Lessee.

     

    (b)  Lessor
      may accept Rent or performance of Lessee' obligations from any person other
      than
      Lessee pending approval or disapproval or an assignment. Neither a delay in
      the
      approval or disapproval of such assignment nor the acceptance of Rent or
      performance shall constitute a waiver of estoppel of Lessor's right to exercise
      its remedies for Lessee's Default or Breach.

     

    (c)  Lessor's
      consent to any assignment or subletting shall not constitute consent to any
      subsequent assignment or subletting.

     

    (d)  In
      the
      event of any Default or Breach by Lessee, Lessor may proceed directly against
      Lessee, and Guarantors or anyone else responsible for the performance of
      Lessee's obligations under this Lease, including any assignee or sublessee,
      without first exhausting Lessor's remedies against any other person or entity
      responsible therefor to Lessor, or any security held by Lessor.

     

    (e)  Each
      request for consent to an assignment or subletting shall be in writing,
      accompanied by information relevant to Lessor's determination as to the
      financial and operational responsibility and appropriateness of the proposed
      assignee or sublessee, including but not limited to the intended use and/or
      required modification of the Premises, if any together with a fee of One
      Thousand Dollars ($1,000.00) (the "Review Fee"), as consideration for Lessor's
      considering and processing said request. Lessee agrees to provide Lessor with
      such other or additional information and/or documentations as may be reasonably
      requested. Acceptance of the Review Fee shall in no event obligate Lessor to
      consent to any proposed Transfer.

     

    (f)  Any
      assignee of, or sublessee under, this Lease shall, by reason of accepting such
      assignment or entering into such sublease, be deemed to have assumed and agreed
      to conform and comply with each and every term, covenant, condition and
      obligation herein to be observed or performed by Lessee during the term of
      said
      assignment or sublease, other than such obligations as are contrary to or
      inconsistent with provisions of an assignment or sublease to which Lessor has
      specifically consented to in writing.

     

    (g)  Lessor's
      consent to any assignment or subletting shall not transfer to the assignee
      or
      sublessee any Option granted to the original Lessee by this Lease unless such
      transfer is specifically consented to by Lessor in writing. (See Paragraph
      39.2)

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    12.3  Additional
      Terms and Conditions Applicable to Subletting.
      The
      following terms and conditions shall apply to any subletting by Lessee of all
      or
      any part of the Premises and shall be deemed included in all subleases under
      this Lease whether or not expressly incorporated therein:

     

    (a)  Lessee
      hereby assigns and transfers to Lessor all of Lessee's interest in all Rent
      payable pursuant to any sublease, and Lessor may collect such Rent and apply
      same toward Lessee's obligation under this Lease; provided, however, that until
      a Breach shall occur in the performance of Lessee's obligations, Lessee may
      collect said Rent. Lessor shall not, by any reason of the foregoing or any
      assignment of such sublease, nor by reason of the collection of Rent, be deemed
      liable to the sublessee for any failure of Lessee to perform and comply with
      any
      of Lessee's obligation to such sublessee. Lessee hereby irrevocably authorizes
      and directs and such sublessee, upon receipt of a written notice from Lessor
      stating that a Breach exists in the performance of Lessee's obligations under
      this Lease, to pay to Lessor all Rent due and to become due under the sublease.
      Sublessee shall rely upon any such notice from Lessor and shall pay all Rents
      to
      Lessor without any obligation or right to inquire as to whether such Breach
      exists, notwithstanding any claim from Lessee to the contrary. 

     

    (b)  In
      the
      event of a Breach by Lessee, Lessor may, at its option, require sublessee to
      attorn to Lessor, in which event Lessor shall undertake the obligations of
      the
      sublessor under such sublease from the time of the exercise of said option
      to
      the expiration of such sublease; provided, however, Lessor shall not be liable
      for any prepaid rents or security deposit paid by such sublessee to such
      sublessor or for any prior Defaults or Breaches of such sublessor. 

     

    (c)  Any
      matter requiring the consent of the sublessor under a sublease shall also
      require the consent of Lessor.

     

    (d)  No
      sublessee shall further assign or sublet all or any part of the Premises without
      Lessor's prior written consent.

     

    (e)  Lessor
      shall deliver a copy of any notice of Default or Breach by Lessee to the
      sublessee, who shall have the right to cure the Default of Lessee within the
      grace period, if any, specified in such notice. The sublessee shall have a
      right
      of reimbursement and offset from and against Lessee for any such Defaults cured
      by the sublessee.

     

    12.4  Right
      of Recapture.
      If
      Lessee requests Lessor's consent to any assignment or subletting of all of
      the
      Premises, Lessor will have the right to terminate this Lease as to all or such
      portion of the Premises which is proposed to be sublet or assigned effective
      as
      of the date Lessee proposes to sublet or assign all or less than all of the
      Premises. Lessor's right to terminate this Lease as to all of the Premises
      proposed to be sublet or assigned will not terminate as to any future additional
      subletting or assignment as a result of Lessor's consent to a subletting of
      less
      than all of the Premises or Lessor's failure to exercise its termination right
      with respect to any subletting or assignment. Lessor will exercise such
      termination right, if at all, by giving written notice to Lessee within five
      (5)
      business days of receipt by Lessor of the financial responsibility information
      required by this Paragraph 12.4. Lessee understands and acknowledges that the
      option, as provided in this Paragraph 12.4, to terminate this Lease as to all
      or
      such portion of the Premises which is proposed to be sublet or assigned rather
      than approve the subletting or assignment of all or a portion of the Premises,
      is a material inducement for Lessor's agreeing to lease the Premises to Lessee
      upon the terms and conditions herein set forth

     

    13.  Default;
      Breach; Remedies.

     

    13.1  Default;
      Breach.
      A
      "Default" is defined as a failure by the Lessee to comply with or perform any
      of
      the terms, covenants, conditions or Rules and regulations under this Lease.
      A
      "Breach" is defined as the occurrence of one or more of the following Defaults,
      and the failure of Lessee to cure such Default within any applicable grace
      periods:

     

    (a)  The
      abandonment of the Premises; or the vacating of the Premises without providing
      a
      commercially reasonable level of security, or where the coverage of the property
      insurance described in Paragraph 8.3 is jeopardized as a result thereof, or
      without providing reasonable assurance to minimize potential
      vandalism.

     

    (b)  The
      failure of Lessee to make any payment of Rent or any Security Deposit required
      to be made by Lessee hereunder, whether to Lessor or to a third party, within
      five (5) business days of when due, to provide reasonable evidence of insurance
      or surety bond, or to fulfill any obligation under this Lease which endangers
      or
      threatens life or property, where such failure continues for a period of three
      (3) business days following written notice to Lessee.

     

    (c)  The
      failure by Lessee to provide (i) reasonable written evidence of compliance
      with
      any Applicable Requirement, (ii) the service contracts, (iii) the rescission
      of
      an unauthorized assignment or subletting, (iv) an Estoppel Certificate, (v)
      a
      requested subordination, (vi) evidence concerning any guaranty and/or Guarantor,
      (vii) any document requested under Paragraph 41 (easements), or (viii) any
      other
      documentation or information which Lessor may reasonably require of Lessee
      under
      the terms of this Lease, where any such failure continues for a period of ten
      (10) days following written notice to Lessee.

     

    (d)  A
      Default
      by Lessee as to the terms, covenants, conditions or provisions of this Lease,
      or
      of the rules adopted under Paragraph 2.9 hereof, other than those described
      in
      subparagraphs 13.1(a), (b) or (c) above, where such Default continues for a
      period of 30 days after written notice; provided, however, that if the nature
      of
      Lessee's Default is such that more than thirty (30) days are reasonably required
      for its cure, then it shall not be deemed to be a Breach if Lessee commences
      such cure within said thirty (30) day period and thereafter diligently
      prosecutes such cure to completion.

     

    (e)  The
      occurrence of any of the following events: (i) the making of any general
      arrangement or assignment for the benefit of creditors; (ii) becoming a "debtor"
      as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the
      case of a petition filed against Lessee, the same is dismissed within 60 days);
      (iii) the appointment of a trustee or receiver to take possession of
      substantially all of Lessee's assets located at the Premises or of Lessee's
      interest in this Lease, where possession is not restored to Lessee within thirty
      (30) days; or (iv) the attachment, execution or other judicial seizure of
      substantially all of Lessee's assets located at the Premises or of Lessee's
      interest in this Lease, where such seizure is not discharged within thirty
      (30)
      days; provided, however, in the event that any provision of this subparagraph
      (e) is contrary to any applicable law, such provision shall be of no force
      or
      effect, and not affect the validity of the remaining provisions.

     

    (f)  The
      discovery that any financial statement of Lessee or of any Guarantor given
      to
      Lessor was materially false.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    (g)  If
      the
      performance of Lessee' obligations under this Lease is guaranteed: (i) the
      death
      of Guarantor, (ii) the termination of a Guarantor's liability with respect
      to
      this Lease other than in accordance with the terms of such guaranty, (iii)
      a
      Guarantor's becoming insolvent or the subject or a bankruptcy filing, (iv)
      a
      Guarantor's refusal to honor the guaranty, or (v) a Guarantor's breach of its
      guaranty obligation on an anticipatory basis, and Lessee's failure, within
      60
      days following written notice of any such event, to provide written alternative
      assurance or security, which when coupled with the then existing resources
      of
      lessee, equals or exceeds the combined financial resources of Lessee and the
      Guarantors that existed at the time of execution of this Lease.

     

    (h)  Any
      notice sent by Lessor to Lessee pursuant to this Paragraph 13 shall be in lieu
      of, and not in addition to, any notice required under California Code of Civil
      Procedure, Section 1161.

     

    13.2  Remedies.
      If
      Lessee fails to perform any of its affirmative duties or obligations, within
      ten
      (10) days after written notice (or in case of an emergency, without notice),
      Lessor may, at its option, perform such duty or obligation on Lessee's behalf,
      including but not limited to the obtaining of reasonably required bonds,
      insurance policies, or governmental license, permits or approvals. The costs
      and
      expenses of any such performance by Lessor shall be due and payable by Lessee
      upon receipt of invoice therefor. If any check given to Lessor by Lessee shall
      not be honored by the bank upon which it is drawn, Lessor, at its option, may
      require all future payments to be made by Lessee to be by cashier's check.
      In
      the event of a Breach, Lessor may, with or without further notice or demand,
      and
      without limiting Lessor in the exercise of any right or remedy which Lessor
      may
      have by reason of such Breach:

     

    (a)  Terminate
      Lessee's right to possession of the Premises by any lawful means, in which
      case
      this Lease shall terminate and Lessee shall immediately surrender possession
      to
      Lessor. In such event Lessor shall be entitled to recover from Lessee: (i)
      the
      unpaid Rent which had been earned at the time of termination; (ii) the worth
      at
      the time of award of the amount by which the unpaid rent which would have been
      earned after termination until the time of award exceeds the amount of such
      rental loss that the Lessee proves could have been reasonably avoided; (iii)
      the
      worth at the time of award of the amount by which the unpaid rent for the
      balance of the term after the time of award exceeds the amount of such rental
      loss that the Lessee proves could be reasonably avoided; and (iv) any other
      amount necessary to compensate Lessor for all the detriment proximately caused
      by the Lessee's failure to perform its obligations under this Lease or which
      in
      the ordinary course of things would be likely to result therefrom, including
      but
      not limited to the cost of recovering possession of the Premises, expenses
      of
      re-letting, including necessary renovation and alteration of the Premises,
      reasonable attorneys' fees, and that portion of any leasing commission paid
      by
      Lessor in connection with this Lease applicable to the unexpired term of this
      Lease. The worth at the time of award of the amount referred to in provision
      (iii) of the immediately preceding sentence shall be computed by discounting
      such amount at the discount rate of the Federal Reserve Bank of the District
      within the Premises are located at the time of award plus one percent. Efforts
      by Lessor to mitigate damages caused by Lessee's Breach of this Lease shall
      not
      waive Lessor's right to recover damages under Paragraph 12. If termination
      of
      this Lease is obtained through the provisional remedy of unlawful detainer,
      Lessor shall have the right to recover in such preceding any unpaid Rent and
      damages as are recoverable therein, or Lessor may reserve the right to recover
      all or any part thereof in a separate suit. If a notice and grace period
      required under Paragraph 13.1 was not previously given, a notice to pay rent
      or
      quit, or to perform or quit given to Lessee under the unlawful detainer statute
      shall also constitute the notice required by Paragraph 13.1. In such case,
      the
      applicable grace period required by Paragraph 13.1 and the unlawful detainer
      statute shall run concurrently, and the failure of Lessee to cure the default
      within the greater of the two such grace periods shall constitute both an
      unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
      provided for in this Lease and/or by said statute.

     

    (b)  Continue
      the Lease and Lessee's right to possession and recover the Rent as it becomes
      due, in which event Lessee may sublet or assign, subject only to reasonable
      limitations. Acts of maintenance, efforts to relet, and/or the appointment
      of a
      receiver to protect the Lessor's interests, shall not constitute a termination
      of the Lessee's right to possession.

     

    (c)  Pursue
      any other remedy now or hereafter available under the laws of judicial decisions
      of the state wherein the Premises are located. The expiration or termination
      of
      this Lease and/or the termination of Lessee's right to possession shall not
      relieve Lessee from liability under any indemnity provisions of this Lease
      as to
      matters occurring or accruing during the term hereof or by reason of Lessee'
      occupancy of the Premises.

     

    13.3  Inducement
      Recapture.
      Any
      agreement for free or abated rent or other charges, or for the giving or paying
      by Lessor to or for Lessee of any cash or other bonus, inducement or
      consideration for Lessee's entering into this Lease, all of which concessions
      are hereinafter referred to as "Inducement Provisions", shall be deemed
      conditioned upon Lessee's full and faithful performance of all of the terms,
      covenants and conditions of this Lease. Upon Breach of this Lease by Lessee,
      any
      such Inducement Provision shall automatically be deemed deleted from this Lease
      and of no further force or effect, and any rent, other charge, bonus, inducement
      or consideration theretofore abated, given or paid by Lessor under such an
      Inducement Provision shall be immediately due and payable by Lessee to Lessor,
      notwithstanding any subsequent cure of said Breach by Lessee. The acceptance
      by
      Lessor of rent or the cure of the Breach which initiated the operation of this
      paragraph shall not be deemed a waiver by Lessor of the provisions of this
      paragraph unless specifically so stated in writing by Lessor at the time of
      such
      acceptance.

     

    13.4  Late
      Charges.
      Lessee
      hereby acknowledges that late payment by Lessee of Rent will cause Lessor to
      incur costs not contemplated by this Lease, the exact amount of which will
      be
      extremely difficult to ascertain. Such costs include, but are not limited to,
      processing and accounting charge, and late charges that may be imposed upon
      Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor
      within five (5) days after such amount shall be due, then, without any
      requirement for notice to Lessee, Lessee shall pay to Lessor a one-time late
      charge equal to ten percent (10%) of each such overdue amount or One Hundred
      Dollars ($100.00), whichever is greater. The parties hereby agree that such
      late
      charge represents a fair and reasonable estimate of the costs Lessor will incur
      by reason of such late payment. Acceptance of such late charge by Lessor shall
      in no event constitute a waiver of Lessee's Default or Breach with respect
      to
      such overdue amount, nor prevent the exercise of any of the other rights and
      remedies granted hereunder. In the event that a late charge is payable
      hereunder, whether or not collected, for three (3) consecutive installments
      of
      Base Rent, then notwithstanding any provision of this Lease to the contrary,
      Base Rent shall, at Lessor's option, become due and payable quarterly in
      advance.

     

    13.5  Interest.
      Any
      monetary payment due Lessor hereunder, other than late charges, not received
      by
      Lessor, when due as to schedule payments (such as Base Rent) or within thirty
      (30) days following the date on which it was due for non-scheduled payment,
      shall bear interest from the date when due, as to scheduled payments, or the
      31st day after it was due as to non-scheduled payments. The interest
      ("Interest") charged shall be equal to the prime rate reported in the Wall
      Street Journal as last published prior to the date when due plus four percent
      (4%), but shall not exceed the maximum rate allowed by law. Interest is payable
      in addition to the potential late charge provided for in Paragraph
      13.4.

     

    13.6  Breach
      by Lessor.
      Lessor
      shall not be deemed in breach of this Lease unless Lessor fails within a
      reasonable time to perform an obligation required to be performed by Lessor.
      For
      purposes of the is Paragraph, a reasonable time shall in no event be less than
      thirty (30) day after receipt by Lessor, and any Lender whose name and address
      shall have been furnished Lessee in writing for such purpose, of written notice
      specifying wherein such obligation Lessor has not been performed; provided,
      however, that if the nature of Lessor's obligation is such that more than thirty
      (30) days are reasonably required for its performance, then Lessor shall not
      be
      in breach if performance is commenced within such thirty (30) day period and
      thereafter diligently pursued to completion.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    14.  Condemnation.
      If the
      Premises or any portion thereof are taken under the power of eminent domain
      or
      sold under the threat of the exercise of said power (collectively
      "Condemnation"), this Lease shall terminate as to the part taken as of the
      date
      the condemning authority takes title or possession, whichever first occurs.
      If
      more than ten percent (10%) of the floor area of the Unit, or more than
      twenty-five percent (25%) of Lessee's total Parking Spaces, is taken by
      Condemnation and Lessor is unable to provide replacement parking spaces for
      those taken, Lessee may, at Lessee's option, to be exercised in writing within
      ten (10) days after Lessor shall have given Lessee written notice of such taking
      (or in the absence of such notice, within ten (10) days after the condemning
      authority shall have taken possession) terminate this Lease as of the date
      the
      condemning authority takes such possession. If Lessee does not terminate this
      Lease in accordance with the foregoing, this Lease shall remain in full force
      and effect as to the portion of the Premises remaining, except that the Base
      Rent shall be reduced in proportion to the reduction in utility of the Premises
      caused by such Condemnation. Condemnation award and/or payments shall be the
      property of Lessor, whether such award shall be made as compensation for
      diminution in value of the leasehold, the value of the part taken, or for
      severance damage; provided, however, that Lessee shall be entitled to any
      compensation for Lessee's relocation expenses, loss of business goodwill and/or
      Trade Fixtures, without regard to whether or not this Lease is terminated
      pursuant to the provisions of this Paragraph. All Alterations and Utility
      Installations made to the Premises by Lessee, for purposes of Condemnation
      only,
      shall be considered the property of the Lessee and Lessee shall be entitled
      to
      any and all compensation which is payable therefor. In the event that this
      Lease
      is not terminated by reason of the Condemnation, Lessor shall repair any damage
      to the Premises caused by such Condemnation.

     

    15.  Brokerage
      Fees.
      

     

    15.1  Representations
      and Indemnities of Broker Relationships.
      Lessee
      and Lessor each represent and warrant to the other that it has had no dealing
      with any person, firm, broker or finder (other than the Brokers, if any) in
      connection with this Lease, and that no one other than said named Brokers is
      entitled to any commission or finder's fee in connection herewith. Lessee and
      Lessor do each hereby agree to indemnify, protect, defend and hold the other
      harmless from and against liability for compensation to charges which may be
      claimed by any such unnamed broker, finder or other similar party by reason
      of
      any dealings or actions of the indemnifying Party, including any costs,
      expenses, attorneys' fees reasonably incurred with respect thereto.

     

    15.2  Commissions.
      Lessor
      shall pay to said Brokers in such separate shares as they may mutually agree
      in
      writing, a fee as set forth in a separate written agreement between Lessor
      and
      said Brokers for brokerage services rendered by said Brokers to Lessor in this
      transaction.

     

    16.  Estoppel
      Certificates.

     

    (a)  Each
      Party (as "Responding Party") shall within ten (10) days after written notice
      from the other Party (the "Requesting Party") execute, acknowledge and deliver
      to the Requesting Party a statement in writing in a form similar to the form
      attached hereto as Exhibit
      "E",
      plus
      such additional information, confirmation and/or statements as may be reasonably
      requested by the Requesting Party.

     

    (b)  If
      Lessor
      desires to finance, refinance, or sell the Premises, or any part thereof, Lessee
      and all Guarantors shall deliver to any potential lender or purchaser designated
      by Lessor such financial statements as may be reasonably required by such lender
      or purchaser, including by not limited to Lessee's financial statements for
      the
      past three (3) years. All such financial statements shall be received by Lessor
      and such lender or purchaser in confidence and shall be used only for the
      purposes herein set forth.

     

    (c)  Any
      such
      statement may be conclusively relied upon by any prospective purchaser or
      encumbrance of the Premises. Lessee's failure to deliver such statement within
      such time shall be conclusive upon Lessee that this Lease is in full force
      and
      effect, without modification except as may be represented by Lessor, that there
      are no uncured defaults in Lessor's performance, and that not more than one
      (1)
      month's Base Rent has been paid in advance. Failure of Lessee to so deliver
      such
      statement shall be a material default hereunder.

     

    17.  Definition
      of Lessor.
      The
      term "Lessor" as used herein shall mean the owner or owners at the time in
      question of the fee title to the Premises, or, if this is a sublease, of the
      Lessee's interest in the prior lease. In the event of a transfer of Lessor's
      title or interest in the Premises or this Lease, Lessor shall deliver to the
      transferee or assignee (in cash or by credit) any unused Security Deposit held
      by Lessor. Except as provided in Paragraph 15, upon such transfer or assignment
      and delivery of the Security Deposit, as aforesaid, the prior Lessor shall
      be
      relieved of all liability with respect to the obligations and/or covenants
      under
      this Lease thereafter to be performed by the Lessor. Subject to the foregoing,
      the obligations and/or covenants in this Lease to be performed by the Lessor
      shall be binding only upon the Lessor as hereinabove defined.

     

    18.  Severability.
      The
      invalidity of any provision of this Lease, as determined by a court of competent
      jurisdiction, shall in no way affect the validity of any other provision
      hereof.

     

    19.  Days.
      Unless
      otherwise specifically indicated to the contrary, the word "days" as used in
      this Lease shall mean and refer to calendar days.

     

    20.  Limitation
      on Liability.
      Subject
      to the provisions of Paragraph 17 above, the obligations of Lessor under this
      Lease shall not constitute personal obligations of Lessor, the individual
      partners or members of Lessor or its or their individual partners, directors,
      officers or shareholders, and Lessee shall look to the Premises, and to no
      other
      assets of Lessor, for the satisfaction of any liability of Lessor with respect
      to this Lease, and shall not seek recourse against the individual partners
      or
      members of Lessor, or its or their individual partners, directors, officers
      or
      shareholders, or any of their personal assets for such
      satisfaction.

     

    21.  Time
      of Essence.
      Time is
      of the essence with respect to the performance of all obligations to be
      performed or observed by the Parties under this Lease.

     

    22.  No
      Prior or Other Arrangements.
      This
      Lease contains all agreements between the Parties with respect to any matter
      mentioned herein, and no other prior or contemporaneous agreement or
      understanding shall be effective.

     

    23.  Notices.

     

    23.1  Notice
      Requirements.
      All
      notices required or permitted by this Lease or applicable law shall be in
      writing and may be delivered in person (by hand or by courier) or may be sent
      by
      regular, certified or registered mail or U.S. Postal Service Express Mail,
      with
      postage prepaid, or by facsimile transmission, and shall be deemed sufficiently
      given if served in a manner specified in the Paragraph 23. The addresses
      indicated in Paragraph 1.13 shall be that Party's address for delivery or
      mailing of notices. Either Party may by written notice to the other specify
      a
      different address for notice, except that upon Lessee's taking possession of
      the
      Premises, the Premises shall constitute Lessee's address for notice. A copy
      of
      all notices to Lessor shall be concurrently transmitted to such party or parties
      at such addresses as Lessor may from time to time hereafter designate in
      writing.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    23.2  Date
      of Notice.
      Any
      notice sent by registered or certified mail, return receipt requested, shall
      be
      deemed given on the date of delivery shown on the receipt car, or if not
      delivery date is shown, the postmark thereon. If sent by regular mail the notice
      shall be deemed given forty-eight (48) hours after the same is addressed as
      required herein and mailed with postage prepaid. Notices delivered by United
      States Express Mail or overnight courier that guarantees next day delivery
      shall
      be deemed given twenty-four (24) hours after delivery of the same to the Postal
      Service or courier. Notices transmitted by facsimile transmission or similar
      means shall be deemed delivered upon telephone confirmation of receipt
      (confirmation report from fax machine is sufficient), provided a copy is also
      delivered via delivery or mail. If notice is received on a Saturday, Sunday
      or
      legal holiday, it shall be deemed received on the next business
      day.

     

    24.  Waivers.
      No
      waiver by Lessor of the Default or Breach of any term, covenant or condition
      hereof by Lessee, shall be deemed a waiver of any other term, covenant or
      condition hereof, or of any subsequent Default or Breach by Lessee of the same
      or of any other term, covenant or condition hereof. Lessor's consent to, or
      approval of, any act shall not be deemed to render unnecessary the obtaining
      of
      Lessor's consent to, or approval of, any subsequent or similar act by Lessee,
      or
      be construed as the basis of an estoppel to enforce the provision or provisions
      of this Lease requiring such consent. The acceptance of Rent by Lessor shall
      not
      be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be
      accepted by Lessor on account of moneys or damages due Lessor, notwithstanding
      any qualifying statements or conditions made by Lessee in connection therewith,
      which such statement and/or conditions shall be of no force or effect whatsoever
      unless specifically agreed to in writing by Lessor at or before the time of
      deposit of such payment. 

     

    25.  No
      Right to Holdover.
      Lessee
      has no right to retain possession of the Premises or any part thereof beyond
      the
      expiration or termination of this Lease. In the event that Lessee holds over,
      then the Base Rent shall be increased to one hundred fifty percent (150%) of
      the
      Base Rent applicable immediately preceding the expiration or termination.
      Nothing contained herein shall be construed as consent by Lessor to any holding
      over by Lessee.

     

    26.  Cumulative
      Remedies.
      No
      remedy or election hereunder shall be deemed exclusive but shall, wherever
      possible, be cumulative with all other remedies at law or in
      equity.

     

    27.  Covenants
      and Conditions; Construction of Agreement.
      All
      provisions of this Lease to be observed or performed by Lessee are both
      covenants and conditions. In construing this Lease, all heading and titles
      are
      for the convenience of the Parties only and shall not be considered a part
      of
      this Lease. Whenever required by the context, the singular shall include the
      plural and vice versa. This Lease shall not be construed as if prepared by
      one
      of the Parties, but rather according to its fair meaning as a whole, as if
      both
      Parties had prepared it.

     

    28.  Binding
      Effect; Choice of Law.
      This
      Lease shall be binding upon the parties, their personal representatives,
      successors and assigns and be governed by the laws of the State in which the
      Premises are located. Any litigation between the Parties hereto concerning
      this
      Lease shall be initiated in the county in which the Premises are
      located.

     

    29.   Subordination;
      Attornment; Non-Disturbance.

     

    29.1  Subordination.
      This
      Lease and any Option granted hereby shall be subject and subordinate to any
      ground lease, mortgage, deed of trust, or other hypothecation or security device
      (collectively, "Security Device"), now or hereafter placed upon the Premises,
      to
      any and all advances made on the security thereof, and to all renewals,
      modifications, and extensions thereof. Lessee agrees that the holder of any
      such
      Security Devices (in this Lease together referred to as "Lender") shall have
      no
      liability or obligation to perform any of the obligations of Lessor under this
      Lease. Any Lender may elect to have this Lease and/or any Option granted hereby
      superior to the lien of its Security Device by giving written notice thereof
      to
      Lessee, whereupon this Lease and such Options shall be f\deemed prior to such
      Security Device, notwithstanding the relative dates of the documentation or
      recordation thereof.

     

    29.2  Attornment.
      In the
      event of any foreclosure sale or sales under any Security Device, (1) this
      Lease
      shall continue in full force and effect and Lessee will, upon request, attorn
      to
      and acknowledge Lender or any other foreclosure purchaser or purchasers, as
      the
      case may be, as the landlord(s) under this Lease, unless Lender or such
      foreclosure purchaser or purchasers shall, at or prior to the time of such
      sale
      or within sixty (60) days thereafter, give written notice to Lessee to vacate
      and surrender the Premises within ninety (90) days from the date of the
      foreclosure sale, and (2) in the event such notice is given, this Lease shall
      fully terminate and expire on the ninetieth (90th) day from and after the date
      of the foreclosure sale. In the event that Lessor transfers title to the
      Premises, or the Premises are acquired by another upon the foreclosure of
      termination of a Security Device to which this Lease is subordinated (i) Lessee
      shall attorn to such new owner, and upon request, enter into a new lease,
      containing all of the terms and provisions of this Lease, with such new owner
      for the remainder of the term hereof, or, at the election of such new owner,
      this Lease shall automatically become a new lease between Lessee and such new
      owner, upon all of the terms and conditions hereof, for the remainder of the
      term hereof, and (ii) Lessor shall thereafter be relieved of any further
      obligations hereunder and such new owner shall assume all of Lessor's
      obligations hereunder, except that such new owner shall not: (a) be liable
      for
      any act or omission of any prior lessor or with respect to event occurring
      prior
      to acquisition of ownership; (b) be subject to any offsets or defenses which
      Lessee might have against any prior lessor, (c) be bound by prepayment of more
      than one month's rent, or (d) be liable for the return of any security deposit
      paid to any prior lessor.

     

    29.3  Self-Executing.
      The
      agreements contained in this Paragraph 29 shall be effective without the
      execution of any further documents; provided, however, that, upon written
      request from Lessor or a Lender in connection with a sale, financing or
      refinancing of the Premises, Lessee and Lessor shall execute such further
      writings as may be reasonably required to separately document any subordination
      and/or attornment agreement provided for herein.

     

    30.  Attorneys'
      Fees.
      If any
      Party brings an action or proceeding involving the Premises whether founded
      in
      tort, contract or equity, or to declare rights hereunder, the Prevailing Party
      (as hereafter defined) in any such proceeding, action, or appeal thereon, shall
      be entitled to reasonable attorneys' fees. Such fees may be awarded in the
      same
      suit or recovered in a separate suit, whether or not such action or proceeding
      is pursued to decision or judgment. The term, "Prevailing Party" shall include,
      without limitation, a Party who substantially obtains or defeats the relief
      sought, as the case may be, whether by compromise, settlement, judgment, or
      the
      abandonment by the other Party of its claim or defense. The attorneys' fees
      award shall not be computed in s\accordance with any court fee schedule, but
      shall be such as to fully reimburse all attorneys' fees reasonably incurred.
      In
      addition, Lessor shall be entitled to attorneys' fees, costs and expense
      incurred in the preparation and service of notices of Default and consultations
      in connection therewith, whether or not a legal action is subsequently commenced
      in connection with such Default or resulting Breach ($200 is a reasonable
      minimum per occurrence of such services and consultation).

     

    31.  Lessor's
      Access; Showing Premises; Repairs.
      Lessor
      and Lessor's agents shall have the right to enter the Premises at anytime,
      in
      the case of an emergency, and otherwise at reasonable times for the purpose
      of
      showing the same to prospective purchasers, lender, or tenants, and making
      such
      alterations, repairs, improvements or additions to the Premises as Lessor may
      deem necessary. All such activities shall be without abatement of rent or
      liability to Lessee. Lessor may at any time place on the Premises any ordinary
      "For Sale" signs and Lessor may during the last six (6) months of the term
      hereof place on the Premises any ordinary "For Lease" signs. Lessee may at
      any
      time place on the Premises any ordinary "For sublease" sign.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    32.  Auctions.
      Lessee
      shall not conduct, nor permit to be conducted, any auction upon the Premises
      without Lessor's prior written consent. Lessor shall not be obligated to
      exercise any standard of reasonableness in determining whether to permit an
      auction.

     

    33.  Signs.
      Except
      for ordinary "For Sublease" signs that may be placed only on the Premises,
      Lessee shall not place any sign upon the Project without Lessor's prior written
      consent. Notwithstanding the foregoing, subject to (i) Lessor's prior reasonable
      approval which shall not be unreasonably withheld or delayed, (ii) the sign
      criteria for the Project, (iii) all covenants, conditions, and restrictions
      affecting the Project and (iv) all applicable laws, rules, regulations and
      local
      ordinances, and subject to Lessee obtaining all necessary permits and approvals
      from the City of Los Angeles, California, Lessee shall also have the
      non-exclusive right to have the name "Sub-Urban Brands, Inc." placed in one
      (1)
      mutually agreed upon location on the exterior of the Building (the "Building
      Sign"). Lessee shall pay for all costs and expenses arising from the Building
      Sign, including, without limitation, all design, fabrication and permitting
      costs, license fees and installation costs. Lessor shall maintain and repair
      Lessee's Building Sign at Lessee's expense. Upon the expiration or earlier
      termination of this Lease, Lessor shall, at Lessee's sole cost and expense,
      and
      after obtaining Lessee's reasonable approval of the bid for such removal, (i)
      cause Lessee's Building Sign to be removed from the exterior of the Building,
      (ii) except for ordinary wear and tear, repair any damage caused by the removal
      of the Building Sign, and (iii) restore the underlying surface of the Building
      to the condition existing prior to the installation of the Building
      Sign.

     

    The
      sign
      rights granted herein with respect to the Building Sign are personal to the
      original Lessee executing this Lease and may not be assigned, voluntarily or
      involuntarily, to any person or entity other than the original Lessee executing
      this Lease. The rights granted to the original Lessee hereunder are not
      assignable separate and apart from the Lease as amended hereby, nor may any
      right granted herein be separated from the Lease as amended hereby in any
      manner, either by reservation or otherwise.

     

    34.  Termination;
      Merger.
      Unless
      specifically stated otherwise in writing by Lessor, the voluntary or other
      surrender of this Lease by Lessee, the mutual termination or cancellation
      hereof, or a termination hereof by Lessor for Breach by Lessee, shall
      automatically terminate any sublease or lesser estate In the Premises; provided,
      however, that Lessor may elect to continue any one or all existing subtenancies.
      Lessor's failure within ten (10) days following any such event to elect to
      the
      contrary by written notice to the holder of any such lesser interest, shall
      constitute Lessor' selection to have such event constitute the termination
      of
      such interest. 

     

    35.  Consents.
      Except
      as otherwise provided herein, wherever in this Lease the consent of a Party
      is
      required to an act by or for the other Party, such consent shall not be
      unreasonably withheld or delayed. Lessor's actual reasonable costs and expense
      (including but not limited to architects' attorneys', engineers' and other
      consultants' fees) incurred in the consideration of, or response to, a request
      by Lessee for any Lessor consent, including but not limited to consents to
      an
      assignment, a subletting of the presence or use of Hazardous Substance, shall
      be
      paid by Lessee upon receipt of an invoice and supporting documentation therefor.
      Lessor's consent to any act, assignment or subletting shall not constitute
      an
      acknowledgment that no Default or Breach by Lessee of this Lease exists, nor
      shall such consent be deemed a waiver of any then existing Default or Breach,
      except as may be otherwise specifically stated in writing by Lessor at the
      time
      of such consent. The failure to specify herein any particular condition to
      Lessor's consent shall not preclude the imposition by Lessor at the time of
      consent of such further or other conditions as are then reasonable with
      reference to the particular matter for which consent is being given. In the
      event that either Party disagrees with any determination made by the other
      hereunder and reasonably requests the reasons for such determination, the
      determining party shall furnish its reasons in writing and in reasonable detail
      within 10 business days following such request.

     

    36.  Guarantor.
      Intentionally Omitted.

     

    37.  Quiet
      Possession.
      Subject
      to payment by Lessee of the Rent and performance of all of the covenants,
      conditions and provisions on Lessee's part to be observed and performed under
      this Lease, Lessee shall have quiet possession and quiet enjoyment of the
      Premises during the term hereof from anyone claiming by, through or under
      Lessor.

     

    38.  Security
      Measures.
      Lessee
      hereby acknowledges that the Rent payable to Lessor hereunder does not include
      the cost of guard service or other security measures, and that Lessor shall
      have
      no obligation whatsoever to provide same, Lessee assumes all responsibility
      for
      the protection of the Premises, Lessee, its agents and invitees and their
      property from the acts of third parties.

     

    39.  Reservations.
      Lessor
      reserves the right: (i) to grant, without the consent of lessee, such easements,
      rights and dedications that Lessor deems necessary, (ii) to cause the
      recordation of parcel maps and restrictions, and (iii) to create and/or install
      new utility raceways, so long as such easements, rights, dedications, maps,
      restrictions, and utility raceways do not unreasonably interfere with the use
      of
      the Premises by Lessee. Lessee agrees to sign any documents reasonably requested
      by Lessor to effectuate such rights.

     

    40.  Performance
      Under Protest.
      If at
      any time a dispute shall arise as to any amount or sum of money to be paid
      by
      one Party to the other under the provisions hereof, the Party against whom
      the
      obligation to pay the money is asserted shall have the right to make payment"
      under protest" and such payment shall not be regarded as a voluntary payment
      and
      there shall survive the right on the part of said Party to institute suit for
      recovery of such sum. If it shall be adjudged that there was no legal obligation
      on the part of said Party to pay such sum or any part thereof, said Party shall
      be entitled to recover such sum or so much thereof as it was not legally
      required to pay.

     

    41.  Authority.
      If
      either Party hereto is a corporation, trust, limited liability company,
      partnership, or similar entity, each individual executing this Lease on behalf
      of such entity represents and warrants that he or she is duly authorized to
      execute and deliver this Lease on its behalf. Each party shall, within thirty
      (30) days after request, deliver to the other party satisfactory evidence of
      such authority.

     

    42.  Conflict.
      Any
      conflict between the printed provisions of the Lease and the typewritten or
      handwritten provisions shall be controlled by the typewritten or handwritten
      provisions, if any.

     

    43.  Offer.
      Preparation of this Lease by either party or their agent and submission of
      same
      to the other Party shall not be deemed an offer to lease to the other Party.
      This Lease is not intended to be binding until executed and delivered by all
      Parties hereto.

     

    44.  Amendments.
      This
      Lease may be modified only in writing, signed by the Parties in interest at
      the
      time of the modification. As long as they do not materially change Lessee's
      obligations hereunder, Lessee agrees to make such reasonable non-monetary
      modification to this Lease as may be reasonably required by a Lender in
      connection with the obtaining of normal financing or refinancing of the
      Premises. 

     

    45.  Multiple
      Parties.
      If more
      than one person or entity is named herein as either Lessor or Lessee, such
      multiple Parties shall have joint and several responsibilities to comply with
      the terms of this Lease.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    46.  Waiver
      of Jury Trial; Judicial Reference.
      LESSOR
      AND LESSEE EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF
      COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHTS TO TRIAL BY JURY, AND, TO
      THE
      EXTENT ENFORCEABLE UNDER CALIFORNIA LAW, EACH PARTY DOES HEREBY EXPRESSLY AND
      KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION,
      PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER
      (AND/OR AGAINST ITS MEMBERS, OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR
      SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF
      OR
      IN ANY WAY CONNECTED WITH THIS LEASE, LESSEE'S USE OR OCCUPANCY OF THE PREMISES
      AND/OR ANY CLAIM OF INJURY OR DAMAGE. FURTHERMORE, THIS WAIVER AND RELEASE
      OF
      ALL RIGHTS TO A JURY TRIAL IS DEEMED TO BE INDEPENDENT OF EACH AND EVERY OTHER
      PROVISION, COVENANT, AND/OR CONDITION SET FORTH IN THIS
      LEASE.

     

    IF
      THE JURY WAIVER PROVISIONS OF THIS PARAGRAPH 46 ARE NOT ENFORCEABLE UNDER
      CALIFORNIA LAW, THEN THE FOLLOWING PROVISIONS OF THIS PARAGRAPH 46 SHALL
      APPLY. IT IS THE DESIRE AND INTENTION OF THE PARTIES TO AGREE UPON A MECHANISM
      AND PROCEDURE UNDER WHICH CONTROVERSIES AND DISPUTES ARISING OUT OF THIS LEASE
      OR RELATED TO THE PREMISES WILL BE RESOLVED IN A PROMPT AND EXPEDITIOUS MANNER.
      ACCORDINGLY, EXCEPT WITH RESPECT TO ACTIONS FOR UNLAWFUL OR FORCIBLE DETAINER
      OR
      WITH RESPECT TO THE PREJUDGMENT REMEDY OF ATTACHMENT, ANY ACTION, PROCEEDING
      OR
      COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST
      ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR SUBSIDIARY OR AFFILIATED ENTITIES)
      ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS
      LEASE, LESSEE'S USE OR OCCUPANCY OF THE PREMISES AND/OR ANY CLAIM OF INJURY
      OR
      DAMAGE, SHALL BE HEARD AND RESOLVED BY A REFEREE UNDER THE PROVISIONS OF THE
      CALIFORNIA CODE OF CIVIL PROCEDURE, SECTIONS 638 — 645.1, INCLUSIVE (AS SAME MAY
      BE AMENDED, OR ANY SUCCESSOR STATUTE(S) THERETO) (THE "REFEREE SECTIONS").
      ANY
      FEE TO INITIATE THE JUDICIAL REFERENCE PROCEEDINGS SHALL BE PAID BY THE PARTY
      INITIATING SUCH PROCEDURE; PROVIDED HOWEVER, THAT THE COSTS AND FEES, INCLUDING
      ANY INITIATION FEE, OF SUCH PROCEEDING SHALL ULTIMATELY BE BORNE IN ACCORDANCE
      WITH PARAGRAPH 30 ABOVE. THE VENUE OF THE PROCEEDINGS SHALL BE IN THE
      COUNTY IN WHICH THE PREMISES ARE LOCATED. WITHIN TEN (10) DAYS OF RECEIPT BY
      ANY
      PARTY OF A WRITTEN REQUEST TO RESOLVE ANY DISPUTE OR CONTROVERSY PURSUANT TO
      THIS PARAGRAPH 46, THE PARTIES SHALL AGREE UPON A SINGLE REFEREE WHO SHALL
      TRY ALL ISSUES, WHETHER OF FACT OR LAW, AND REPORT A FINDING AND JUDGMENT ON
      SUCH ISSUES AS REQUIRED BY THE REFEREE SECTIONS. IF THE PARTIES ARE UNABLE
      TO
      AGREE UPON A REFEREE WITHIN SUCH TEN (10) DAY PERIOD, THEN ANY PARTY MAY
      THEREAFTER FILE A LAWSUIT IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED FOR
      THE PURPOSE OF APPOINTMENT OF A REFEREE UNDER CALIFORNIA CODE OF CIVIL PROCEDURE
      SECTIONS 638 AND 640, AS SAME MAY BE AMENDED OF ANY SUCCESSOR STATUTE(S)
      THERETO. IF THE REFEREE IS APPOINTED BY THE COURT, THE REFEREE SHALL BE A
      NEUTRAL AND IMPARTIAL RETIRED JUDGE WITH SUBSTANTIAL EXPERIENCE IN THE RELEVANT
      MATTERS TO BE DETERMINED, FROM JAMS/ENDISPUTE, INC., THE AMERICAN ARBITRATION
      ASSOCIATION OR SIMILAR MEDIATION/ARBITRATION ENTITY. THE PROPOSED REFEREE MAY
      BE
      CHALLENGED BY ANY PARTY FOR ANY OF THE GROUNDS LISTED IN SECTION 641 OF THE
      CALIFORNIA CODE OF CIVIL PROCEDURE, AS SAME MAY BE AMENDED OR ANY SUCCESSOR
      STATUTE(S) THERETO. THE REFEREE SHALL HAVE THE POWER TO DECIDE ALL ISSUES OF
      FACT AND LAW AND REPORT HIS OR HER DECISION ON SUCH ISSUES, AND TO ISSUE ALL
      RECOGNIZED REMEDIES AVAILABLE AT LAW OR IN EQUITY FOR ANY CAUSE OF ACTION THAT
      IS BEFORE THE REFEREE, INCLUDING AN AWARD OF ATTORNEYS' FEES AND COSTS IN
      ACCORDANCE WITH CALIFORNIA LAW. THE REFEREE SHALL NOT, HOWEVER, HAVE THE POWER
      TO AWARD PUNITIVE DAMAGES, NOR ANY OTHER DAMAGES WHICH ARE NOT PERMITTED BY
      THE
      EXPRESS PROVISIONS OF THIS LEASE, AND THE PARTIES HEREBY WAIVE ANY RIGHT TO
      RECOVER ANY SUCH DAMAGES. THE PARTIES SHALL BE ENTITLED TO CONDUCT ALL DISCOVERY
      AS PROVIDED IN THE CALIFORNIA CODE OF CIVIL PROCEDURE, AND THE REFEREE SHALL
      OVERSEE DISCOVERY AND MAY ENFORCE ALL DISCOVERY ORDERS IN THE SAME MANNER AS
      ANY
      TRIAL COURT JUDGE, WITH RIGHTS TO REGULATE DISCOVERY AND TO ISSUE AND ENFORCE
      SUBPOENAS, PROTECTIVE ORDERS AND OTHER LIMITATIONS ON DISCOVERY AVAILABLE UNDER
      CALIFORNIA LAW. THE REFERENCE PROCEEDING SHALL BE CONDUCTED IN ACCORDANCE WITH
      CALIFORNIA LAW (INCLUDING THE RULES OF EVIDENCE), AND IN ALL REGARDS, THE
      REFEREE SHALL FOLLOW CALIFORNIA LAW APPLICABLE AT THE TIME OF THE REFERENCE
      PROCEEDING. IN ACCORDANCE WITH SECTION 644 OF THE CALIFORNIA CODE OF CIVIL
      PROCEDURE, THE DECISION OF THE REFEREE UPON THE WHOLE ISSUE MUST STAND AS THE
      DECISION OF THE COURT, AND UPON THE FILING OF THE STATEMENT OF DECISION WITH
      THE
      CLERK OF THE COURT, OR WITH THE JUDGE IF THERE IS NO CLERK, JUDGMENT MAY BE
      ENTERED THEREON IN THE SAME MANNER AS IF THE ACTION HAD BEEN TRIED BY THE COURT.
      THE PARTIES SHALL PROMPTLY AND DILIGENTLY COOPERATE WITH ONE ANOTHER AND THE
      REFEREE, AND SHALL PERFORM SUCH ACTS AS MAY BE NECESSARY TO OBTAIN A PROMPT
      AND
      EXPEDITIOUS RESOLUTION OF THE DISPUTE OR CONTROVERSY IN ACCORDANCE WITH THE
      TERMS OF THIS PARAGRAPH 46. TO THE EXTENT THAT NO PENDING LAWSUIT HAS BEEN
      FILED TO OBTAIN THE APPOINTMENT OF A REFEREE, ANY PARTY, AFTER THE ISSUANCE
      OF
      THE DECISION OF THE REFEREE, MAY APPLY TO THE COURT OF THE COUNTY IN WHICH
      THE
      PREMISES ARE LOCATED FOR CONFIRMATION BY THE COURT OF THE DECISION OF THE
      REFEREE IN THE SAME MANNER AS A PETITION FOR CONFIRMATION OF AN ARBITRATION
      AWARD PURSUANT TO CODE OF CIVIL PROCEDURE SECTION 1285 ET SEQ. (AS SAME MAY
      BE
      AMENDED OR ANY SUCCESSOR STATUTE(S) THERETO).

     

    47.  Savings.
      If any
      clause or provision of the Lease is illegal, invalid or unenforceable under
      present or future laws effective during the term of the Lease, then and in
      that
      event, it is the intention of the parties hereto that the remainder of the
      Lease
      shall not be affected thereby, and it is also the intention of the parties
      to
      the Lease that, in lieu of each clause or provision of the Lease that is
      illegal, invalid or unenforceable, there be added as a part of this Lease a
      clause or provision as similar in terms to such illegal, invalid, or
      unenforceable clause or provision as may be possible and be legal, valid and
      enforceable.

     

    48.  Condition
      of Premises.
      Lessee
      agrees that Lessor shall have no obligation whatsoever to improve the Premises
      in conjunction with the Term, and Lessee hereby accepts the Premises AS-IS,
      subject to Lessor's representations and warranties set forth in Paragraphs
      2.2
      and 2.3 and elsewhere in this Lease.

     

    49.  Counterparts.
      This
      Lease may be executed in one or more counterparts, each of which shall
      constitute an original and all of which shall be one and the same
      agreement.

     

    IN
      WITNESS WHEREOF, the parties hereto have executed this Lease as of the day
      and
      year first set forth above.

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

     

    
      	
              By
                LESSOR:

            	
              BY
                LESSEE:

            
	
               

              LBA
                INDUSTRIAL FUND - GBK, INC.,

              a
                Delaware corporation

               

              By:________________________________________

               

              Steve
                Briggs

               

              Authorized
                Signatory

               

              INNSBRUCK
                GBK, L.P.,

              a
                California limited partnership

               

              By:   
                Innsbruck
                L.P.,

                       
                a California limited partnership

               

              By:  
                LBAIF
                Sub I, LLC,

                                  
                a Delaware limited liability company

               

               By:   
                LBA
                Industrial Properties, Inc.,

                                            
                a Delaware corporation

               

               

              By:________________________

               

              Print
                Name:__________________

               

              Print
                Title:___________________

            	
               

              SUB-URBAN
                BRANDS, INC.,

              a
                Nevada corporation

               

              By:________________________________________

               

              Name
                Printed:________________________________

               

              Title:_______________________________________

               

               

               

               

              By:________________________________________

               

              Name
                Printed:________________________________

               

              Title:_______________________________________

               

               

              SUB-URBAN
                INDUSTRIES, INC.,

              a
                California corporation

               

              By:________________________________________

               

              Name
                Printed:________________________________

               

              Title:_______________________________________

               

               

               

              By:________________________________________

               

              Name
                Printed:________________________________

               

              Title:_______________________________________

            

    

     

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    THE
      PROJECT

     

    

     

     

     

     

     

     

     

     

     

    
 

    
      
        
          
            	
                     

                  	
                    EXHIBIT
                      "A"

                  	
                     

                     

                  

          

          

        

        
        

      

      
        
        

        
          

        

      

      
        
        

        
          

        

      

    

     

    THE
      PREMISES

     

    

     

     

     

     

     

     

     

     

    

    
      
        
          
            	
                  	
                    EXHIBIT
                      "B"

                  	
                     

                     

                  

          

          

        

        
        

      

      
        
        

        
          

        

      

      
        
        

        
          

        

      

    

     

    NOTICE
      OF LEASE TERM DATES

     

    To:

    Date:

    
      	
               

              Re: 
                Lease
                dated 00/00/0000 ("Lease")

                     
                Between 

                     
                and

                     
                Concerning

            	
               

              ("Landlord/Lessor"),

               
                    ("Tenant/Lessee")

                    ("Premises")

            

    

     

    Dear:

     

    In
      accordance with the above-referenced Lease, we wish to advise and/or confirm
      as
      follows:

     

    l 
That
      Tenant has accepted and is in possession of the Premises and acknowledges the
      following:

     

    l 
Term
      of
      the Lease:

    l 
Commencement
      Date:

    l 
Expiration
      Date:

    l 
Rentable
      Square Feet:

    l 
Tenant's
      Percentage of Building:

     

    
      	
              l

            	
              That
                in accordance with the Lease, rental payments will/(has) commence(d)
                on
                00/00/0000 and
                rent is payable in accordance with the following
                schedule:

            

    

     

    
      	
              Months

            	
              Monthly
                Base Rent

            	
              Monthly
                Base Rent

              per
                Rentable Sq. Ft.

            
	
              00/00/0000
                - 00/00/0000

            	
              $00,000.00

            	
              $0.00

            
	
              00/00/0000
                - 00/00/0000

            	
              $00,000.00

            	
              $0.00

            
	
              00/00/0000
                - 00/00/0000

            	
              $00,000.00

            	
              $0.00

            
	
              00/00/0000
                - 00/00/0000

            	
              $00,000.00

            	
              $0.00

            
	
              00/00/0000
                - 00/00/0000

            	
              $00,000.00

            	
              $0.00

            

    

     

    
      	
              l

            	
              Rent
                is due and payable in advance on the first day of each and every
                month
                during the Term of the Lease.

            

    

     

    l  Your
      rent
      checks should be made payable to:  

     

     

    
      	
              ACCEPTED
                AND AGREED

               

            	 
	
              TENANT:

            	
              LANDLORD:

            
	
              _____________________________________

              a
                _________________________________________  

               

              By:
                _______________________________________

              Print
                Name: _________________________________

              Print
                Title: __________________________________

            	
              
                _____________________________________

              

              a
                _________________________________________

               

              By:
                _______________________________________

              Print
                Name: _________________________________

              Print
                Title:
                __________________________________

            

    

     

    

     

    

    
      
        
          
            	
                     

                  	
                    EXHBIIT
                      "C"

                  	
                     

                  

          

          

        

        
        

      

      
        
        

        
          

        

      

      
        
        

        
          

        

      

    

     

    Intentionally
      Omitted 

     

     

     

     

     

     

    
 

     

    

    
      
        
          
            	
                     

                  	
                    EXHIBIT
                      "D"

                  	
                     

                     

                  

          

          

        

        
        

      

      
        
        

        
          

        

      

      
        
        

        
          

        

      

    

     

    ESTOPPEL
      CERTIFICATE

     

    The
      undersigned, ___________________________ ("Lessor"), with a mailing address
      c/o
      _________________________ and ________________________ ("Lessee"), hereby
      certify to _______________________, as follows:

     

    1. Attached
      hereto is a true, correct and complete copy of that certain lease dated
      ________________________, between Lessor and Lessee (the "Lease"), regarding
      the
      Premises located at ________________________ (the "Premises"). The Lease is
      now
      in full force and effect and has not been amended, modified or supplemented,
      except as set forth in Paragraph 4 below.

     

    
      	 	
              2.

            	
              The
                Term of the Lease commenced on
                _______________.

            

    

     

    
      	 	
              3.

            	
              The
                Term of the Lease shall expire on
                ________________.

            

    

     

    
      	 	
              4.

            	
              The
                Lease has: (Initial one)

            

    

     

    
      	 	
              (_____)

            	
              not
                been amended, modified, supplemented, extended, renewed or
                assigned.

            

    

     

    
      	 	
              (_____)

            	
              been
                amended, modified, supplemented, extended, renewed or assigned by
                the
                following described terms or agreements, copies of which are attached
                hereto: ________________________________
                ____________________________________________________________________________________________________________

            

    

     

    
      	 	
              5.

            	
              Lessee
                has accepted and is now in possession of the
                Premises.

            

    

     

    
      	 	
              6.

            	
              Lessee
                and Lessor acknowledge that Lessor's interest in the Lease will be
                assigned to ___________________ ______________________________________
                and
                that no modification, adjustment, revision or cancellation of the
                Lease or
                amendments thereto shall be effective unless written consent of
                ___________________________ is obtained, and that until further notice,
                payments under the Lease may continue as
                heretofore.

            

    

     

    
      	 	
              7.

            	
              The
                amount of monthly Base Rent is
                $______________________.

            

    

     

    
      	 	
              8.

            	
              The
                amount of security deposits (if any) is
                $________________________.

            

    

     

    No
      other
      security deposits have been made except as follows:
      ________________________________________________________________________________

     

    
      	 	
              9.

            	
              Lessee
                is paying the full lease rental which has been paid in full as of
                the date
                hereof. No rent or other charges under the Lease have been paid for
                more
                than thirty (30) days in advance of its due date except as follows:
                _______________________________________________________________________________________.

            

    

     

    
      	 	
              10.

            	
              All
                work required to be performed by Lessor under the Lease has been
                completed
                except as follows: _______
                ______________________________________________________________________________________.

            

    

     

    
      	 	
              11.

            	
              There
                are no defaults on the part of the Lessor or Lessee under the Lease
                except
                as follows: ____________
                ______________________________________________________________________________________.

            

    

     

    
      	 	
              12.

            	
              Neither
                Lessor nor Lessee has any defense as to its obligations under the
                Lease
                and claims no set-off or counterclaim against the other party except
                as
                follows: __________________________________________
                ______________________________________________________________________________________.

            

    

     

    
      	 	
              13.

            	
              Lessee
                has no right to any concession (rental or otherwise) or similar
                compensation in connection with renting the space it occupies other
                than
                as provided in the Lease except as follows: __________________________
                ______________________________________________________________________________________.

            

    

     

    All
      provisions of the Lease and the amendments thereto (if any) referred to above
      are hereby ratified.

     

    The
      foregoing certification is made with the knowledge that
      ____________________________ is about to fund a loan to Lessor or
      ____________________________ is about to purchase the Project from Lessor and
      that is relying upon the representations herein made in funding such loan or
      in
      purchasing the Project.

     

    IN
      WITNESS WHEREOF, this certificate has been duly executed and delivered by the
      authorized officers of the undersigned as of
      ______________________.

     

    LESSEE:  

                                                                           
      ________________________________________

                                a_____________________________________________ 

     

    By:
      ___________________________________________

     

    Print
      Name: _____________________________________

     

    Title:
      __________________________________________

     

    

     

    

    
      
        
          
            	
                     

                  	
                    EXHIBIT
                      "E"

                  	
                     

                  

          

          

        

        
        

      

      
        
        

        
          

        

      

      
        
        

        
          

        

      

    

     

    RULES
      AND REGULATIONS

     

    A. General
      Rules and Regulations.
      The
      following rules and regulations govern the use of the Project Common Areas.
      Lessee will be bound by such rules and regulations and agrees to cause Lessee's
      employees, sublessees, assignees, contractors, suppliers, customers and invitees
      to observe the same.

     

    1. Except
      as
      specifically provided in the Lease to which these Rules and Regulations are
      attached, no sign, placard, picture, advertisement, name or notice may be
      installed or displayed on any part of the outside or inside of the Premises
      without the prior written consent of Lessor. Lessor will have the right to
      remove, at Lessee's expense and without notice, any sign installed or displayed
      in violation of this rule. All approved signs or lettering on doors and walls
      are to be printed, painted, affixed or inscribed at the expense of Lessee and
      under the direction of Lessor by a person or company designated or approved
      by
      Lessor.

     

    2. If
      Lessor
      objects in writing to any curtains, blinds, shades, screens or hanging plants
      or
      other similar objects attached to or used in connection with any window or
      door
      of the Premises, or placed on any windowsill, which is visible from the exterior
      of the Premises, Lessee will immediately discontinue such use. Lessee agrees
      not
      to place anything against or near glass partitions or doors or windows which
      may
      appear unsightly from outside the Premises.

     

    3. Lessee
      will not obstruct any sidewalks, passages, exits or entrances of the Project.
      The sidewalks, passages, exits and entrances are not open to the general public,
      but are open, subject to reasonable regulations, to Lessee's business invitees.
      Lessor will in all cases retain the right to control and prevent access thereto
      of all persons whose presence in the reasonable judgment of Lessor would be
      prejudicial to the safety, character, reputation and interest of the Project
      and
      its lessees, provided that nothing herein contained will be construed to prevent
      such access to persons with whom any lessee normally deals in the ordinary
      course of its business, unless such persons are engaged in illegal or unlawful
      activities. No lessee and no employee or invitee of any lessee will go upon
      the
      roof of any building in the Project.

     

    4. Lessor
      expressly reserves the right to absolutely prohibit solicitation, canvassing,
      sales and displays of products, goods and wares in all portions of the Project
      except for such activities as may be expressly requested by a lessee and
      conducted solely within such requesting lessee's premises. Lessor reserves
      the
      right to restrict and regulate the use of the Common Areas of the Project by
      invitees of lessees providing services to lessees on a periodic or daily basis
      including food and beverage vendors. Such restrictions may include limitations
      on time, place, manner and duration of access to a lessee's premises for such
      purposes.

     

    5. Lessor
      reserves the right to reasonably require lessees to periodically provide Lessor
      with a written list of any and all business vendors which periodically or
      regularly provide goods and services to the Premises. Lessor reserves the right
      to reasonably preclude all vendors from entering or conducting business within
      the Project if such vendors are not listed on Lessee's list of requested
      vendors.

     

    6.
       Lessor
      reserves the right to prevent access to the Project in case of invasion, mob,
      riot, public excitement or other commotion by closing the doors or by other
      appropriate action.

     

    7. Except
      with the written consent of Lessor, no person or persons other than those
      approved by Lessor will be employed by Lessee or permitted to enter the Project
      for the purpose of cleaning the same.

     

    8. Lessor
      will furnish Lessee, free of charge, with ten (10) keys to each exterior door
      lock in the Premises. Lessor may make a reasonable charge for any additional
      keys. Lessee shall not make or have made additional keys, and Lessee shall
      not
      alter any lock or install any new additional lock or bolt on any door of the
      Premises. Lessee, upon the termination of its tenancy, will deliver to Lessor
      the keys to all doors which have been furnished to Lessee, and in the event
      of
      loss of any keys so furnished, will pay Lessor therefor.

     

    9. If
      Lessee
      requires satellite dishes, antennae or similar services, it will first obtain
      Lessor's approval, and comply with, Lessor's reasonable rules and requirements
      applicable to such services.

     

    10. No
      deliveries will be made which impede or interfere with other lessees of the
      Project.

     

    11. Lessee
      will not use or keep in the Premises any kerosene, gasoline or inflammable
      or
      combustible fluid or material other than those limited quantities necessary
      for
      the operation or maintenance of office equipment. Lessee will not use or permit
      to be used in the Premises any foul or noxious gas or substance, or permit
      or
      allow the Premises to be occupied or used in a manner offensive or objectionable
      to Lessor or other occupants of the Project by reason of noise, odors or
      vibrations, nor will Lessee bring into or keep in or about the Premises any
      birds or animals.

     

    12. Lessor
      reserves the right, exercisable without notice and without liability to Lessee,
      to change the name and street address of the Premises. Without the written
      consent of Lessor, Lessee will not use the name of the Premises or the Project
      in connection with or in promoting or advertising the business of Lessee except
      as Lessee's address.

     

    13. The
      toilet rooms, toilets, urinals, wash bowls and other apparatus will not be
      used
      for any purpose other than that for which they were constructed and no foreign
      substance of any kind whatsoever shall be thrown therein. The expense of any
      breakage, stoppage or damage resulting from any violation of this rule will
      be
      borne by the lessee who, or whose employees or invitees, break this
      rule.

     

    14. Lessee
      will not sell, or permit the sale at retail of newspapers, magazines,
      periodicals, theater tickets or any other goods or merchandise to the general
      public in or on the Premises. Lessee will not make any building-to-building
      solicitation of business from other lessees in the Project. Lessee will not
      use
      the Premises for any business or activity other than that specifically provided
      for in this Lease. Canvassing, soliciting and distribution of handbills or
      any
      other written material, and peddling in the Project are prohibited, and Lessee
      will cooperate with Lessor to prevent such activities.

     

    15. Lessee
      shall not without Lessor's consent, which may be given or withheld in Lessor's
      sole and absolute discretion, receive, store, discharge, or transport firearms,
      ammunition, or weapons or explosives of any kind or nature at, on or from the
      Premises, the Building or the Project.

     

    16. Except
      for the ordinary hanging of pictures and wall decorations, Lessee will not
      mark,
      drive nails, screw or drill into the partitions, woodwork or plaster or in
      any
      way deface the Premises or any part thereof, except in accordance with the
      provisions of the Lease pertaining to alterations. Lessee shall repair any
      damage resulting from noncompliance with this rule.

     

    17. Lessor
      reserves the right to exclude or expel from the Project any person who, in
      Lessor's judgment, is intoxicated or under the influence of liquor or drugs
      or
      who is in violation of any of the Rules and Regulations of the
      Project.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    18. Lessee
      will store all its trash and garbage within its Premises or in other facilities
      provided by Lessor. Lessee will not place in any trash box or receptacle any
      material which cannot be disposed of in the ordinary and customary manner of
      trash and garbage disposal. All garbage and refuse disposal is to be made in
      accordance with directions issued from time to time by Lessor.

     

    19. The
      Premises will not be used for lodging nor shall the Premises be used for any
      improper, immoral or objectionable purpose. 

     

    20. Lessee
      agrees to comply with all safety, fire protection and evacuation procedures
      and
      regulations established by Lessor or any governmental agency.

     

    21. Lessee
      assumes any and all responsibility for protecting its Premises from theft,
      robbery and pilferage, which includes keeping doors locked and other means
      of
      entry to the Premises closed.

     

    22. Lessee
      shall use at Lessee's cost such pest extermination and control contractor(s)
      as
      Lessor may direct and at such intervals as Lessor may reasonably
      require.

     

    23. To
      the
      extent Lessor reasonably deems it necessary to exercise exclusive control over
      any portions of the Common Areas for the mutual benefit of the lessees in the
      Project, Lessor may do so subject to reasonable, non-discriminatory additional
      rules and regulations.

     

    24. Lessee's
      requirements will be attended to only upon appropriate application to Lessor's
      asset management office for the Project by an authorized individual of Lessee.
      Employees of Lessor will not perform any work or do anything outside of their
      regular duties unless under special instructions from Lessor, and no employee
      of
      Lessor will admit any person (Lessee or otherwise) to any office without
      specific instructions from Lessor.

     

    25. These
      Rules and Regulations are in addition to, and will not be construed to in any
      way modify or amend, in whole or in part, the terms, covenants, agreements
      and
      conditions of the Lease. Lessor may waive any one or more of these Rules and
      Regulations for the benefit of Lessee or any other lessee, but no such waiver
      by
      Lessor will be construed as a waiver of such Rules and Regulations in favor
      of
      Lessee or any other lessee, nor prevent Lessor from thereafter enforcing any
      such Rules and Regulations against any or all of the lessees of the
      Project.

     

    26. Lessor
      reserves the right to make such other and reasonable and non-discriminatory
      Rules and Regulations as, in its judgment, may from time to time be needed
      for
      safety and security, for care and cleanliness of the Project and for the
      preservation of good order therein. Lessee agrees to abide by all such Rules
      and
      Regulations herein above stated and any additional reasonable and
      non-discriminatory rules and regulations which are adopted. Lessee is
      responsible for the observance of all of the foregoing rules by Lessee's
      employees, agents, clients, customers, invitees and guests.

     

    B. Parking
      Rules and Regulations.
      The
      following rules and regulations govern the use of the parking facilities that
      serve the Premises. Lessee will be bound by such rules and regulations and
      agrees to cause its employees, sublessees, assignees, contractors, suppliers,
      customers and invitees to observe the same:

     

    1. Lessee
      will not permit or allow any vehicles that belong to or are controlled by Lessee
      or Lessee's employees, sublessees, customers or invitees to be loaded, unloaded
      or parked in areas other than those designated by Lessor for such activities.
      No
      extended term storage of vehicles is permitted.

     

    2. Vehicles
      must be parked entirely within painted stall lines of a single parking
      stall.

     

    3. All
      directional signs and arrows must be observed.

     

    4. The
      speed
      limit within all parking areas shall be five (5) miles per hour.

     

    5. Parking
      is prohibited:

     

    
      	 	
              (a)

            	
              in
                areas not striped for parking;

            

    

     

    
      	 	
              (b)

            	
              in
                aisles or on ramps;

            

    

     

    
      	 	
              (c)

            	
              where
                "no parking" signs are posted;

            

    

     

    
      	 	
              (d)

            	
              in
                cross-hatched areas; and

            

    

     

    
      	 	
              (e)

            	
              in
                such other areas as may be designated from time to time by Lessor
                or
                Lessor's parking operator.

            

    

     

    6. Lessor
      reserves the right, without cost or liability to Lessor, to tow any vehicle
      if
      such vehicle's audio theft alarm system remains engaged for an unreasonable
      period of time.

     

    7. Washing,
      waxing, cleaning or servicing of any vehicle in any area not specifically
      reserved for such purpose is prohibited.

     

    8. Lessor
      may refuse to permit any person to park in the parking facilities who violates
      these rules with unreasonable frequency, and any violation of these rules shall
      subject the violator's car to removal, at such car owner's expense. Lessee
      agrees to use its best efforts to acquaint its employees, sublessees, assignees,
      contractors, suppliers, customers and invitees with these parking provisions,
      rules and regulations.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    9. Parking
      stickers, access cards, or any other device or form of identification supplied
      by Lessor as a condition of use of the parking facilities shall remain the
      property of Lessor. Parking identification devices, if utilized by Lessor,
      must
      be displayed as requested and may not be mutilated in any manner. The serial
      number of the parking identification device may not be obliterated. Parking
      identification devices, if any, are not transferable and any device in the
      possession of an unauthorized holder will be void. Lessor reserves the right
      to
      refuse the sale of monthly stickers or other parking identification devices
      to
      Lessee or any of its agents, employees or representatives who willfully refuse
      to comply with these rules and regulations and all unposted city, state or
      federal ordinances, laws or agreements.

     

    10. Loss
      or
      theft of parking identification devices or access cards must be reported to
      the
      management office in the Project immediately, and a lost or stolen report must
      be filed by the Lessee or user of such parking identification device or access
      card at the time. Lessor has the right to exclude any vehicle from the parking
      facilities that does not have a parking identification device or valid access
      card. Any parking identification device or access card which is reported lost
      or
      stolen and which is subsequently found in the possession of an unauthorized
      person will be confiscated and the illegal holder will be subject to
      prosecution.

     

    11. All
      damage or loss claimed to be the responsibility of Lessor must be reported,
      itemized in writing and delivered to Lessor within ten (10) business days after
      any claimed damage or loss occurs. Any claim not so made is waived. Lessor
      is
      not responsible for damage by water or fire, or for the acts or omissions of
      others, or for articles left in vehicles. In any event, the total liability
      of
      Lessor, if any, is limited to Two Hundred Fifty Dollars ($250.00) for all
      damages or loss to any car. Lessor is not responsible for loss of
      use.

     

    12. Intentionally
      omitted.

     

    13. Lessor
      reserves the right, without cost or liability to Lessor, to tow any vehicles
      which are used or parked in violation of these rules and
      regulations.

     

    14. Lessor
      reserves the right from time to time to modify and/or adopt such other
      reasonable and non-discriminatory rules and regulations for the parking
      facilities as it deems reasonably necessary for the operation of the parking
      facilities.

     

    

     

    

    
      
        
          
            	
                     

                  	
                    EXHIBIT
                      "F"

                  	
                     

                     

                  

          

          

        

        
        

      

      
        
        

        
          

        

      

      
        
        

        
          

        

      

    

    EXHIBIT
      “G”

     

     

    EXISTING
      FURNISHINGS

     

    

     

    42
      chairs

     

    27
      workstations

     

    9
      book
      shelves

     

    1
      i
      kitchen table with 5 chairs

     

    4
      portable desks/tables

     

    3
      folding
      tables

     

    2
      microwaves

     

    2
      file
      cabinets

     

    1
      pallet
      jack

     

    1
      conference table

     

    1
      Canon
      NP4050 copy machine

     

    1
      coffee
      table

     

    2
      side
      tables

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00109-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00109-of-00352.parquet"}]]