Document:

Octillion Corp

EXHIBIT 10.1

OCTILLION CORP.

NONSTATUTORY STOCK OPTION AGREEMENT

THIS NONSTATUTORY STOCK OPTION AGREEMENT (“Agreement”) is made and entered into as of the date set forth below, by and between Octillion Corp., a Nevada corporation (the “Company”), and the following employee of the Company (“Optionee”):

In consideration of the covenants herein set forth, the parties hereto agree as follows:

1. 

Option Information.

(a)  

Date of Option:

February 15, 2008

(b)  

Optionee:

Nicholas Cucinelli

(c)  

Number of Shares:

1,250,000

(d)  

Exercise Price:

$1.66

2.  

Acknowledgements.

(a)  

Optionee is an employee of the Company.

(b)  

The Board of Directors (the “Board” which term shall include an authorized committee of the Board of Directors) and shareholders of the Company have heretofore adopted a 2006 Incentive Stock Plan (the “Plan”), pursuant to which this Option is being granted; and

(c)  

The Board has authorized the granting to Optionee of a nonstatutory stock option (“Option”) to purchase shares of common stock of the Company (“Stock”) upon the terms and conditions hereinafter stated and pursuant to an exemption from registration under the Securities Act of 1933, as amended (the “Securities Act”) provided by Rule 701 thereunder.

3.  

Shares; Price.  

Company hereby grants to Optionee the right to purchase, upon and subject to the terms and conditions herein stated, the number of shares of Stock set forth in Section 1(c) above (the “Shares”) for cash (or other consideration as is authorized under the Plan and acceptable to the Board of Directors of the Company, in their sole and absolute discretion) at the price per Share set forth in Section 1(d) above (the “Exercise Price”), such price being the closing price on February 8, 2008.

4.

Term of Option; Continuation of Service.  This Option shall expire, and all rights hereunder to purchase the Shares shall terminate 10 years from the date hereof. This Option shall earlier terminate subject o Sections 7 and 8 hereof upon, and as of the date of, the termination of Optionee’s employment if such termination occurs prior to the end of such 10 year period. Nothing contained herein shall confer upon Optionee the right to the continuation of his or her employment by the Company or to interfere with the right of the Company to terminate such employment or to increase or decrease the compensation of Optionee from the rate in existence at the date hereof.

5.

Vesting of Option.  Subject to the provisions of Sections 7 and 8 hereof, this Option shall become exercisable during the term of Optionee’s employment as follows: (a) 300,000 vest and become exercisable in annual installments of 100,000 for three years, with the first 100,000 vesting on February 8, 2009. All unexercised Options, whether vested or not, expire immediately in the event that Mr. Cucinelli is removed from his position by the Board of Directors, shareholders or voluntarily resigns from his position; (b) 500,000 vest and become exercisable in the event that the Company, or any subsidiary thereof, with the prior approval of the Board of Directors: successfully executes any partnership agreement or joint-venture agreement of any technology under current or future development; or successfully completes the sale any subsidiary; or any technology under current or future development. All unexercised Options, whether vested or not, expire immediately in the event that Mr. Cucinelli is removed from his position by the Board of Directors, shareholders or voluntarily resigns from his position, and (c) 450,000 vest and become exercisable upon: commencing commercial sales of products derived from any technology under current or future development; or successfully achieving commercial gross annual sales exceeding $10,000,000 of those products and/or services which are not derived from technologies under current or future research and 

development by the Company; or successfully completing the sale of Octillion to a third party, subject to shareholder and Board of Directors approval. All unexercised Options, whether vested or not, expire immediately in the event that Mr. Cucinelli is removed from his position by the Board of Directors, shareholders or voluntarily resigns from his position.

6.

Exercise.  This Option shall be exercised by delivery to the Company of (a) written notice of exercise stating the number of Shares being purchased (in whole shares only) and such other information set forth on the form of Notice of Exercise attached hereto as Appendix A, (b) a check or cash in the amount of the Exercise Price of the Shares covered by the notice (or such other consideration as has been approved by the Board of Directors consistent with the Plan) and (c) a written investment representation as provided for in Section 13 hereof. This Option shall not be assignable or transferable, except by will or by the laws of descent and distribution, and shall be exercisable only by Optionee during his or her lifetime, except as provided in Section 8 hereof.

7.

Termination of Employment.  If Optionee shall cease to be employed by the Company for any reason, whether voluntarily or involuntarily, other than by his or her death, Optionee (or if the Optionee shall die after such termination, but prior to such exercise date, Optionee’s personal representative or the person entitled to succeed to the Option) shall have the right at any time within three (3) months following such termination of employment or the remaining term of this Option, whichever is the lesser, to exercise in whole or in part this Option to the extent, but only to the extent, that this Option was exercisable as of the date of termination of employment and had not previously been exercised; provided, however: (i) if Optionee is permanently disabled (within the meaning of Section 22(e)(3) of the Code) at the time of termination, the foregoing three (3) month period shall be extended to six (6) months; or (ii) if Optionee is terminated “for cause” as that term is defined by the terms of the Plan or this Option Agreement or by any employment agreement between the Optionee and the Company, this Option shall automatically terminate as to all Shares covered by this Option not exercised prior to termination.

Unless earlier terminated, all rights under this Option shall terminate in any event on the expiration date of this Option as defined in Section 4 hereof.

8.

Death of Optionee.  If the Optionee shall die while in the employ of the Company, Optionee’s personal representative or the person entitled to Optionee’s rights hereunder may at any time within six (6) months after the date of Optionee’s death, or during the remaining term of this Option, whichever is the lesser, exercise this Option and purchase Shares to the extent, but only to the extent, that Optionee could have exercised this Option as of the date of Optionee’s death; provided, in any case, that this Option may be so exercised only to the extent that this Option has not previously been exercised by Optionee.

9.

No Rights as Shareholder.  Optionee shall have no rights as a shareholder with respect to the Shares covered by any installment of this Option until the effective date of issuance of the Shares following exercise of this Option, and no adjustment will be made for dividends or other rights for which the record date is prior to the date such stock certificate or certificates are issued except as provided in Section 10 hereof.

10.

Recapitalization.  Subject to any required action by the shareholders of the Company, the number of Shares covered by this Option, and the Exercise Price thereof, shall be proportionately adjusted for any increase or decrease in the number of issued shares resulting from a subdivision or consolidation of shares or the payment of a stock dividend, or any other increase or decrease in the number of such shares effected without receipt of consideration by the Company; provided however that the conversion of any convertible securities of the Company shall not be deemed having been “effected without receipt of consideration by the Company”.

In the event of a proposed dissolution or liquidation of the Company, a merger or consolidation in which the Company is not the surviving entity, or a sale of all or substantially all of the assets or capital stock of the Company (collectively, a “Reorganization”), unless otherwise provided by the Board, this 

Option shall terminate immediately prior to such date as is determined by the Board, which date shall be no later than the consummation of such Reorganization. In such event, if the entity which shall be the surviving entity does not tender to Optionee an offer, for which it has no obligation to do so, to substitute for any unexercised Option a stock option or capital stock of such surviving of such surviving entity, as applicable, which on an equitable basis shall provide the Optionee with substantially the same economic benefit as such unexercised Option, then the Board may grant to such Optionee, in its sole and absolute discretion and without obligation, the right for a period commencing thirty (30) days prior to and ending immediately prior to the date determined by the Board pursuant hereto for termination of the Option or during the remaining term of the Option, whichever is the lesser, to exercise any unexpired Option or Options without regard to the installment provisions of Section 5; provided, however, that such exercise shall be subject to the consummation of such Reorganization.

Subject to any required action by the shareholders of the Company, if the Company shall be the surviving entity in any merger or consolidation, this Option thereafter shall pertain to and apply to the securities to which a holder of Shares equal to the Shares subject to this Option would have been entitled by reason of such merger or consolidation, and the installment provisions of Section 5 shall continue to apply.

In the event of a change in the shares of the Company as presently constituted, which is limited to a change of all of its authorized Stock without par value into the same number of shares of Stock with a par value, the shares resulting from any such change shall be deemed to be the Shares within the meaning of this Option.

To the extent that the foregoing adjustments relate to shares or securities of the Company, such adjustments shall be made by the Board, whose determination in that respect shall be final, binding and conclusive. Except as hereinbefore expressly provided, Optionee shall have no rights by reason of any subdivision or consolidation of shares of Stock of any class or the payment of any stock dividend or any other increase or decrease in the number of shares of stock of any class, and the number and price of Shares subject to this Option shall not be affected by, and no adjustments shall be made by reason of, any dissolution, liquidation, merger, consolidation or sale of assets or capital stock, or any issue by the Company of shares of stock of any class or securities convertible into shares of stock of any class.

The grant of this Option shall not affect in any way the right or power of the Company to make adjustments, reclassifications, reorganizations or changes in its capital or business structure or to merge, consolidate, dissolve or liquidate or to sell or transfer all or any part of its business or assets.

11.

Taxation upon Exercise of Option.  Optionee understands that, upon exercise of this Option, Optionee will recognize income, for Federal and state income tax purposes, in an amount equal to the amount by which the fair market value of the Shares, determined as of the date of exercise, exceeds the Exercise Price. The acceptance of the Shares by Optionee shall constitute an agreement by Optionee to report such income in accordance with then applicable law and to cooperate with Company in establishing the amount of such income and corresponding deduction to the Company for its income tax purposes. Withholding for federal or state income and employment tax purposes will be made, if and as required by law, from Optionee’s then current compensation, or, if such current compensation is insufficient to satisfy withholding tax liability, the Company may require Optionee to make a cash payment to cover such liability as a condition of the exercise of this Option.

12.

Modification, Extension and Renewal of Options.  The Board or Committee, as described in the Plan, may modify, extend or renew this Option or accept the surrender thereof (to the extent not theretofore exercised) and authorize the granting of a new option in substitution therefore (to the extent not theretofore exercised), subject at all times to the Plan, the Code and the corporate securities rules of Nevada. Notwithstanding the foregoing provisions of this Section 12, no modification shall, without the consent of the Optionee, alter to the Optionee’s detriment or impair any rights of Optionee hereunder.

13.

Investment Intent; Restrictions on Transfer.

(a)  

Optionee represents and agrees that if Optionee exercises this Option in whole or in part, Optionee will in each case acquire the Shares upon such exercise for the purpose of investment and not with a view to, or for resale in connection with, any distribution thereof; and that upon such exercise of this Option in whole or in part, Optionee (or any person or persons entitled to exercise this Option under the provisions of Sections 7 and 8 hereof) shall furnish to the Company a written statement to such effect, satisfactory to the Company in form and substance. If the Shares represented by this Option are registered under the Securities Act, either before or after the exercise of this Option in whole or in part, the Optionee shall be relieved of the foregoing investment representation and agreement and shall not be required to furnish the Company with the foregoing written statement.

(b)  

Optionee further represents that Optionee has had access to the financial statements or books and records of the Company, has had the opportunity to ask questions of the Company concerning its business, operations and financial condition, and to obtain additional information reasonably necessary to verify the accuracy of such information

(c)  

Unless and until the Shares represented by this Option are registered under the Securities Act, all certificates representing the Shares and any certificates subsequently issued in substitution therefor and any certificate for any securities issued pursuant to any stock split, share reclassification, stock dividend or other similar capital event shall bear legends in substantially the following form:

THESE SECURITIES HAVE NOT BEEN REGISTERED OR OTHERWISE QUALIFIED UNDER THE SECURITIES ACT OF 1933 (THE ‘SECURITIES ACT’) OR UNDER THE APPLICABLE OR SECURITIES LAWS OF ANY STATE. NEITHER THESE SECURITIES NOR ANY INTEREST THEREIN MAY BE SOLD, TRANSFERRED, PLEDGED OR OTHERWISE DISPOSED OF IN THE ABSENCE OF REGISTRATION UNDER THE SECURITIES ACT OR ANY APPLICABLE SECURITIES LAWS OF ANY STATE, UNLESS PURSUANT TO EXEMPTIONS THEREFROM.

THE SHARES REPRESENTED BY THIS CERTIFICATE HAVE BEEN ISSUED PURSUANT TO THAT CERTAIN NONSTATUTORY STOCK OPTION AGREEMENT DATED FEBRUARY 15, 2008, BETWEEN THE COMPANY AND THE ISSUEE WHICH RESTRICTS THE TRANSFER OF THESE SHARES WHICH ARE SUBJECT TO REPURCHASE BY THE COMPANY UNDER CERTAIN CONDITIONS.

and/or such other legend or legends as the Company and its counsel deem necessary or appropriate. Appropriate stop transfer instructions with respect to the Shares have been placed with the Company’s transfer agent.

14.

Stand-off Agreement.  Optionee agrees that, in connection with any registration of the Company’s securities under the Securities Act, and upon the request of the Company or any underwriter managing an underwritten offering of the Company’s securities, Optionee shall not sell, short any sale of, loan, grant an option for, or otherwise dispose of any of the Shares (other than Shares included in the offering) without the prior written consent of the Company or such managing underwriter, as applicable, for a period of at least one year following the effective date of registration of such offering.

15.

 Restriction Upon Transfer.  The Shares may not be sold, transferred or otherwise disposed of and shall not be pledged or otherwise hypothecated by the Optionee except as hereinafter provided.

(a)

Repurchase Right on Termination Other Than for Cause. For the purposes of this Section, a “Repurchase Event” shall mean an occurrence of one of (i) termination of Optionee’s employment by the Company, voluntary or involuntary and with or without cause; (ii) retirement or death of Optionee; (iii) bankruptcy of Optionee, which shall be deemed to have occurred as of the date on which a voluntary or involuntary petition in bankruptcy is filed with a court of competent jurisdiction; (iv) dissolution of the marriage of Optionee, to the extent that any of the Shares are allocated as the sole and separate property of Optionee’s spouse pursuant thereto (in which case, this Section shall only apply to the Shares so affected); or (v) any attempted transfer by the Optionee of Shares, or any interest therein, in violation of this Agreement. Upon the occurrence of a Repurchase Event, the Company shall have the right (but not an obligation) to repurchase all or any portion of the Shares of Optionee at a price equal to the fair value of the Shares as of the date of the Repurchase Event.

(b)

Repurchase Right on Termination for Cause. In the event Optionee’s employment is terminated by the Company “for cause”, then the Company shall have the right (but not an obligation) to repurchase Shares of Optionee at a price equal to the Exercise Price. Such right of the Company to repurchase Shares shall apply to 100% of the Shares for one (1) year from the date of this Agreement; and shall thereafter lapse at the rate of twenty percent (20%) of the Shares on each anniversary of the date of this Agreement. In addition, the Company shall have the right, in the sole discretion of the Board and without obligation, to repurchase upon termination for cause all or any portion of the Shares of Optionee, at a price equal to the fair value of the Shares as of the date of termination, which right is not subject to the foregoing lapsing of rights. In the event the Company elects to repurchase the Shares, the stock certificates representing the same shall forthwith be returned to the Company for cancellation.

(c)

Exercise of Repurchase Right. Any Repurchase Right under Paragraphs 15(a) or 15(b) shall be exercised by giving notice of exercise as provided herein to Optionee or the estate of Optionee, as applicable. Such right shall be exercised, and the repurchase price thereunder shall be paid, by the Company within a ninety (90) day period beginning on the date of notice to the Company of the occurrence of such Repurchase Event (except in the case of termination of employment or retirement, where such option period shall begin upon the occurrence of the Repurchase Event). Such repurchase price shall be payable only in the form of cash (including a check drafted on immediately available funds) or cancellation of purchase money indebtedness of the Optionee for the Shares. If the Company can not purchase all such Shares because it is unable to meet the financial tests set forth in the Nevada corporation law, the Company shall have the right to purchase as many Shares as it is permitted to purchase under such sections. Any Shares not purchased by the Company hereunder shall no longer be subject to the provisions of this Section 15.

(d)  

Right of First Refusal. In the event Optionee desires to transfer any Shares during his or her lifetime, Optionee shall first offer to sell such Shares to the Company. Optionee shall deliver to the Company written notice of the intended sale, such notice to specify the number of Shares to be sold, the proposed purchase price and terms of payment, and grant the Company an option for a period of thirty days following receipt of such notice to purchase the offered Shares upon the same terms and conditions. To exercise such option, the Company shall give notice of that fact to Optionee within the thirty (30) day notice period and agree to pay the purchase price in the manner provided in the notice. If the Company does not purchase all of the Shares so offered during foregoing option period, Optionee shall be under no obligation to sell any of the offered Shares to the Company, but may dispose of such Shares in any lawful manner during a period of one hundred and eighty (180) days following the end of such notice period, except that Optionee shall not sell any such Shares to any other person at a lower price or upon more favorable terms than those offered to the Company.

(e)

Acceptance of Restrictions. Acceptance of the Shares shall constitute the Optionee’s agreement to such restrictions and the legending of his certificates with respect thereto. Notwithstanding such restrictions, however, so long as the Optionee is the holder of the Shares, or any portion thereof, he shall be entitled to receive all dividends declared on and to vote the Shares and to all other rights of a shareholder with respect thereto.

(f)  

Permitted Transfers. Notwithstanding any provisions in this Section 15 to the contrary, the Optionee may transfer Shares subject to this Agreement to his or her parents, spouse, children, or grandchildren, or a trust for the benefit of the Optionee or any such transferee(s); provided, that such permitted transferee(s) shall hold the Shares subject to all the provisions of this Agreement (all references to the Optionee herein shall in such cases refer mutatis mutandis to the permitted transferee, except in the case of clause (iv) of Section 15(a) wherein the permitted transfer shall be deemed to be rescinded); and provided further, that notwithstanding any other provisions in this Agreement, a permitted transferee may not, in turn, make permitted transfers without the written consent of the Optionee and the Company.

(g)  

Release of Restrictions on Shares. All other restrictions under this Section 15 shall terminate five (5) years following the date of this Agreement, or when the Company’s securities are publicly traded, whichever occurs earlier.

16.  

Notices.  Any notice required to be given pursuant to this Option or the Plan shall be in writing and shall be deemed to be delivered upon receipt or, in the case of notices by the Company, five (5) days after deposit in the U.S. mail, postage prepaid, addressed to Optionee at the address last provided by Optionee for his or her employee records.

17.

Agreement Subject to Plan; Applicable Law.  This Option is made pursuant to the Plan and shall be interpreted to comply therewith. A copy of such Plan is available to Optionee, at no charge, at the principal office of the Company. Any provision of this Option inconsistent with the Plan shall be considered void and replaced with the applicable provision of the Plan. This Option has been granted, executed and delivered in the State of Nevada, and the interpretation and enforcement shall be governed by the laws thereof and subject to the exclusive jurisdiction of the courts therein.

IN WITNESS WHEREOF, the parties hereto have executed this Option as of the date first above written.

Octillion Corp.

By: /s/ Harmel S. Rayat

Harmel S. Rayat, Chief Financial Officer and Authorized Signatory

/s/ Nicholas Cucinelli

Nicholas Cucinelli, Optionee

(one of the following, as appropriate, shall be signed)

I certify that as of the date

By his or her signature, the

hereof I am unmarried

spouse of Optionee hereby agrees

to be bound by the provisions of

the foregoing NONSTATUTORY STOCK

OPTION AGREEMENT

____________________________

/s/ Tracy Cucinelli

Optionee

Spouse of Optionee

Appendix A

NOTICE OF EXERCISE

Octillion Corp.

Suite 216 - 1628 West 1st Avenue

Vancouver, BC

V6J 1G1

Attention:  Chief Financial Officer

Re: 

Nonstatutory Stock Option

Notice is hereby given pursuant to Section 6 of my Nonstatutory Stock Option Agreement that I elect to purchase the number of shares set forth below at the exercise price set forth in my option agreement:

Nonstatutory Stock Option Agreement dated: ____________

Number of shares being purchased: ____________

Exercise Price: $____________

A check in the amount of the aggregate price of the shares being purchased is attached.

I hereby confirm that such shares are being acquired by me for my own account for investment purposes, and not with a view to, or for resale in connection with, any distribution thereof. I will not sell or dispose of my Shares in violation of the Securities Act of 1933, as amended, or any applicable federal or state securities laws.

I understand that the certificate representing the Option Shares will bear a restrictive legend within the contemplation of the Securities Act and as required by such other state or federal law or regulation applicable to the issuance or delivery of the Option Shares.

Further, I understand that, as a result of this exercise of rights, I will recognize income in an amount equal to the amount by which the fair market value of the Shares exceeds the exercise price. I agree to report such income in accordance with then applicable law and to cooperate with Company in establishing the withholding and corresponding deduction to the Company for its income tax purposes.

I agree to provide to the Company such additional documents or information as may be required pursuant to the Company’s 2006 Incentive Stock Plan.

_______________________________

(signature)

_______________________________

(name of Optionee)xedar8kx10-1_22208.htm

     

     

    
      

      

    

     

    Exhibit 10.1

     

    
 

    
      OFFICE
LEASE

    

    
      

       

      THIS
LEASE (the "Lease") is made as of February 21, 2008, by and between HTD-
Ptarmigan
Place, LLC, a Delaware limited liability company (the "Landlord") and the Tenant
named in the Schedule below. The term "Project" means the building (the
"Building") known as “Ptarmigan at Cherry
Creek” and the land located at 3773 Cherry Creek North
Drive. Denver. Colorado
80209.  "Premises" means that part of the Project leased to
Tenant described in the Schedule and approximately depicted in outline or
cross-hatching on Appendix A.

    

    
      

       

      The
following schedule (the "Schedule") is an integral part of this Lease. Terms
defined in this Schedule shall have the same meaning throughout the
Lease.

    

    
      

       

      SCHEDULE

    

    
      

       

      1.          Tenant:
XEDAR Corporation, a
Colorado corporation

    

    
      2.          Premises:
Suite
995

    

    
      3.          Rentable
Area of the Premises: 1.487
rsf

    

    
      4.          Tenant's
Proportionate Share: 0.36% (based upon a
total of 418,630 rentable sq. ft. in the Building)

    

    
      5.          Security
Deposit: $2.602.25

    

    
      6.          Tenant's
Broker for this Lease: None.

    

    
      7.          Landlord's
Broker for this Lease: None.

    

    
      8.          Commencement
Date: May.1.
2008.

    

    
      9.          Term:
the period of time commencing on the Commencement Date and expiring on the last
day of the month that is sixty (60) months thereafter, or April30.2Q13 (the
'Termination Date").

    

    10.        Guarantor: None,

    
      11.        Base
Year: 2008

    

    
      12.        Base
Rent:

    

    

     

    
      	
              
                Period

              

            	
              
                Annual
      Base Rent Rate 

                per
      Rentable Square Foot

              

            	
              
                Annualized
      Base Rent

              

            	
              
                Monthly
      Installment 

                of
      Base Rent

              

            
	
              
                Months
      1-12

              

            	
              
                $21.00

              

            	
              
                $31,227.00

              

            	
              
                $2,602.25

              

            
	
              
                Months
      13-24

              

            	
              
                $22.00

              

            	
              
                $32,714.00

              

            	
              
                $2,726.17

              

            
	
              
                Months
      25-36

              

            	
              
                $23.00

              

            	
              
                $34,201.00

              

            	
              
                $2,850.08

              

            

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    
      1.           SUITE
AND PARKING.

    

    
       

      1.1          Lease. On the terms stated in
this Lease, Landlord leases the Premises to Tenant, and Tenant leases the
Premises from Landlord, for the Term beginning on the Commencement Date and
ending on the Termination Date unless sooner terminated pursuant to this
Lease.

    

    
       

      1.2          Parking. Tenant and its
employees and invitees shall have the privilege to use two (2) reserved spaces
and one (1)
non-reserved space in the parking garage under the Building at a rate of $8,500
per month per reserved space and $75.00 per month per non-reserved space. Tenant
shall pay the charges for such parking as Additional Rent each month regardless
of whether Tenant is using such spaces. Landlord may from time to time increase
any or all applicable parking rates to market rates for independent use of
parking spaces by giving Tenant ten (10) days advance notice of each such
increase. Tenant shall not at any time use or permit its employees or other
agents to use any parking spaces in excess of the number thereof allocated to
Tenant without Landlord's prior written consent, which Landlord may withhold in
its sole discretion. Neither Tenant nor its employees or any other agents shall
occupy any space designated as visitor parking or reserved for the use of other
tenants. Landlord may at any time, at its sole option, direct Tenant to use
specific parking spaces or areas within the parking garage, and if so directed,
Tenant shall use only such spaces or areas. Tenant's customers and invitees
shall use only spaces in the parking lot that are designated as visitor parking
spaces, and Tenant shall not permit its customers or invitees to use parking
spaces allocated to tenants of the Building or posted for the exclusive use of
customers of other tenants.

    

    
       

      2.           RENT.

    

    
       

      2.
1        Types of Rent. Tenant
shall pay all Rent from time to time due hereunder in the form of a check
delivered to Landlord at the following address: HTD-Ptarmigan Place. LLC.
c/o Hamilton Partners. Inc., 300 Park Boulevard Suite 500 Itasca, IL
60143. or at such other address as Landlord may designate in writing from
time to time. Tenant shall pay the following kinds of Rent:

    

    
       

      (a)    Base Rent. Base Rent
in monthly installments in advance, the first monthly installment payable
concurrently with the execution of this Lease and thereafter on or before the
first day of each month of the Term in the applicable amount set forth in the
Schedule.

    

    
       

      (b)    Operating Cost Share
Rent. Operating Cost Share Rent in an amount equal to the Tenant's
Proportionate Share of the excess of Operating Costs for the applicable calendar
year of the Lease (the "Excess Operating Costs") over the Operating Costs for
the Base Year (the "Base Operating Costs"), paid monthly in advance in an
estimated amount. Definitions of Operating Costs and Tenant's Proportionate
Share and the method for billing and payment of Operating Cost Share Rent are
set forth below. If the size of the Building changes due to fire, other
casualty, or condemnation, Base Operating Costs shall be adjusted
proportionately for calculations of Operating Cost Share Rent for the period of
time following such change in size of the Building.

    

    
       

      (c)    Tax Share Rent - Tax
Share Rent in an amount equal to the Tenant's Proportionate Share of the excess
of Taxes for the applicable calendar year of this Lease
(the

    

    
      
         

      

      
        2

        
          

        

      

      
         

      

    

    
      ''Excess
Taxes") over the Taxes for the Base Year (the "Base Taxes"), paid monthly in
advance in an estimated amount. A definition of Taxes and the method for billing
and payment of Tax Share Rent are set forth below. If the size of the Building
changes due to fire, other casualty, or condemnation, Base Taxes shall be
adjusted proportionately for calculations of Tax Share Rent for the period of
time following such change in size of the Building.

    

    
       

      (d)           Additional
Rent. Additional Rent in the amount of all other costs, expenses, liabilities,
and amounts which Tenant is required to pay under this Lease, including any
interest accruing on any due and unpaid item of Rent.

    

    
       

      (e)           Generally. The term
"Rent" means Base Rent, Operating Cost Share Rent, Tax Share Rent and Additional
Rent. Tenant's agreement to pay Rent is an independent covenant, with no right
of setoff, deduction or counterclaim of any kind.

    

    
       

      2.2       
Payment of Operating Cost Share
Rent and Tax Share Rent.

    

    
       

      (a)       Payment
of Estimated Operating Cost Share Rent and Tax Share Rent. Landlord shall
estimate the Operating Costs and Taxes of the Project by April 1 of each
calendar year, or as soon as reasonably possible thereafter. Landlord may revise
these estimates whenever it obtains more accurate information, such as the final
real estate tax assessment or tax rate for the Project. Until Landlord provides
such an estimate for a calendar year, Tenant shall continue paying installments
of estimated Tax Share Rent and Operating Cost Share Rent as provided below
based on Landlord's most recent estimates for the previous calendar
year.

    

    
       

      Within
ten (10) days after receiving the original or revised estimate from Landlord
setting forth (i) an estimate of Operating Costs for a particular calendar year,
(ii) the Base Operating Costs, and (iii) the resulting estimate of Excess
Operating Costs for such calendar year, Tenant shall pay Landlord one-twelfth
(l/12th) of Tenant's Proportionate Share of the estimated Excess Operating
Costs, multiplied by the number of months that have elapsed in the applicable
calendar year prior to the date of such payment including the current month,
minus payments previously made by Tenant for the months elapsed. On the first
day of each month thereafter, Tenant shall pay Landlord one-twelfth (l/12th) of
Tenant's Proportionate Share of this estimate, until a new estimate becomes
applicable.

    

    
       

      Within
ten (10) days after receiving the original or a revised estimate from Landlord
setting forth (i) an estimate of Taxes for a particular calendar year, (ii) the
Base Taxes, and (iii) the resulting estimate of Excess Taxes for such calendar
year, Tenant shall pay Landlord one-twelfth (l/12th) of Tenant's Proportionate
Share of the estimated Excess Taxes, multiplied by the number of months that
have elapsed in the applicable calendar year to the date of such payment
including the current month, minus payments previously made by Tenant for the
months elapsed. On the first day of each month thereafter, Tenant shall pay
Landlord one-twelfth (l/12th) of Tenant's Proportionate Share of this estimate,
until a new estimate becomes applicable.

    

    
       

      (b)      Correction
of Operating Cost Share Rent. Landlord shall deliver to Tenant a report for the
previous calendar year (the "Operating Cost Report") by May 15 of each year, or
as soon as reasonably possible thereafter, setting forth (i) the actual
Operating Costs incurred,

    

    
      
         

      

      
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      (ii) the
Base Operating Costs, (iii) the amount of Operating Cost Share Rent due from
Tenant, and (iv) the amount of Operating Cost Share Rent paid by Tenant. Within
twenty (20) days after such delivery, Tenant shall pay to Landlord the amount
due (clause (iii) above) minus the amount paid (clause (iv) above). If the
amount paid exceeds the amount due, Landlord shall apply the excess to Tenant's
payments of estimated Operating Cost Share Rent next coming
due,

    

    
       

      (c)       Correction
of Tax Share Rent. Landlord shall deliver to Tenant a report for the previous
calendar year (the 'Tax Report") by May 15 of each year, or as soon as
reasonably possible thereafter, setting forth (i) the actual Taxes, (ii) the
Base Taxes, (iii) the amount of Tax Share Rent due from Tenant, and (iv) the
amount of Tax Share Rent paid by Tenant. Within twenty (20) days after such
delivery, Tenant shall pay to Landlord the amount due from Tenant (clause (iii)
above) minus the amount paid by Tenant (clause (iv) above). If the amount paid
exceeds the amount due, Landlord shall apply the excess to Tenant's payments of
Tax Share Rent next coming due.

    

    
       

      2.3      Definitions.

    

    
       

      (a)    Included
Operating Costs. "Operating Costs"
means all expenses, costs and disbursements of any kind other than Taxes, paid
or incurred by Landlord in connection with the management, maintenance,
operation, insurance, repair and other related activities in connection with any
part of the Project and of the personal property, fixtures, machinery,
equipment, systems and apparatus used in connection therewith, including the
cost of providing those services required to be furnished by Landlord under this
Lease. Operating Costs shall also include the costs of any capital improvements
which are intended to reduce Operating Costs or improve safety, and those made
to keep the Project in compliance with governmental requirements applicable from
time to time (collectively, 'Included Capital Items"): provided, that the costs
of any Included Capital Item shall be amortized by Landlord, together with an
amount equal to interest at eleven percent (11%) per annum, over the estimated
useful life of such item regardless of whether such item remains in service a
longer or shorter period, and only the amortized amount for any calendar year
shall be included in Operating Costs for such calendar
year.

    

    
       

      If the
Project is not fully occupied during any portion of any calendar year, Landlord
may adjust (an '"Equitable Adjustment") Operating Costs which are affected by
the occupancy rate for the particular calendar year to reflect an occupancy of
95% of the Building rentable area, provided however that if Landlord makes such
an Equitable Adjustment, and if during the Base Year the Project is not fully
occupied, then Landlord shall make this same adjustment with respect to the Base
Year hereunder. This Equitable Adjustment shall apply only to Operating Costs
which are variable and therefore increase as occupancy of the Project increases.
Landlord may incorporate the Equitable Adjustment in its estimates of Operating
Costs.

    

    
       

      If
Landlord does not furnish any particular service the cost of which would have
constituted an Operating Cost to a tenant other than Tenant who has undertaken
to perform such service itself, Operating Costs shall be increased by the amount
which Landlord would have incurred if it had furnished the service to such
tenant.

    

    
      
         

      

      
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      (b)      Excluded
Operating Costs. Operating Costs shall not include:

       

    

    
      (1)           costs
of alterations of tenant premises;

       

    

    
      (2)           costs
of capital improvements other than Included Capital Items;

       

    

    
      (3)           interest
and principal payments on mortgages or any other debt costs, or rental payments
on any ground lease of the Project;

       

    

    
      (4)           real
estate brokers' leasing commissions;

       

    

    
      (5)           legal
fees, space planner fees and advertising expenses incurred with regard to
leasing the Building or portions thereof;

    

    
       

      (6)           any
cost or expenditure for which Landlord is reimbursed, by insurance proceeds or
otherwise, except by Operating Cost Share Rent;

    

    
       

      (7)           the
cost of any service furnished to any office tenant of the Project which is
specifically excluded from services Landlord is obligated to provide under this
Lease;

    

    
       

      (8)           depreciation
(except on any Included Capital Items);

    

    
       

      (9)           legal
or other professional fees incurred to enforce leases against
tenants;

    

    
       

      (10)           legal
and auditing fees incurred by Landlord in connection with forming, maintaining,
and operating the entity that comprises Landlord, but not legal and auditing
fees directly related to the management and operation of the Building and not
otherwise excluded from operating costs in this Section 2.3(b):
and

    

    
       

      (11)           the
wages of any employee for services not related directly to the management,
maintenance, operation and repair of the Building.

    

    
       

      (c)      Taxes. 'Taxes" means any and
all taxes, assessments and charges of any kind, general or special, ordinary or
extraordinary, levied against the Project, which Landlord pays or becomes
obligated to pay in connection with the ownership, leasing, renting, management,
use, occupancy, control or operation of the Project or of the personal property,
fixtures, machinery, equipment, systems and apparatus used in connection
therewith. Taxes shall include real estate taxes, personal property taxes, sewer
rents, water rents, special or general assessments, transit taxes, ad valorem
taxes, and any tax levied on the rents hereunder or the interest of Landlord
under this Lease (the "Rent Tax"). Taxes shall also include all fees and other
costs and expenses paid by Landlord in reviewing any tax and in seeking a refund
or reduction of any Taxes, whether or not the Landlord is ultimately successful.
Any refund or other adjustment to any Taxes by the taxing authority, shall apply
during the year in which the adjustment is made. Taxes shall not include any net
income (except Rent Tax), capital, stock, succession, transfer, franchise, gift,
estate or inheritance tax, except to the extent that such tax shall be imposed
in lieu of any portion of Taxes.

    

    
      
         

      

      
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      (d)      Lease Year. "Lease Year" means
each consecutive twelve-month period beginning with the Commencement Date,
except that if the Commencement Date is not the first day of a calendar month,
then the first Lease Year shall be the period from the Commencement Date through
the final day of the twelve months after the first day of the following month,
and each subsequent Lease Year shall be the twelve months following the prior
Lease Year.

    

    
       

      2.4      Computation of Base Rent and Rent
Adjustments.

    

    
       

      (a)           Prorations. If this Lease
begins on a day other than the first day of a month, the Base Rent, Operating
Cost Share Rent and Tax Share Rent shall be prorated for such partial month
based on the actual number of days in such month. If this Lease begins on a day
other than the first day, or ends on a day other than the last day, of the
calendar year, Operating Cost Share Rent and Tax Share Rent shall be prorated
for the applicable calendar year.

    

    
       

      (b)           Rent Adjustments. The rentable
square footage of the Premises and the Building set forth hi the Schedule are
conclusively deemed to be the actual square footage thereof. If any Operating
Cost paid in one calendar year relates to more than one calendar year, Landlord
may equitably allocate such Operating Cost among the applicable calendar
years.

    

    
       

      (c)           Books and Records. Landlord
shall maintain books and records reflecting the Operating Costs and Taxes in
accordance with sound accounting and management practices. Tenant and its
certified public accountant shall have the right to inspect Landlord's records
at Landlord's office upon at least seventy-two (72) hours' prior notice during
normal business hours for ninety (90) days following the respective delivery of
the Operating Cost Report or the Tax Report. The results of any such inspection
shall be kept strictly confidential by Tenant and its agents, and Tenant and its
certified public accountant must agree, in their contract for such services, to
such confidentiality restrictions and shall specifically agree that the results
shall not be made available to any other tenant of the Building. Unless Tenant
delivers to Landlord any written notice of exception to either such report
within said ninety (90) day period, such reports shall be deemed final and
accepted by Tenant, Tenant shall pay the amount shown on both reports in the
manner prescribed in this Lease, whether or not Tenant takes any such written
exception, without any prejudice to such exception. If Tenant makes a timely
exception, Landlord shall cause its independent certified public accountant or
shall select and cause another firm with at least five (5) years of experience
in auditing the books and records of commercial office projects to issue a final
and conclusive resolution of Tenant's exception. Tenant shall pay the cost of
such certification as Additional Rent unless Landlord's original annual
Operating Cost Report or Tax Report overstated the amount of Operating Costs or
Taxes, as applicable, by more than five percent (5%).

    

    
       

      (d)           Miscellaneous. So long as
Tenant is in default of any obligation under this Lease, Tenant shall not be
entitled to any refund of any amount from Landlord. If this Lease is terminated
for any reason prior to the annual determination of Operating Cost Share Rent or
Tax Share Rent, either party shall pay the full amount due to the other within
fifteen (15) days after Landlord's notice to Tenant of the amount when it is
determined. Landlord shall not be obligated to keep amounts paid by Tenant on
account of Operating Cost Share Rent or Tax Share Rent separate from other kinds
of Rent or each other, and all such payments become the
property

    

    
      
         

      

      
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      of
Landlord when paid. The provisions of this Section 2 shall
survive the expiration or other termination of this Lease.

    

    
       

      
        3.        
PREPARATION
AND CONDITION OF PREMISES; POSSESSION AND SURRENDER OF
PREMISES.

      

    

    
       

      3.1        Condition of Premises. Tenant
accepts the Premises in their existing condition, AS IS, and Landlord shall have
no obligation to make any improvements in or changes to the Premises. Tenant
acknowledges that Tenant occupied the Premises under a sublease with a previous
tenant of the Premises for several months before Tenant executed this Lease and
that Tenant is familiar with the condition of the Premises.

    

    
       

      3.2        Tenant's Possession, Tenant's
taking possession of any portion of the Premises shall he conclusive evidence
that the Premises were in good order, repair and condition. If Tenant takes
possession of any part of the Premises prior to the Commencement Date for
purposes of conducting business, all terms of this Lease shall apply to such
pre-Term possession, and Tenant shall pay Rent for the period of such pre-Term
possession in accordance with the provisions of Section 2 applicable to the
first Lease Year; provided that any waiver of the obligation to pay Rent or any
part thereof and any free-rent period shall not be applicable before the
Commencement Date.

    

    
       

      3.3         Maintenance. Throughout the
Term, Tenant shall maintain the Premises in their condition as of the
Commencement Date, loss or damage caused by the elements, ordinary wear, and
fire and other casualty excepted, and at the termination of this Lease or of
Tenant's right to possession Tenant shall return the Premises to Landlord in
broom-clean condition. To the extent Tenant fails to perform such obligations,
Landlord may, but need not, restore the Premises to such condition and Tenant
shall pay the cost thereof.

    

    
       

      4.          PROJECT
SERVICES.   Landlord shall furnish services as
follows:

    

    
       

      4.1        Heating and Air Conditioning.
During the normal business hours of 8:00 a.m. to 6:00 p.m., Monday through
Friday, and 8:00 a.m. to 12:00 p.m. on Saturday, holidays excepted, Landlord
shall furnish heating and air conditioning to provide a comfortable temperature,
in Landlord's judgment, for normal business operations, except to the extent
Tenant installs equipment which adversely affects the temperature maintained by
the air conditioning system. If Tenant installs such equipment, Landlord may
install supplemental air conditioning units in or for the Premises, and Tenant
shall pay to Landlord upon demand as Additional Rent the cost of installation,
operation and maintenance thereof, as reasonably determined or estimated by
Landlord. Landlord shall make commercially reasonable efforts to furnish heating
and air conditioning after business hours if Tenant provides Landlord reasonable
prior notice of Tenant's desire therefore, in which event Tenant shall pay
Landlord at Landlord's then-current hourly rates for the provision of such
additional heating or air conditioning.

    

    
       

      4.2        Elevators, Landlord shall
provide passenger elevator service during normal business hours to Tenant in
common with Landlord and all other tenants. Landlord shall provide limited
passenger service at other times, except in case of an emergency. Furniture,
freight and other large or heavy articles may be brought into the Building only
at times and in the manner

    

    
       

      

        
          
             

          

          
            7

            
              

            

          

          
             

          

        

    

    
      reasonably
designated by Landlord. Such objects shall be taken to or from the Premises by
freight elevator and Tenant shall pay for freight elevator service at rates
established by Landlord as Additional Rent.

    

    
       

      4.3        Electricity. Landlord shall
provide sufficient electricity to operate normal office lighting and equipment.
Tenant shall not install or operate in the Premises any electrically operated
equipment or other machinery, other than business machines and equipment
normally employed for general office use which do not require high electricity
consumption for operation, without obtaining the prior written consent of
Landlord. If Tenant's equipment consumes electricity in excess of that which is
necessary to operate normal office equipment, such consumption (including
consumption for computer or telephone rooms and special HVAC equipment) may be
submetered by Landlord at Tenant's expense, and Tenant shall reimburse Landlord
as Additional Rent for the cost of its submetered consumption based upon
Landlord's average cost of electricity. Such Additional Rent shall be in
addition to Tenant's obligations pursuant to Section 2. Kb.) to
pay its Proportionate Share of Operating Costs.

    

    
       

      4.4        Water. Landlord shall furnish
hot and cold tap water for drinking and toilet purposes. Tenant shall pay
Landlord for water furnished for any other purpose as Additional Rent at rates
fixed by Landlord. Tenant shall not permit water to be
wasted.

    

    
       

      4.5       
Janitorial Service.
Landlord shall furnish janitorial service as generally provided to other tenants
in the Building.

    

    
       

      4.6        Interruption of Services. If
any of the Building equipment or machinery ceases to function properly, Landlord
shall use reasonable diligence to repair the same promptly. Landlord's inability
to furnish, to any extent, the Project services set forth in this Section 4, or any
cessation thereof resulting from any causes, including without limitation any
entry for repairs pursuant to this Lease, and any renovation or rehabilitation
of any area of the Building shall not render Landlord liable for damages to
either person or property or for interruption or loss to Tenant's business, nor
be construed as an eviction of Tenant, nor entitle Tenant to abatement of any
portion of Rent, nor relieve Tenant from fulfillment of any covenant or
agreement hereof. However, in the event that an interruption of the Project
services set forth in this Section 4 is within
Landlord's reasonable control and such interruption causes the Premises to be
untenantable for a period of five (5) or more consecutive business days, monthly
installments of Base Rent after such period shall be abated (determined on a
prorated daily basis) until such services are restored.

    

    
       

      4.7        Access. Landlord shall provide
access to the Premises, the Building and the parking facilities, subject to such
security card system as Landlord may establish from time to time, twenty-four
(24) hours per day, seven (7) days per week.

    

    
       

      5.        ALTERATIONS
AND REPAIRS.

    

    
       

      5.1      
Landlord's Consent and
Conditions. Landlord shall have the right to review and approve or
disapprove in Landlord's reasonable judgment (a) all plans and specifications
for the any improvements or alterations to the Premises proposed to be made by
Tenant (the "Work"), (b) Tenant's general contractor for the Work, and (c) all
other material arrangements

    

    
      
         

      

      
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      with
respect to the Work. Landlord may withhold Landlord's approval of work in
Landlord's absolute discretion if the proposed Work would (x) impact the base
structural components or systems of the Building, (y) impact any other tenant's
premises, or (z) be visible from outside the Premises. All Work shall be
performed in strict conformance with the plans and specifications therefore
approved by Landlord. Tenant shall pay for the cost of all Work. All Work shall
be performed in accordance with Landlord's then-current policies, rules and
requirements for tenant construction projects, which policies, rules and
requirements Landlord may establish and modify from time to time. Tenant shall
pay Landlord, as Additional Rent, an administrative fee of five percent (5%) of
the costs of Tenant's Work.

    

    
       

      5.2        Repair, If any part of the
mechanical, electrical or other systems in the Premises shall be damaged, Tenant
shall promptly notify Landlord, and Landlord shall repair such damage. Tenant
shall at its expense make all other repairs necessary to keep the Premises and
Tenant's fixtures and personal property in good order, condition and repair and
in compliance with applicable Governmental Requirements (defined in Section?
below), and to the extent Tenant fails so to maintain the Premises, Landlord may
make such repairs itself. Landlord may also at any reasonable time make any
repairs or alterations which Landlord deems necessary for the safety or
protection of the Project, or which Landlord is required to make by any court or
pursuant to any Governmental Requirement. Tenant shall pay Landlord on demand,
as Additional Rent, 110% of the costs of all repairs performed by Landlord
within the Premises, including without limitation repairs to clogged drains,
leaky faucets or damaged finish materials, except for repairs to (i) core
Building systems enclosed within the walls of the Building or Premises, (ii)
Building standard lighting fixtures or (iii) portions of the Building that
Landlord is required to repair at Landlord 's cost by this SectiQn5.2. Tenant
shall pay Landlord on demand, as Additional Rent, 110% of the costs of repairs
performed by Landlord anywhere in the Project on account of Tenant's default or
on account of the misuse or neglect by Tenant or its employees, invitees,
contractors or agents.

    

    
       

      5.3        No Liens. Tenant has no authority
to cause or permit any lien or encumbrance of any kind to affect Landlord's
interest in the Project; any such lien or encumbrance shall attach to Tenant's
interest only. If any mechanic's lien shall be filed or claim of lien made for
work or materials furnished to the Premises or the Project by, through or under
Tenant, then Tenant shall, at its expense, within ten (10) days thereafter,
cause the lien or claim to be discharged. If Tenant does not timely cause such
lien or claim to be discharged, Landlord may discharge the lien or claim, and
the amount paid, as well as attorney's fees and other expenses incurred by
Landlord, shall become Additional Rent due and payable by Tenant on demand.
Landlord shall have no obligation to investigate or evaluate the validity or
merit of such Hen or claim before discharging it, and the ultimate validity,
invalidity or merit of such lien or claim shall have no effect on Tenant's
obligation to pay Landlord's costs of discharging the same.

    

    
       

      5.4        Ownership of Improvements. All
Work as defined in this Section J.
partitions, hardware, equipment, machinery and all other improvements and all
fixtures, except trade fixtures, constructed in the Premises by either Landlord
or Tenant, including telecommunications cabling and equipment, (i) shall become
Landlord's property upon installation without compensation to Tenant, unless
Landlord consents otherwise in writing, and (ii) shall at Landlord's option
either (a) be surrendered to Landlord with the Premises at the termination of
the Lease or of Tenant's right to possession, or (b) be removed in accordance
with Section.5.5

    

    
      
         

      

      
        9

        
          

        

      

      
         

      

    

    
      below
(unless Landlord at the time it gives its consent to the performance of such
construction expressly waives in writing the right to require such
removal).

    

    
       

      5.5        Removal at Termination. At or
before the termination of this Lease or Tenant's right of possession, Tenant
shall remove from the Project its trade fixtures, furniture, moveable equipment
and other personal property. If Landlord gives Tenant notice of Landlord's
exercise of its option under Section 5.4 to
require Tenant to remove improvements installed by Tenant in the Premises or
elsewhere on the Project, Tenant shall remove the improvements described in
Landlord's notice by the later of (i) the date of termination of this Lease or
Tenant's right of possession or (ii) ten (10) days after Tenant's receipt of
Landlord's notice. Tenant shall repair all damage caused by the installation or
removal of any of the foregoing items. Landlord shall notify Tenant of its
election to require Tenant to remove any improvements installed by Tenant, if at
all, within 15 business days following the expiration or earlier termination of
the Lease. If Tenant does not timely remove Tenant's property that Tenant is
required to remove, then at Landlord's election, which may be made separately as
to each separate item of property, Tenant shall be conclusively presumed to
have: (i) conveyed such property to Landlord without compensation or (ii)
abandoned such property, and Landlord may retain, dispose of or store any part
thereof in any manner at Tenant's sole cost, without waiving Landlord's right to
claim from Tenant all expenses arising out of Tenant's failure to remove the
property, and without liability to Tenant or any other person. Landlord shall
have no duty to be a bailee of any such personal property. If Landlord elects
abandonment, Tenant shall pay to Landlord, upon demand, any expenses incurred
for disposition. Tenant expressly releases Landlord of and from any and all
claims and liability for damage to or loss of property left by Tenant upon the
Premises at the expiration or other termination of this Lease, and Tenant shall
indemnify Landlord against any and all claims and liability with respect
thereto, including without limitation Landlord's attorneys' fees and costs of
suit.

    

    
       

      5.6        ADA. Landlord shall be
responsible for maintaining the Building and all of the common areas in the
Building (including entrance areas, elevators, and common area restrooms) in
compliance with the Americans with Disabilities Act ("ADA") and all other legal
requirements and shall take such actions from time to time as shall be necessary
in connection therewith; provided that Tenant shall be responsible for
compliance of the Premises with ADA and all other Governmental Requirements
(including any restrooms located within the Premises), and Landlord shall have
no responsibility therefore.

    

    
       

      5.7        Survival. Tenant's obligations under this Section 5 shall
survive the termination of this Lease.

    

    
       

      6.         
USE OF PREMISES. Tenant shall use the
Premises only for general office purposes. Tenant shall not allow any use of the
Premises which will increase the cost of coverage of Landlord's insurance on the
Project. Tenant shall not allow any inflammable or explosive liquids or
materials to be kept on the Premises or use the Premises in any way that
violates the provisions of Section 27 below or any Governmental Requirement
pertaining to Hazardous Substances. Tenant shall not allow any use of the
Premises which would cause the value or utility of any part of the Premises to
diminish or would interfere with any other tenant or with the operation of the
Project by Landlord. Tenant shall not permit any nuisance or waste upon the
Premises, or allow any offensive noise or odor in or around the Premises. If any
governmental

    

    
      
         

      

      
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      authority
shall deem the Premises to be a "place of public accommodation" under the
Americans with Disabilities Act or any other comparable law as a result of
Tenant's use, Tenant shall either modify its use to cause such authority to
rescind its designation or be responsible for any alterations, structural or
otherwise, required to be made to the Building or the Premises under such laws.
Tenant shall not use the Premises for any of the uses for which Landlord has
granted exclusive rights to other Tenants of the Project, including those uses
identified on Appendix
C hereto.

    

    
       

      7.           GOVERNMENTAL REQUIREMENTS AND
BUILDING RULES. Tenant shall comply with all applicable governmental
laws, ordinances and regulations ("Governmental Requirements") applying to its
use of the Premises. Tenant shall also comply with all reasonable rules
established for the Project from time to time by Landlord, Failure by another
tenant to comply with the rules or failure by Landlord to enforce them shall not
relieve Tenant of its obligation to comply with the rules or make Landlord
responsible to Tenant in any way. Landlord shall use reasonable efforts to apply
the rules and regulations uniformly with respect to Tenant and tenants in the
Building under leases containing rules and regulations similar to those
applicable to this Lease. In the event Tenant performs Work in the Premises,
Tenant shall comply with the provisions of Section 5 of this Lease and
Landlord's then-current policies, rules and requirements for tenant construction
projects, which policies, rules and requirements Landlord may establish and
modify from time to time.

    

    
       

      8.           WAIVER
OF CLAIMS; INDEMNIFICATION; INSURANCE.

    

     

    
      8.1           Waiver
of Claims. To the extent permitted by law, Tenant waives any claims it may have
against Landlord or its officers, directors, employees or agents for business
interruption, any other consequential or exemplary damages, and any damage to
property sustained by Tenant.

    

    
       

      8.2           Indemnification.
Tenant shall indemnify, defend and hold harmless Landlord and its officers,
directors, employees and agents against all claims, liabilities, and expenses,
including reasonable attorney fees and costs, suffered or claimed by any person,
directly or indirectly, based on, arising out of, or resulting from: (i) any
injury to any person or damage to or loss of any property occurring (x) in the
Premises, or (y) in the Project and arising from the use of the Premises, except
to the extent either of the foregoing are caused solely by the gross negligence
or willful misconduct of Landlord; (ii) any act or omission or negligence of
Tenant or any of Tenant's employees or agents; and (iii) any breach or default
by Tenant in the performance of its obligations and covenants under this Lease,
including those provided in Section 27 below.
Tenant's obligations under this Section shall survive the expiration or earlier
termination of this Lease.

    

    
       

      Except as
to any matter for which Tenant is obligated to indemnify Landlord above,
Landlord shall indemnify, defend and hold harmless Tenant and its officers,
directors, employees and agents against all claims, liabilities, and expenses,
including reasonable attorney fees and costs, suffered or claimed by any person
and resulting solely from the gross negligence or willful misconduct of Landlord
or any of Landlord's employees or agents. Landlord's obligations under this
section shall survive the expiration or earlier termination of this
Lease.

    

    
      

      

        
          
             

          

          
            11

            
              

            

          

          
             

          

        

    

    
      8.3      Tenant's Insurance. Tenant
shall maintain insurance as follows, with such other terms, coverages and
insurers, as Landlord shall reasonably require from time to
time:

    

    
       

      (a)           Commercial
general liability insurance drawn on an "occurrence" form, with (a) contractual
liability coverage including the indemnification provisions contained in this
Lease, (b) a severability of interest endorsement, (c) limits of not less than
One Million Dollars ($1,000,000) combined single limit per occurrence, not less
than One Million Dollars ($1,000,000) in the aggregate for bodily injury,
sickness or death, and property damage, and umbrella coverage of not less than
One Million Dollars ($1,000,000).

    

    
       

      (b)           Property
insurance against "All Risks" of physical loss covering an amount not less than
the replacement cost of (i) all leasehold improvements in and to the Premises
made at Tenant's expense, (ii) all floor and wall coverings in the Premises, and
(iii) Tenant's trade fixtures, equipment and other personal property from time
to time situated in the Premises. The proceeds of such insurance shall be used
for the repair or replacement of the property so insured, except that if not so
applied or if this Lease is terminated following a casualty, the proceeds
applicable to the leasehold improvements shall be paid to Landlord and the
proceeds applicable to Tenant's personal property shall be paid to
Tenant.

    

    
       

      (c)           Workers'
compensation or similar insurance in form and amounts required by law and
employer's liability coverage in not less than $500,000 per accident, per
employee.

    

    
       

      Tenant's
insurance shall be primary and not contributory to that carried by Landlord, its
agents, or any Mortgagee or Master Lessor. Landlord, and if any, Landlord's
building manager or agent and any Master Lessor or Mortgagee shall be named as
additional insureds with respect to the commercial general liability insurance
required of the Tenant in Section 8.3(a).
Landlord may from time to time designate other persons or entities which Tenant
shall cause to be named as additional insureds of Tenant's insurance policies.
The company or companies writing any insurance which Tenant is required to
maintain under this Lease, as well as the form of such insurance, shall at all
times be subject to Landlord's approval, and any such company shall be licensed
to do business in the state in which the Building is located. Such insurance
companies shall have a current A.M. Best rating of A / VI or better. Landlord,
its agents, and employees make no representation that the limits of liability
specified to be carried by Tenant pursuant to this Section 8.3 are
adequate to protect Tenant, and in no event shall the limits of liability
specified herein limit Tenant's liability under this Lease. If Tenant believes
that any of such insurance coverage is inadequate, Tenant will obtain such
additional insurance coverage as Tenant deems adequate, at Tenant's sole
expense.

    

    
       

      8.4           Insurance Certificates. Tenant
shall deliver to Landlord certificates evidencing all required insurance no
later than five (5) days prior to the Commencement Date and each renewal date.
Each certificate shall provide for thirty (30) days prior written notice of
cancellation to Landlord and Tenant.

    

    
       

      8.5           Landlord's Insurance. Landlord
shall maintain "All-Risk" property insurance at replacement cost, including loss
of rents, on the Building, and commercial general liability insurance policies
covering the common areas of the Building, each with such terms,
coverages

    

    
       

    

    
      
         

      

      
        12

        
          

        

      

      
         

      

    

    
      and
conditions as are normally carried by reasonably prudent owners of properties
similar to the Project.

    

    
      

           
8.6       Waiver of Subrogation.
Landlord and Tenant agree to obtain and maintain throughout the term of this
Lease endorsements to their respective All Risk coverage policies waiving the
right of subrogation of their insurance companies against the other party and
its agents and employees. Such waiver of subrogation will be effective with
respect to loss or damage occurring only during such time as Landlord's and
Tenant's policies will be in force and effect with respect to such loss or
damage. Such policies will contain a clause or endorsement to the effect that
any such waiver will not adversely affect or impair such policies or prejudice
the right of the waiving party to recover under such
policies.

    

    
       

      
         
9.        FIRE
AND OTHER CASUALTY. 

         

               9.1      Termination.

      

    

    
       

      (a)           If
a fire or other casualty causes substantial damage to the Building or the
Premises, and insurance proceeds have been made available to Landlord to repair
the damage by the insurer and any Master Lessor or Mortgagee, then Landlord
shall engage an architect to certify within one (1) month of the casualty to
both Landlord and Tenant the amounts of time needed to restore (i) the Building
and (ii) the Premises to tenantability, using standard working
methods.

    

    
       

      (b)           (1)      If
the time certified by such architect with respect to the Premises exceeds one
hundred eighty (180) days from the beginning of the restoration, or if the
restoration would begin during the last eighteen (18) months of the Lease, then
either Landlord or Tenant may terminate this Lease by giving notice to the other
within thirty (30) days of the date Landlord gives Tenant notice of the
architect's certification.

    

    
       

         
(2)      If the time certified by such architect
with respect to the Building (but not the Premises) exceeds one hundred eighty
(180) days from the beginning of the restoration, or if the restoration would
begin during the last eighteen (18) months of the Lease, Landlord may terminate
this Lease by giving notice to Tenant within thirty (30) days of the date
Landlord gives Tenant notice of the architect's
certification.

    

    
       

      (c)           If
insurance proceeds are not made available to Landlord by the insurer or any
Master Lessor or Mortgagee or if the casualty is the Building and Landlord
determines it would be uneconomical to reconstruct or repair the damage, then
Landlord may terminate this Lease by notice to Tenant within thirty (30) days
after the casualty. The termination shall be effective thirty (30) days from the
date of the notice and Rent shall be paid by Tenant to that date, with an
abatement for any portion of the Premises which has been rendered untenantable
by the casualty.

    

    
       

      9.2      
Restoration. If a casualty causes damage to the Building or the Premises
but this Lease is not terminated for any reason, then subject to the rights of
any Mortgagees or Master Lessors, Landlord shall obtain the applicable insurance
proceeds and diligently restore the Building and the Premises to the extent of
such proceeds. Landlord shall have the right to adapt the restoration of the
Premises to comply with Governmental Requirements that are then
in

    

    
      
         

      

      
        13

        
          

        

      

      
         

      

    

    
      effect.
Landlord shall not be required to restore Tenant's personal property or trade
fixtures or any Work performed by or on behalf of Tenant pursuant to Section 5.1 above.
Rent shall be abated on a per diem basis during the restoration for any portion
of the Premises which is untenantable, except to the extent that Tenant's
negligence, breach of this Lease, or intentional conduct caused the
casualty,

    

    
       

      10.      EMINENT
DOMAIN.

    

    
       

      10.1           Taking. If (i) the entire
Premises; (ii) so much of the Premises as renders the balance unusable by
Tenant; or (iii) so much of the Building apart from the Premises as renders the
Premises unusable by Tenant, shall be taken by condemnation, sale in lieu of
condemnation or in any other manner for any public or quasi-public purpose
(collectively "Condemnation"), this Lease shall terminate on the date that title
or possession to the Premises is taken by the condemning authority, whichever is
earlier (the "Date of Taking"). If a material portion of the Project other than
the Premises shall be taken by Condemnation which does not automatically
terminate this Lease pursuant to the foregoing sentence, Landlord shall have the
right, exercisable by written notice to Tenant delivered by the thirtieth (30th)
day after the Date of Taking, to terminate this Lease. If a portion of the
Premises shall be taken by Condemnation which does not automatically terminate
this Lease pursuant to the first sentence of this Section 10.1. this Lease
shall automatically terminate as to such portion of the Premises taken, if any,
on the Date of Taking, Rent payable hereunder that is computed based on the area
of the Premises shall be adjusted in proportion to the amount of space taken,
and Landlord shall have the right, exercisable by written notice to Tenant
delivered within thirty (30) days after the Date of Taking, to terminate this
Lease as to the remainder of the Premises.

    

    
       

      10.2           Award. The entire award for a
Condemnation of any kind shall belong to Landlord, and Tenant shall have no
right to share in the award, except that Tenant shall be entitled to
independently pursue a separate award relating to the loss of, or damage to,
Tenant's personal property and trade fixtures and Tenant's relocation costs
directly associated with the taking; provided that in no event shall Tenant's
separate award reduce the amount of Landlord's award. All obligations accrued to
the Date of Taking shall be performed by the party liable to perform said
obligations, as set forth herein. Tenant shall have no claim against Landlord or
the award for the value of any unexpired term of this Lease or
otherwise,

    

    
      

           
10.3           Temporary Taking. No temporary
taking of the Premises or Building shall terminate this Lease or entitle Tenant
to any abatement of the Rent payable to Landlord under this Lease; provided,
further, that any award for such temporary taking with respect to the Premises
shall belong to Tenant to the extent that the award applies to any time period
during the Term and to Landlord to the extent that the award applies to any time
period outside the Term.

    

    
       

      11.      RIGHTS
RESERVED TO LANDLORD. In addition to Landlord's other rights provided by
this Lease or by law, Landlord reserves the following rights, which Landlord may
exercise at any time without liability to the Tenant of any kind, and Tenant
shall comply and cooperate with Landlord in Landlord's exercise of such rights
and Landlord's decisions with respect to such rights:

    

    
       

           
11.1     Name. To change the name or
street address of the Building.

    

    
      
         

      

      
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      11.2            Signs,
To install and maintain any signs on the exterior and in the interior of the
Building. Tenant shall not display any signs anywhere on the Project, the
Building, or in parts of the Premises visible from outside the
Premises.

    

    
       

      11.3            Window Treatments. To approve,
at its discretion, prior to installation, any shades, blinds, ventilators or
window treatments of any kind, as well as any lighting within the Premises that
may be visible from the exterior of the Building or any interior common area.
Tenant shall not install any such window treatments or lighting unless Landlord
has expressly approved the same.

    

    
       

      11.4            Keys. To retain and use at any
time passkeys to enter the Premises or any door within the Premises. Tenant
shall not alter or add any lock or bolt.

    

    
       

      11.5            Access.
To have access to inspect the Premises, and to perform its obligations, or make
repairs, alterations, additions or improvements, as permitted by this
Lease,

    

    
       

      11.6            Preparation for Reoccupancy.
To decorate, remodel, repair, alter or otherwise prepare the Premises for
reoccupancy at any time after Tenant abandons the Premises, without relieving
Tenant of any obligation to pay Rent.

    

    
       

      11.7            Heavy Articles. To approve the
weight, size, placement and time and manner of movement within the Building of
any safe, central filing system or other heavy article of Tenant's property.
Tenant shall move its property entirely at its own risk.

    

    
       

      11.8            Show Premises. To show the
Premises to prospective purchasers, tenants, brokers, lenders, investors, rating
agencies or others at any reasonable time, provided that Landlord gives prior
notice to Tenant and such showing does not materially interfere with Tenant's
use of the Premises.

    

    
       

      11.9            Relocation of Tenant. To
relocate the Tenant, upon thirty days' prior written notice, from all or part of
the Premises (the Old Premises") to another area in the Project (the "New
Premises"), provided that, unless Tenant otherwise agrees in
writing:

    

    
       

      (a)           the
size of the New Premises is at least equal to the size of the Old
Premises;

    

    
       

      (b)           Landlord
pays the reasonable cost of moving the Tenant and improving the New Premises to
the standard of the Old Premises, Tenant shall cooperate with Landlord in all
reasonable ways to facilitate the move, including supervising the movement of
files or fragile equipment, designating new locations for furniture, equipment
and new telephone and electrical outlets, and determining the color of paint in
the New Premises.

    

    
       

      11.10           Repairs and Alterations. To
make repairs or alterations to the Project and in doing so transport any
required material through the Premises, to close entrances, doors, corridors,
elevators and other facilities in the Project, to open any ceiling in the
Premises, or to temporarily suspend services or use of common areas in the
Building. Landlord may perform any such repairs or alterations during ordinary
business hours, except that Tenant may require any Work in the Premises to be
done after business hours if Tenant pays Landlord for
overtime

    

    
      
         

      

      
        15

        
          

        

      

      
         

      

    

    
      and any
other expenses incurred. Landlord may do or permit any work on any nearby
building, land, street, alley or way.

    

    
       

      11.11         Landlord's Agents. If Tenant
is in default under this Lease, possession of Tenant's funds or negotiation of
Tenant's negotiable instrument by any of Landlord's agents shall not waive any
breach by Tenant or any remedies of Landlord under this
Lease.

    

    
       

      11.12        
Building Services. To
install, use and maintain through the Premises, pipes, conduits, wires and ducts
serving the Building, provided that such installation, use and maintenance does
not unreasonably interfere with Tenant's use of the Premises,

    

    
       

      11.13         
Other Actions. To take
any other action which Landlord deems reasonable in connection with the
operation, maintenance or preservation of the Building.

    

    
       

      12.      TENANT'S
DEFAULT.

    

    
       

            12.1
         
Events of Default. Any of the following shall constitute an Event of
Default:

    

    
       

      (a)           Rent
Default. Tenant fails to pay when due any payment of Rent and such failure is
not cured within 3 days after receipt of written notice from Landlord; provided,
however, that if Tenant twice in one Lease Year fails to pay Rent when due and
is notified of such failure by Landlord, any subsequent failure by Tenant to pay
Rent when due during such Lease Year shall automatically be an Event of Default
without notice or opportunity to cure; or

    

    
       

      (b)           Specific
Default. Tenant defaults in any of its obligations under Sections 5.3 (No
Liens), 18
(Assignment and Sublease); 20 (Estoppel
Certificate); or 27 (Hazardous
Substances) of this Lease; or

    

    
       

      (c)           Other
Performance Default. Tenant fails to keep and perform any covenant or obligation
to Landlord under this Lease other than as specifically described in Sections; 12.1(a) and
12J(b) above,
and, in the case of only the first two (2) such failures during the Term of this
Lease, such failure continues uncured for 10 days after written notice thereof
is given to Tenant, or if any such failure would reasonably require more than 10
days to cure, Tenant fails to commence curing within the 10-day notice period or
fails thereafter promptly, effectively, and continuously to proceed with the
cure of such failure, or fails to complete such cure within 60 days after
Landlord's notice, or, if any such failure is inherently incurable, after 10
days' written notice by Landlord; or

    

    
       

      (d)           Credit
Default. Any of the following events occurs:

    

    
       

      (1)      Tenant
commences any proceeding under any law relating to bankruptcy, insolvency,
reorganization or relief of debts, or seeks appointment of a receiver, trustee,
custodian or other similar official for the Tenant or for any substantial part
of its property, or any such proceeding is commenced against Tenant and either
remains undismissed for a period of thirty days or results in the entry of an
order for relief against Tenant which is not fully stayed within seven days
after entry;

    

    
      
         

      

      
        16

        
          

        

      

      
         

      

    

    
      (2)           Tenant
becomes insolvent or bankrupt, does not generally pay its debts as they become
due, or admits in writing its inability to pay its debts, or makes a general
assignment for the benefit of creditors;

    

    
       

      (3)           Any
third party obtains a levy or attachment under process of law against Tenant's
leasehold interest; or

    

    
       

      (e)      Vacation
or Abandonment Default. Tenant vacates or abandons the Premises.

    

    
       

      12.2    Cure. Any cure period provided
by statute shall be deemed to run concurrently with any cure period provided for
herein. Notwithstanding any cure, Tenant shall be liable to Landlord for
interest and costs in accordance with the terms of Section 13.7 below, any
applicable late charges under Section 13.8 below
and any damage actually suffered by Landlord for any breach or failure to
perform by Tenant hereunder.

    

    
       

      13.      LANDLORD
REMEDIES. Upon the occurrence of an Event of Default, Landlord shall have
the option to pursue any one or more of the remedies available at law, in
equity, or under this Lease, without any further notice or demand whatsoever,
including without limitation the remedies set forth in the following Sections 13.1. 13.2,
and I3..3:

    

    
       

      13.1    Terminate
Lease. Landlord may terminate this Lease, effective at such time as may
be specified by notice to Tenant, in which event:

    

    
       

      (a)           Tenant
shall remain liable to Landlord for all obligations under this Lease accruing
through the time of termination including the full amount of the current month's
installment of Rent (unless previously paid), which shall immediately become due
and payable, together with any arrears unpaid.

    

    
       

      (b)           Landlord
may, with or without process of law, reenter upon and take possession of the
Premises.

    

    
       

      (c)           Landlord
may at Tenant's expense, at any time Landlord is entitled to possession of the
Premises, remove and store such goods, chattels, fixtures, trade fixtures, and
equipment of Tenant as are in the Premises in any manner Landlord may, in its
discretion, determine, and Landlord shall have no liability to Tenant for such
removal and storage, and Tenant shall reimburse Landlord for all costs incurred
by Landlord in connection therewith.

    

    
       

      (d)           Landlord
may recover from Tenant as damages, for the loss of income of Landlord expected
to be derived from the Lease, the amounts (if any) by which (i) the Rent which
would have been payable under this Lease exceeds (ii) the remainder obtained
when all of Landlord's Reletting Costs, as hereinafter defined, which have not
been paid by Tenant to Landlord are deducted from the payments (if any) received
by Landlord from reletting the Premises. Such amounts shall be payable on the
first day of each month during the period which would have constituted the
unexpired portion of the Term had it not been terminated. As used herein,
"Reletting Costs" shall mean all costs and expenses, including, without
limitation, reasonable attorneys' fees, brokerage or other commissions, costs of
repair or remodeling of the Premises, of subdividing the Premises, or of
combining all or any portion or portions of the

    

    
      
         

      

      
        17

        
          

        

      

      
         

      

    

    
      Premises
with other premises in any manner Landlord shall deem appropriate, lease
assumption costs, and the costs of other tenant inducements, which Landlord may
incur in connection with any reletting of the Premises pursuant to this Section
13.

    

    
       

      (e)           Landlord
may, at its option, at any time, declare immediately due and payable the
unamortized portion of any improvement allowance and other out-of-pocket costs
(including without limitation brokerage commissions) incurred by Landlord in
connection with this Lease, all of which shall, upon such declaration,
immediately be due and payable in full by Tenant. Such amortization shall be
computed on a straight-line basis over the Term of the Lease with interest at
the rate of 9% per annum beginning with the first full calendar month of the
Term, but without payments being amortized during any part of the Term in which
Rent may be abated. To the extent any portion of such unamortized costs is paid
by Tenant pursuant to this Subsection, such portion shall be excluded from the
amount of Rent which would have been otherwise payable hereunder for purposes of
calculating Landlord's damages under this Section
13.

    

    
       

      (f)           Landlord
may recover from Tenant, as damages, a lump sum which is the remainder obtained
when the amount determined pursuant to the following Subsection (1) is
subtracted from the amount determined pursuant to the following Subsection
(2).

    

     

    
      (1)           The
Rent which would have been payable under this Lease from the effective date of
termination through the date on which the Term would have expired had this Lease
not been terminated, reduced to present value by the per annum rate which is one
percent per annum higher than the then-current discount rate of the Federal
Reserve Bank in San Francisco (the "PV Rate"), compounded
annually,

    

    
       

      (2)           The
present value, calculated by applying the PV Rate thereto, compounded annually,
of the fair rental value of the Premises from the effective date of termination
through the date on which the Term would have expired had the Lease not been
terminated, less the Reletting Costs incurred by Landlord which have, as of such
effective date, not yet been paid by Tenant to Landlord, also adjusted to
present value at such rate.

    

    
       

      13,2    Termination of Possession Without
Terminating Lease. Landlord, may, without terminating this Lease,
terminate Tenant's right to possession of the Premises, in which
event:

       

    

    
      (a)      Landlord
may, with or without process of law, retake possession of the
Premises.

    

    
       

      (b)           Landlord
may remove and deal with Tenant's goods, chattels, fixtures, trade fixtures,
equipment, and other property as permitted by Section 13.1
(c).

    

    
       

      (c)           Tenant's
obligations under this Lease (including the obligation to pay Rent on the dates
specified in this Lease) shall continue unaffected for the Term or until such
earlier time as Landlord may, at its option, elect to terminate this Lease which
Landlord may, at its option, do at any time.

    

    
      
         

      

      
        18

        
          

        

      

      
         

      

    

    
      (d)           Without
being deemed to have elected to terminate this Lease, Landlord may relet the
Premises in accordance with Section 1.3.5 below
for the account of Tenant, in the name of Landlord or in the name of Tenant on
such terms and conditions and to such tenants as Landlord may, in its
discretion, determine. Landlord shall be entitled to remodel and repair the
Premises, to subdivide the Premises, or to combine all or any portion or
portions of the Premises with other premises in any manner which Landlord shall
deem appropriate in order to accomplish such reletting; and Tenant shall
reimburse Landlord, on demand, for all costs and expenses in connection with
such repair or remodeling and reletting. Notwithstanding Landlord's recovery of
possession and notwithstanding any reletting, Tenant shall continue to pay all
Rent provided for herein as and when it comes due, less the net proceeds
received by Landlord from any reletting; provided that, if the proceeds of
reletting exceed the amount due from Tenant, on or before the 15th day of each
month, Landlord shall refund to Tenant any amount by which the Rent paid by
Tenant through such date, when added to the amount, if any, recovered by
Landlord through any reletting of the Premises through such date, reduced by all
Reletting Costs for which Tenant has not paid Landlord, and reduced by all
amounts Landlord has previously refunded to Tenant under this Subsection, and
reduced by any other amounts Tenant owes Landlord under this Lease, exceeds the
Rent due under this Lease through such date. Tenant shall reimburse Landlord
upon demand for all Reletting Costs and any other costs and expenses which
Landlord may incur in connection with recovery of possession or repair of the
Premises.

    

    
       

      (e)           Landlord
may, at its option, at any time, declare immediately due and payable the
unamortized portion of any improvement allowance and other out-of-pocket costs
(including without limitation brokerage commissions) incurred by Landlord in
connection with this Lease, all of which shall, upon such declaration,
immediately be due and payable in full by Tenant. Such amortization shall be
computed on a straight-line basis over the Term of the Lease with interest at
the rate of 9% per annum beginning with the first full calendar month of the
Term, but without payments being amortized during any part of the Term in which
Rent may be abated. To the extent any portion of such unamortized costs is paid
by Tenant pursuant to this Subsection, such portion shall be excluded from the
amount of Rent which would have been otherwise payable hereunder for purposes of
calculating Landlord's damages under this Section
13.

    

    
       

      (f)           In
the event Landlord proceeds under this Section 13.2.
Landlord may at any time terminate this Lease by notice to Tenant. Such
termination shall have the effect specified in Section 13.1 and
Landlord shall be entitled to all remedies under Section 13.1 upon
termination.

    

    
       

      13.3    
General Remedies.
Regardless of whether Landlord elects to terminate the Lease pursuant to
Section 13.1, to terminate Tenant's right of possession pursuant to Section
13.2, or to take no immediate action with respect to Tenant's possession,
Landlord shall have the following remedies:

    

    
       

      (a)           Landlord
may continue to collect Rent as it comes due under the Lease.

    

    
       

      (b)           Landlord
may bring separate or consolidated actions from time to time to collect any one
or more delinquent installments or payments of Rent due under this Lease or
to

    

    
      
         

      

      
        19

        
          

        

      

      
         

      

    

    
      enforce
any right or remedy provided under this Lease or otherwise available at law or
in equity; provided that Landlord shall not be entitled to accelerate or advance
to a date before they would otherwise come due any of Tenant's obligations under
this Lease except pursuant to Sections 13.1(e), 13,I(f), 13.2(e). or as
otherwise specifically and expressly provided in this Lease,

    

    
       

      (c)      Landlord
may (but shall not be obligated to) perform any act that Tenant shall be
required and shall fail to perform hereunder. Landlord's performance shall not
constitute a waiver or cure of Tenant's default or release Tenant from any of
its obligations relative thereto. All sums paid or costs incurred by Landlord in
so performing such acts under this Section 13. together
with interest thereon at the Default Rate from the date such payment was made or
such cost was incurred by Landlord, shall be payable by Tenant to Landlord on
demand as Additional Rent.

    

    
       

      13.4           Remedies Cumulative. No
reference to or exercise of any specific right or remedy by Landlord shall
prejudice or preclude Landlord from exercising or invoking any other remedy in
respect thereof, whether allowed at law or in equity or expressly provided for
herein, except to the extent, if any, expressly limited by the provisions of
this Lease. No such remedy shall be exclusive or dependent upon any other such
remedy, but either party may from time to time exercise any one or more of such
remedies independently or in combination. Acceptance of payment by Landlord
after commencement of a legal proceeding or final judgment shall not affect such
proceeding or judgment. Landlord may advance such monies and take such other
actions for Tenant's account as reasonably may be required to cure or mitigate
any default by Tenant. Tenant shall immediately reimburse Landlord for any such
advance, and such sums shall bear interest at the default interest rate until
paid.

    

    
       

      13.5           Landlord's Obligations Regarding
Reletting. Landlord shall have no duty to attempt to mitigate its damages
by retaking and reletting the Premises; provided that, if Landlord retakes
possession of the Premises under either Section 13.1 or Section 13.2. Landlord
shall use good faith reasonable efforts to relet the Premises, subject to the
following terms, conditions and limitations:

    

     

    
      (a)           Any
reletting of the Premises shall be on the terms and conditions determined by
Landlord in its reasonable good faith discretion and to such tenants as Landlord
shall approve in its reasonable good faith discretion. Without limiting the
generality of the foregoing, Tenant acknowledges that, in reletting the
Premises, Landlord may legitimately consider the effect of any such reletting on
the Building and on any other buildings owned by Landlord or any other person or
entity controlling, controlled by, or under common control with Landlord, or
otherwise affiliated with Landlord (which parties are referred to in this Section 13
collectively as "Landlord Affiliates"), and, therefore, may decide not to
lease the Premises at rates which are lower than Landlord is otherwise
endeavoring to maintain in the Building, or at rates which are lower than the
rate that Landlord believes to be appropriate for the
Premises.

    

    
       

      (b)           Tenant
recognizes that Landlord and Landlord's Affiliates currently and in the future
may have vacant space in the Building and other buildings and may in the future
also have vacant space in new projects in competition with the Premises. In no
event shall Landlord be obligated to use any effort to relet the Premises in
preference to leasing any such other vacant space then available for leasing by
Landlord or any of Landlord's Affiliates. Landlord shall
not

    

    
      
         

      

      
        20

        
          

        

      

      
         

      

    

    
      be deemed
to have failed to mitigate damages solely on account of the leasing of other
space which Landlord or Landlord's Affiliates have available instead of the
reletting of the Premises.

    

    
       

      13.6           Termination of Subleases and Other
Arrangements. Whether or not Landlord elects to terminate this Lease on
account of any Event of Default by Tenant, and subject to Landlord's duty to
attempt to mitigate its damages as provided herein, Landlord shall have the
right to terminate any and all subleases, licenses, concessions or other
consensual arrangements for possession entered into by Tenant and affecting the
Premises or may, in Landlord's sole discretion, succeed to Tenant's interest in
such subleases, licenses, concessions or arrangements. In the event of
Landlord's election to succeed to Tenant's interest in any such subleases,
licenses, concessions or arrangements, Tenant shall, as of the date of notice by
Landlord of such election, have no further right to or interest in the rent or
other consideration receivable thereunder, except that amounts actually received
by Landlord thereunder shall be credited against any amounts payable by Tenant
hereunder.

    

    
       

      13.7           Interest and Costs. Tenant
shall pay monthly to Landlord interest at a rate (the "Default Rate") equal to
the lesser of 1.5% per month or the maximum rate permitted by applicable law, on
all amounts required to be paid under this Lease from the due date for payment
thereof (without grace) until the same is fully paid and satisfied; provided
that, in the event of the existence of a good faith dispute between Landlord and
Tenant with regard to any amount payable by Tenant under this Lease, which
amount does not constitute Base Rent or Operating Costs, if it is finally
determined that an amount is payable by Tenant to Landlord, Tenant shall
promptly pay such amount to Landlord, together with interest thereon from the
date such amount was originally due until fully paid at a per annum rate equal
to the sum of (i) 2% per annum plus (ii) the per annum prime lending rate from
time to time announced by Wells Fargo Bank, N.A. or its successor, or, if Wells
Fargo Bank, N.A. or its successor ceases to report such a prime lending rate,
the per annum prime lending rate of another national bank doing business in
Colorado designated by Landlord (the 'Prime Rate"). Tenant shall indemnify
Landlord against all costs and charges (including reasonable attorneys' fees)
incurred in enforcing payment thereof. In the event of the existence of a good
faith dispute between Landlord and Tenant concerning the applicability of any
provision of this Lease providing for an abatement of Rent, or any portion
thereof, Tenant shall nonetheless continue to pay such Rent to Landlord and, if
it is finally determined that any amount actually paid by Tenant to Landlord was
subject to abatement, such amount shall be repaid by Landlord to Tenant together
with interest thereon from the date of Landlord's receipt of such amount until
fully paid at a per annum rate equal to the sum of 2% per annum plus the Prime
Rate.

    

    
       

      13.8                     Late Charges. In addition to
default interest under Action 13,7. payments of any amount required to be paid
under this Lease by Tenant which are not received by Landlord by the 5th day
after the date they are due shall be subject to a late charge of 5% of the
amount due. If Landlord does not receive any payment of Rent on or before the
dates set forth in this Lease on more than two occasions in any Lease Year, then
in addition to the late charges provided above, Tenant shall pay a habitual late
charge of 5% for every payment received by Landlord after the first day of each
subsequent month, until all payments of Rent have been received by Landlord on
or before the first day of every subsequent month for at least 12 consecutive
months. Tenant acknowledges that late payments will cause Landlord to incur
costs not contemplated by this Lease, the exact amount of which would be
impossible or extremely difficult to ascertain. Those

    

    
      
         

      

      
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      costs
include processing and accounting charges, interest and late charges imposed by
Mortgagees or Master Lessors, and other general and administrative expenses.
Tenant agrees that the late charges and interest contemplated by this Section
represent a fair and reasonable estimate of the costs which Landlord will incur
as a result of any such late payments by Tenant. Acceptance of late charges and
interest by Landlord shall not constitute a waiver of Tenant's default with
respect to any overdue amount, or prevent Landlord from exercising any other
rights or remedies under this Lease.

    

    
       

      13.9    WAIVER OF TRIAL BY JURY.
Landlord and Tenant hereby waive trial by jury in any action, proceeding
or counterclaim brought by either of the parties hereto against the other on any
matter whatsoever arising out of or in any way connected with this Lease, the
relationship of Landlord and Tenant, Tenant's use or occupancy of the Premises,
any claim of injury or damage, or the enforcement of any remedy under any
statute, emergency or otherwise.

    

    
       

      14.        ATTORNEYS'
FEES AND COSTS OF SUIT.

    

    
       

      14.1           Attorneys' Fees and Costs. If
Tenant or Landlord commences any action or other proceeding against the other
arising out of or relating to this Lease or the Premises, the party, if any,
prevailing on the more substantial part of its claims and defenses shall be
entitled to recover from the other party its attorneys' fees and costs of suit
in addition to any other relief, irrespective of whether the action or other
proceeding is prosecuted to judgment. In addition, Tenant shall reimburse
Landlord, upon demand, for all reasonable attorneys' fees and costs incurred in
collecting Rent or otherwise seeking enforcement against Tenant, and/or its
sublessees and assigns, of Tenant's obligations under this
Lease.

    

    
       

      14.2           Indemnification. Should
Landlord be made a party to any litigation instituted by Tenant against a party
other than Landlord, or by a third party against Tenant, Tenant shall indemnify,
hold harmless and defend Landlord from any and all loss, cost, liability, damage
or expense incurred by Landlord, including attorneys' fees and costs of suit, in
connection with the litigation.

    

     

    
      15.         SURRENDER. Upon termination of
this Lease or Tenant's right to possession, Tenant shall return the Premises to
Landlord in good order and condition, ordinary wear and casualty damage
excepted. If Landlord requires Tenant to remove any alterations, then Tenant
shall remove the alterations in a good and workmanlike manner and restore the
Premises to its condition prior to their installation.

    

    
       

      16.         HOLDOVER, Tenant shall have no
right to holdover possession of the Premises after the expiration or termination
of this Lease without Landlord's prior written consent, which consent may be
withheld in Landlord's sole and absolute discretion. If Tenant retains
possession of any part of the Premises after the Term with consent of Landlord,
Tenant shall become a month-to-month tenant for the entire Premises upon all of
the terms of this Lease (except those that are inconsistent with month-to-month
tenancy), except that Tenant shall pay Base Rent at 150% of the rate for Base
Rent in effect immediately prior to such holdover, computed on a monthly basis
for each full or partial month Tenant remains in possession. If Tenant retains
possession of any part of the Premises after the Term without consent of
Landlord, Tenant shall become tenant at sufferance for the entire Premises upon
all of the terms of this Lease (except

    

    
      
         

      

      
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      those
that are inconsistent with tenancy at sufferance), except that Tenant shall pay
Base Rent at 150% of the rate for Base Rent in effect immediately prior to such
holdover, computed on a monthly basis for each full or partial month Tenant
remains in possession. Tenant shall also pay Landlord all of Landlord's direct
and consequential damages resulting from Tenant's holdover. No acceptance of
Rent or other payments by Landlord under these holdover provisions shall operate
as a waiver of Landlord's right to regain possession of the Premises or any of
Landlord's other rights or remedies.

    

    
       

      17.      SUBORDINATION TO GROUND LEASES AND
MORTGAGES.

    

    
       

      17.1           Subordination. This Lease, and
the rights of Tenant hereunder, are and shall be subject and subordinate to the
interests of (i) all present and future ground leases and master leases
(collectively, "Superior Leases") of all or any part of the Project; (ii)
present and future mortgages and deeds of trust encumbering all or any part of
the Project (collectively, "Mortgages"); (iii) all past and future advances made
under any such Mortgages; and (iv) all renewals, modifications, replacements and
extensions of any such Superior Leases or Mortgages; provided, however, that any
lessor under any such Superior Lease (each, a "Master Lessor") or any mortgagee
or beneficiary under any such Mortgage (each, a "Mortgagee") shall have the
right, at any time and from time to time, to elect, by written notice given to
Tenant, to have this Lease made superior in whole or in part to any such
Superior Lease or Mortgage or to subordinate this Lease to any such Superior
Lease or Mortgage, Within ten (10) days of delivery of any request by Landlord
or any Master Lessor or Mortgagee, Tenant shall execute, acknowledge and deliver
any instruments reasonably requested to effect and confirm the subordination of
this Lease to any such Superior Lease and/or Mortgages or to effect and confirm
that this Lease is superior thereto.

    

    
       

      17.2           Attornment. If requested to do
so, Tenant shall attorn to and recognize as Tenant's landlord under this Lease
any Master Lessor or Mortgagee or foreclosure purchaser taking title to the
Building by reason of the termination of any Superior Lease or the foreclosure
of any Mortgage (such Master Lessor, Mortgagee or foreclosure purchaser shall
herein be called a "Successor"), and Tenant shall, within ten (10) days of
delivery of any request by the Successor, execute any documents reasonably
requested by any such Successor to evidence the attornment described in this
Section
17.2.

    

    
       

      17.3           Exceptions.
If Tenant becomes the direct tenant of a Successor pursuant to Section 17,1 or 17.2., and if the
Successor is not under common ownership or control with the Person that
constituted Landlord immediately prior to such Successor's becoming Tenant's
landlord, then the Successor shall not be:

    

     

    
      (a)           liable
for any act or omission of any prior landlord (including, without limitation,
the then defaulting landlord), except to the extent such act or omission
continues after the date that the Successor succeeds to Landlord's interest in
this Lease, or

    

    
       

      (b)           subject
to any defenses or offsets that Tenant has against any prior landlord
(including, without limitation, the then defaulting landlord),
or

    

    
      
         

      

      
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      (c)      bound
by any payment of Rent that Tenant has made to any prior landlord (including,
without limitation, the then defaulting landlord) more than thirty (30) days in
advance of the date that such payment is due, unless the Successor actually
receives or approves such payment, or

    

    
       

    

    
      (d)      bound
by any obligation to make any payment to or on behalf of
Tenant,

    

    
       

      (e)           responsible
for the making of repairs in or to the Premises or Project in the case of damage
or destruction to the Premises or Project or any part thereof due to fire or
other casualty or by reason of condemnation unless Successor is obligated under
Section 9 or 10 to make such repairs and Successor receives insurance proceeds
or condemnation awards sufficient to finance the completion of such
repairs.

    

    
       

      (f)           bound
by any amendment or modification of this Lease made without the consent of the
Successor, or

    

    
       

      (g)           liable
for any security deposit or other money of Tenant held by a prior landlord
except to the extent such sums are actually received by the Successor from such
prior landlord.

    

    
       

      17.4    Notice and Right to Cure.
Tenant agrees to send by certified mail to any Mortgagee or Master Lessor
identified in any written notice from Landlord to Tenant a copy of any notice of
default sent by Tenant to Landlord, Landlord shall have 30 days to cure such
default, or if it cannot be cured within 30 days, then such additional tune as
is necessary to cure such default. If Landlord fails to cure such default within
the required time period under this Lease, but the Mortgagee or Master Lessor
begins to cure within ten (10) business days after such period and proceeds
diligently to complete such cure, then the Mortgagee or Master Lessor shall have
such additional time as is necessary to complete such cure, including any time
necessary to obtain possession if possession is necessary to cure, and Tenant
shall not begin to enforce its remedies so long as the cure is being diligently
pursued.

    

    
       

      18.       
ASSIGNMENT AND SUBLEASE.

    

    
       

      18.1    In General. Tenant shall not,
without the prior written consent of Landlord in each case, (i) make or allow
any assignment or transfer, by operation of law or otherwise, of any part of
Tenant's interest in this Lease, (ii) sublet any part of the Premises or modify
an existing sublease, (iii) grant any security interest in Tenant's leasehold
interest in the Premises or (iv) permit anyone other than Tenant and its
employees to occupy any part of the Premises (collectively or individually, a
'Transfer"). Tenant shall remain primarily liable for all of its obligations
under this Lease, notwithstanding any Transfer, whether or not permitted
hereunder. No consent granted by Landlord shall be deemed to be a consent to any
subsequent Transfer. Any Transfer made without Landlord's prior written consent
shall be void. If Tenant shall assign this Lease or sublet the Premises in its
entirety, any rights of Tenant to renew this Lease, extend the Term or lease
additional space in the Project shall be extinguished thereby and shall not be
transferred to the assignee or subtenant, all such rights being personal to the
Tenant named herein.

    

    
      
         

      

      
        24

        
          

        

      

      
         

      

    

    
      18.2            Landlord's Consent. Unless
Landlord exercises Landlord's right under Section 18.8 below to
recapture the portion of the Premises proposed to be Transferred, Landlord shall
not unreasonably withhold its consent to any proposed Transfer. It shall be
reasonable for Landlord to withhold its consent to any Transfer if (i) an Event
of Default or circumstances that would be an Event of Default with the passing
of time, the giving of notice, or both then exist under this Lease, (ii) the
proposed assignee, subtenant or other party acquiring an interest in this Lease
or the Premises (in each case, a 'Transferee") is a tenant in the Project or an
affiliate of such a tenant or a party that Landlord or any employee or agent of
Landlord has identified as a prospective tenant in the Project, (iii) the
financial responsibility, nature of business, and character of the proposed
Transferee are not all satisfactory to Landlord (even though the same may be
equal to or better than those of Tenant) in Landlord's reasonable judgment, (iv)
in the reasonable judgment of Landlord the purpose for which the Transferee
intends to use the Premises (or a portion thereof) is not in keeping with
Landlord's standards for the Building or are in violation of the terms of this
Lease or any other leases in the Project, (v) the proposed assignee or subtenant
is a government entity, or (vi) the proposed Transfer is of less than the entire
Premises or for less than the remaining Term of the Lease. The foregoing list
shall not exclude any other reasonable basis for Landlord to withhold its
consent.

    

    
       

      18.3            Procedure; Information. Tenant
shall notify Landlord of any proposed Transfer at least thirty (30) days prior
to its proposed effective date. The notice shall include the name and address of
the proposed Transferee, its corporate affiliates in the case of a corporation,
its members in the case of a limited liability company, and its partners in a
case of a partnership, an execution copy of the proposed assignment or sublease,
and sufficient additional information to permit Landlord to determine the
financial responsibility and character of the proposed Transferee and its
owners. Tenant shall promptly provide to Landlord any other information that
Landlord reasonably requests regarding any proposed Transfer.

    

     

    
      18.4           Express Assumption Required.
No Transfer of this Lease shall be effective unless the Transferee
delivers to Landlord a fully executed assumption of Tenant's obligations under
this Lease in form satisfactory to Landlord (which assumption may be
incorporated into the instrument of assignment or sublease) and all other
conditions to such Transfer provided herein have been
satisfied.

    

    
       

      18.5           Change of Management or Ownership.
For the purposes of this Lease, a direct or indirect transfer of more
than a fifty percent (50%) beneficial interest in Tenant or in any party
directly or indirectly controlling Tenant ("controlling" meaning ownership of
more than fifty (50%) percent of the voting equity interests in the party in
question, measured by the proportionate voting rights appurtenant to such
interests), whether such transfer occurs at one time or in a series of related
transactions, and whether of stock, partnership interest or otherwise, is deemed
an assignment of this Lease; provided, however, that this Section 18.5 shall
not apply if Tenant is a corporation whose stock is traded on a recognized
security exchange or over-the- counter market.

    

    
       

      18.6            Excess Payments and Subtenant
Payments. If Tenant shall assign this Lease or sublet any part of the
Premises for consideration in excess of the pro-rata portion of Rent applicable
to the space subject to the assignment or sublease, then Tenant shall pay to
Landlord as Additional Rent 50% of any such excess immediately upon receipt. If
an Event of Default

    

    

    
      
         

      

      
        25

        
          

        

      

      
         

      

    

    
      occurs,
Landlord may require that all sublease payments be made directly to Landlord, in
which event Landlord shall credit such payments received by Landlord against
Tenant's obligation to pay Rent.

    

    
       

      18.7           Landlord's Costs. Tenant shall
pay to Landlord, within thirty (30) days after demand therefore, all reasonable
out-of-pocket costs and expenses (including, without limitation, reasonable
attorneys' fees and disbursements) incurred by Landlord in connection with any
proposed Transfer for which Landlord's consent is required.

    

    
       

      18.8           Recapture. Landlord may, by
giving written notice to Tenant within thirty (30) days after receipt of
Tenant's notice of intent to make a Transfer, terminate this Lease with respect
to the space described in Tenant's notice, as of the effective date of the
proposed Transfer, in which event all obligations under this Lease as to such
space shall expire as of such date except as to any obligations that expressly
survive any termination of this Lease. Tenant's right to assign the Lease or
sublet all or any portion of the Premises is subject to Landlord's right to
recapture the Premises under this Section
18,8.

    

    
       

      18.9           Effect of Termination, The
termination of this Lease shall, at Landlord's option, which may be exercised
separately with respect to each sublease or subtenancy, either terminate such
sublease or subtenancy or operate as an assignment thereof to
Landlord.

    

    
       

      19.         CONVEYANCE BY LANDLORD. If Landlord shall
at any time transfer its interest in the Project or this Lease, Landlord shall
be released of any obligations occurring after such transfer, except the
obligation to return to Tenant any security deposit not delivered to its
transferee, and Tenant shall look solely to Landlord's successors for
performance of such obligations. Tenant shall fully and completely attorn to and
recognize each such successor as the successor Landlord hereunder. This Lease
shall not otherwise be affected by any such transfer.

    

    
       

      20.           ESTOPPEL
CERTIFICATE.

    

     

    
      20.1           Duty to Provide, Tenant shall,
within ten (10) business days of receiving a request from Landlord or any Master
Lessor or Mortgagee, execute, acknowledge in recordable form, and deliver to the
requesting party or its designee a certificate stating, subject to a specific
statement of any applicable exceptions, that the Lease as amended to date is in
rail force and effect, that the Tenant is paying Rent and other charges on a
current basis, and that to the best of the knowledge of the Tenant, the Landlord
has committed no uncured defaults and has no offsets or claims. The certifying
party may also be required to state the date of commencement of payment of Rent,
the Commencement Date, the Termination Date, the Base Rent, the current
Operating Cost Share Rent and Tax Share Rent estimates, the status of any
improvements required to be completed by Landlord, the amount of any security
deposit, and such other matters as may be reasonably requested. It is intended
that any such certificate delivered by Tenant may be relied upon by Landlord,
any Master Lessor, Mortgagee, prospective mortgagee or prospective purchaser of
the Project.

    

    
      

       

      20.2           Tenant's Failure to Deliver.
Tenant acknowledges that it may be difficult, if not impossible, for
Landlord to sell or finance the Building without such an estoppel certificate
from Tenant and that Landlord would not enter into this Lease without Tenant's
agreement to provide

    

    
      
         

      

      
        26

        
          

        

      

      
         

      

    

    
      such an
estoppel certificate. Tenant's failure to deliver any estoppel certificate in
the time and manner provided herein shall constitute an Event of Default under
Section 1.2.
Kb). Tenant shall also pay any damages incurred by Landlord as a result
of Tenant's failure (including costs or damages resulting from a lost sale or
financing). Tenant's failure to timely execute and deliver such estoppel
certificate will be conclusive upon Tenant that this lease is in full force and
effect, without modification except as may be represented by Landlord, that
there are no uncured defaults in Landlord's performance, and that not more than
one month's Base Rent has been paid in advance,

    

    
       

      21.           SECURITY DEPOSIT. Tenant shall
deposit with Landlord on the date of this Lease, security for the performance of
all of its obligations in the amount set forth on the Schedule. If Tenant
defaults under this Lease, Landlord may use any part of the Security Deposit to
make any defaulted payment, to pay for Landlord's cure of any defaulted
obligation, or to compensate Landlord for any loss or damage resulting from any
default. To the extent any portion of the deposit is used, Tenant shall within
five (5) days after demand from Landlord restore the deposit to its full amount.
Landlord may keep the Security Deposit in its general funds and shall not be
required to pay interest to Tenant on the deposit amount. If Tenant shall
perform all of its obligations under this Lease and return the Premises to
Landlord at the end of the Term, Landlord shall return all of the remaining
Security Deposit to Tenant within sixty (60) days after the end of the Term. The
Security Deposit shall not serve as an advance payment of Rent or a measure of
Landlord's damages for any default under this Lease. If Landlord transfers its
interest in the Project or this Lease, Landlord may transfer the Security
Deposit to its transferee. Upon such transfer, Landlord shall have no further
obligation to return the Security Deposit to Tenant, and Tenant's right to the
return of the Security Deposit shall apply solely against Landlord's
transferee.

    

    
       

      22.           FORCE MAJEURE. Landlord shall
not be in default under this Lease to the extent Landlord is unable to perform
any of its obligations on account of any strike or labor dispute, energy
shortage, governmental pre-emption or prescription, national emergency, or any
other cause of any kind beyond the reasonable control of Landlord ("Force
Majeure").

    

    
       

      23.           NOTICES. All notices,
consents, approvals and similar communications to be given by one party to the
other under this Lease, shall be in writing and shall be delivered by certified
or registered mail, return receipt requested, or by commercial courier or hand
delivery to the following address:

    

    
       

          Landlord. To
Landlord as follows:

    

    
       

                  HTD-Ptarmigan Place,
LLC 

                  c/o Hamilton
Partners 

                  Attn: Robert
Klauseger 

                  300 Park
Boulevard, Suite 500 

                  Itasca,
Illinois 60143-2636

    

    
      
         

      

      
        27

        
          

        

      

      
         

      

    

    
      with a
copy to:

    

    
                  Hamilton-Titan
Partners, LLC 

                  Attn: Stuart
R. Davis 

                  4700 S.
Syracuse Street, Suite 375 

                  Denver, CO
80237

       

    

    
      and a
copy to:

    

    
                  Hamilton-Titan
Partners, LLC

    

    
                  Attn:
Property Management

    

    
                  3773 Cherry
Creek North Drive, Suite 270

               Denver,
Colorado 80209

    

     

    or to
such other person at such other address as Landlord may designate by notice to
Tenant. Tenant. To Tenant as follows:

    
       

                  XEDAR
Corporation

    

    
                  8310 South
Valley Highway Suite 220

    

    
                  Englewood,CO80112

    

    
                  Attn: Steven
Bragg, CFO

       

    

    
      or to
such other person at such other address as Tenant may designate by notice to
Landlord; provided that notices to Tenant may be validly delivered to Tenant at
the Premises, Notices shall be deemed received when delivered by the method
provided above or when delivery is refused.

    

    
       

      24.           QUIET POSSESSION. So long as
Tenant shall perform all of its obligations under this Lease, Tenant shall enjoy
peaceful and quiet possession of the Premises against any party claiming through
the Landlord.

    

    
       

      25.           REAL ESTATE BROKERS. Tenant
and Landlord each represents that it did not deal with any broker or finder in
connection with this Lease other than the Landlord's Broker and Tenant's Broker
identified in the Schedule. Landlord will pay Landlord's Broker a commission
pursuant to a separate agreement between Landlord and Landlord's Broker, and
Landlord's Broker will pay Tenant's Broker, if any, a portion of such commission
pursuant to a separate agreement between Landlord's Broker and Tenant's Broker.
Landlord shall indemnify Tenant against any liability or expense (including
reasonable attorneys' fees and costs) for any brokerage commission or finder's
fee claimed by anyone, including Landlord's Broker and Tenant's Broker (if any,
and only to the extent of the payment agreed between Landlord's Broker and
Tenant's Broker) based on any express or implied commitment made by Landlord or
its agents or representatives. Tenant shall indemnify Landlord against any
liability or expense (including reasonable attorneys' fees and costs) for any
brokerage commission or finder's fee claimed by anyone other than Tenant's
Broker or the Landlord's Broker, and any amount claimed by Tenant's Broker in
excess of the amount agreed between the Tenant's Broker and the Landlord's
Broker, based on any express or implied commitment made by Tenant or its agents
or

    

    
      
         

      

      
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      representatives.
The parties' liability hereunder shall survive any expiration or termination of
this Lease.

    

    
      

       

      26.        
MISCELLANEOUS.

    

    
       

      26.1           Successors and Assigns. Subject to the limits
on Tenant's assignment contained in Section 18, the
provisions of this Lease shall be binding upon and inure to the benefit of all
successors and assigns of Landlord and Tenant.

    

    
       

      26.2           Date Payments Are Due. Tenant
shall pay to Landlord any amount for which no specific payment date is provided
herein within five (5) days after the same becomes due or Tenant's receipt of
Landlord's statement therefore.

    

    
       

      26.3           Time of the Essence. Time is
of the essence of each provision of this Lease.

    

    
       

      26.4           No Option. This document shall
not be effective for any purpose until it has been executed and delivered by
both parties; execution and delivery by one party shall not create any option or
other right in the other party.

    

    
       

      26.5           Severability. If any provision
of this Lease is found to be unenforceable, the remainder of this Lease shall
not be affected and the provision found to be unenforceable shall be enforced
only to the extent, if any, permitted by law.

    

    
       

      26.6           Governing Law. This Lease
shall be governed in all respects by the laws of the state in which the Project
is located, without regard to the principles of conflicts of
laws.

    

    
       

      26.7           Lease Modification. Tenant
agrees to modify this Lease in any way requested by a Mortgagee or Master Lessor
which does not cause increased expense to Tenant or otherwise materially
adversely affect Tenant's interests under this Lease. No modification of this
Lease shall be effective unless it is a written modification signed by both
parties.

    

     

    
      26.8            Landlord's Right to Cure. If
Landlord breaches any of its obligations under this Lease, Tenant shall notify
Landlord in writing. Tenant shall take no action respecting such breach and
shall have no claim as a result thereof so long as Landlord promptly after
receipt of Tenant's notice of the breach begins to cure the breach and
diligently pursues such cure to its completion.

    

    
       

      26.9           Captions. The captions used in
this Lease shall have no effect on the construction of this
Lease.

    

    
       

      26.10         Authority. Landlord and Tenant
each represents to the other that it has Ml power and authority to execute and
perform this Lease.

    

    
       

      26.11         Certain Actions. Landlord may
enforce any of its remedies under this Lease either in its own name or through
an agent. No act or thing done by Landlord or Landlord's agents during the term,
including any agreement to accept the surrender of the Premises or to amend or
modify this Lease, shall be binding on Landlord, unless in writing and signed by
a person authorized to bind Landlord. The delivery of keys to Landlord or
Landlord's agents,

    

    
      
         

      

      
        29

        
          

        

      

      
         

      

    

    
      employees,
or officers shall not operate as a termination of this Lease or a surrender or
acceptance of the Premises, and no surrender or attempted surrender of the
Premises shall be binding or effective unless made in writing and executed by a
person authorized to bind Landlord. No payment by Tenant or receipt by Landlord
of an amount less than the full monthly Rent and all other amounts owing, as
herein provided, shall be deemed to be other than on account of the earliest due
Rent or other amounts, nor shall any endorsement or statement on any check or
any letter accompanying any check or payment as Rent be deemed an accord and
satisfaction. Landlord may accept any such check or payment without prejudice to
Landlord's right to recover the balance owed or to pursue any other remedy
available to Landlord.

    

    
       

      26.12        
Entire Agreement. This
Lease, together with all Appendices, constitutes the entire agreement between
the parties with respect to the subject matter thereof. No representations or
agreements of any kind have been made by either party which are not contained in
this Lease,

    

    
       

      26.13        
Changes in Project or Building
Configuration. Landlord does not grant in this Lease any rights to a
particular view from the Premises or interior or exterior configuration of the
Building and Project. Landlord shall be entitled at any time and from time to
time to eliminate, add, replace, change the appearance or change the extent of
any improvements to the Building and Project without liability to Tenant;
provided that, except as provided in Section 11.9
(Relocation of Tenant), Landlord shall not without Tenant's consent
change the dimensions of the Premises or materially interfere with access to the
Premises from the common areas of the Project and Building, except to the extent
any such changes are required by reason of any applicable Governmental
Requirement. Landlord shall be entitled at any time and from tune to time to
remeasure the Building in accordance with the Standard Method for Measuring
Floor Area in Office Buildings (ANSI/BOMA Z65.1-1996) to determine the total
number of rentable square feet in the Building, in which event Tenant's
Proportionate Share shall be adjusted in accordance with the results of such
remeasurement.

    

    
       

      26.14         Singular and Plural. Wherever
appropriate in this Lease, a singular term shall be construed to mean the plural
where necessary, and a plural term the singular. For example, if at any time two
parties shall constitute Landlord or Tenant, then the relevant term shall refer
to both parties together.

    

    
       

      26.15        
Including. As used
herein, unless expressly provided otherwise, the word "including" shall mean
"including without limitation."

    

    
       

      26.16        
Joint and Several. If
there are more than one entity or person which are the Tenant under this Lease,
the obligations imposed upon Tenant under this Lease shall be joint and
several,

    

    
       

      26.17        
No Recording by Tenant. Tenant
shall not record in any public records any memorandum or any portion of this
Lease.

    

    
       

      26.18         
No Construction Against
Drafting Party. The rule of construction that ambiguities are resolved
against the drafting party shall not apply to this Lease.

    

    
      
         

      

      
        30

        
          

        

      

      
         

      

    

    
      26.19          Survival, All obligations of Landlord
and Tenant under this Lease shall survive the termination of this
Lease.

    

    
       

      26.20         
Building Manager and Service Providers.
Landlord may perform any of its obligations under this Lease through its
employees or third parties hired by the Landlord.

    

    
       

      26.21     
    No Waiver. No
provision of this Lease or obligation of Tenant arising with respect to this
Lease shall be deemed to have been waived by Landlord, unless such waiver is in
writing and signed by Landlord. No waiver by Landlord in any instance shall
constitute a waiver by Landlord in any similar or different
instance.

    

    
       

      27.      HAZARDOUS
SUBSTANCES.

    

    
       

      27.1           Definition. "Hazardous Substances" include all
hazardous substances described or regulated in the Comprehensive Environmental
Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. Section
9601 et seq., the Resource Conservation and Recovery Act, as amended, 42 U.S.C.
Section 6901 et seq., and any other federal, state or local law dealing with
substances regulated on account of their effects on public health and
environment, and the regulations adopted and rulings issued under these
laws.

    

    
       

      27.2           Restrictions. Tenant shall not cause or permit
any Hazardous Substances to be brought upon, produced, stored, used, discharged
or disposed of in or near the Project unless Landlord has consented to such
storage or use in its sole discretion; provided that Tenant may bring cleaning
materials, printing materials, and other similar materials used in normal office
environments that may be classified as Hazardous Substances into the Premises,
but only to the extent the same are in small quantities, in the normal form used
for normal office operations, and are continuously handled in a manner
consistent with normal office operations and in accordance with all applicable
laws (which small quantities of such materials that Tenant handles in accordance
herewith are called “Ordinary Course Materials”). Tenant shall not use or store
any chlorinated substances within the Project or permit any chlorinated
substances to be used or stored within the Premises. Without Landlord's prior
written consent, Tenant shall not take any remedial action or enter into any
agreements, or settlements in response to the presence of any Hazardous
Substances in, on, or about the Premises.

    

    
       

      27.3           Testing. If any lender or governmental agency
shall require testing for Hazardous Substances in the Premises, Tenant shall pay
for such testing.

    

    
       

      27.4           Notice. Tenant shall immediately advise
Landlord in writing of (i) any and all enforcement, cleanup, remedial, removal,
or other governmental or regulatory actions instituted, completed, or threatened
relating to any Hazardous Substances affecting the Premises, (ii) all claims
made or threatened by any third party against Tenant, Landlord, or the Premises
relating to damage, contribution, cost recovery, compensation, loss, or injury
resulting from any Hazardous Substances on or about the Premises, (iii) any
violation of Tenant's covenants under this Section 27, (iv) any
bringing of Hazardous Substances onto the Premises by Tenant (other than
Ordinary Course Materials) or (v) any storage or release of Hazardous Substances
on the Premises by Tenant or Tenant's employees, contractors or agents in or on
the Project.

    

    
      
         

      

      
        31

        
          

        

      

      
         

      

    

    
      27.5          
 Indemnification,
In addition to the indemnity given in Section 8.2 above,
Tenant shall be solely responsible for and shall defend, indemnify and hold
Landlord, its agents, officers, managers and employees harmless from and against
all claims, costs, demands, losses and liabilities, including attorneys' fees
and costs, arising out of or in connection with (i) Tenant's breach of its
obligations in this Section 27. (ii) any
Hazardous Substances brought upon, produced, stored, used, discharged or
disposed of in the Premises or by Tenant or Tenant's employees, contractors or
agents in, on or about the Project, including without limitation any Hazardous
Substances that Tenant is permitted to bring into the Premises pursuant to this
Section
27. or (iii) any removal,
remediation, and restoration work and materials necessary to return the
Premises, Building, Project, and any personal property located therein or
thereon to their condition existing prior to the appearance of Tenant's
Hazardous Substances on the Premises, Tenant's obligations under this Section 27.5 shall
survive the expiration or other termination of this Lease.

    

    
       

      28.           EXCULPATION. Landlord shall
have no personal liability under this Lease, and its liability shall be limited
to its interest in the Project and shall not extend to any other property or
assets of the Landlord. In no event shall any officer, director, employee,
agent, shareholder, partner, member or beneficiary of Landlord be personally
liable for any of Landlord's obligations hereunder.

    

    
       

      29.           TELECOMMUNICATIONS/WI-FI SYSTEMS. In the event that Tenant installs in
the Premises telecommunications equipment including, without limitation, any
antennas, switches, or other equipment (collectively, "Tenant's Communications
Equipment") for a telecommunications network such as a wireless intranet,
Internet, and/or communications network such as a Wi-Fi system (a "Network"),
(a) the provisions of Section 5 shall apply, (b) Tenant shall not solicit or
permit any third party use of the Network without the consent of Landlord, and
(c) Tenant's Communications Equipment shall not cause radio frequency,
electromagnetic, or other interference with any equipment of Landlord or other
tenants or occupants of the Building or Project. In the event that Tenant's
Communications Equipment causes or is believed to cause any such interference,
upon written notice from Landlord, Tenant shall take all steps necessary to
eliminate the interference. If the interference is not eliminated within 24
hours thereafter, Tenant shall shut down the Tenant's Communications Equipment
pending resolution of the interference, except as otherwise approved in writing
by Landlord. Tenant acknowledges that Landlord has granted and may grant lease
rights, licenses, and other rights with respect to telecommunications networks,
equipment or services to various other tenants and occupants of the Building and
to telecommunications service providers.

    

    
      

       

      [The
remainder of this page is intentionally blank.]

    

    
      

       

       

       

       

      

        
          
             

          

          
            32

            
              

            

          

          
             

          

        

    

    
      
        
          	 
      	
                  IN
      WITNESS WHEREOF, the parties hereto have executed this
    Lease.

                	 
	 
      	 
      	 
	 
      	 
      	 
	 
      	
                  LANDLORD:

                	 
	 
      	 
      	 
	 
      	 
      	 
	 
      	
                  HTD-PTARMIGAN
      PLACE, LLC,

                	 
	 
      	
                  a
      Delaware limited liability company

                	 
	 
      	 
      	 
	 
      	 
      	 
	 
      	
                  By:
      Hamilton-Titan Partners, LLC,

                	 
	 
      	
                  a
      Delaware limited liability company, its authorized agent

                	 
	 
      	 
      	 
	 
      	 
      	 
	 
      	
                  By: 
      /s/ Stuart R. Davis

                	 
	
                        

                	
                  Stuart
      R. Davis, Authorized Agent

                	 
	 
      	 
      	 
	 
      	 
      	 
	 
      	
                  TENANT:

                	 
	 
      	 
      	 
	 
      	 
      	 
	 
      	
                  XEDAR
      CORPORATION,

                	 
	 
      	
                  a
      Colorado corporation

                	 
	 
      	 
      	 
	 
      	
                  By: 
      /s/ Steve Bragg

                	 
	 
      	
                  Name: 
      Steven Bragg

                	 
	 
      	
                  Its: 
      CFO

                	 

        

    

    
      
        
          
            
               

            

            
              33

              
                

              

            

            
               

            

          

        

        
 

      

    

    
      APPENDIX
A

    

    
      PLAN OF THE
PREMISES

    

    
      

       

      (attach
floor plan depicting the Premises)

    

    
      

       

       

    

    
      
         

      

      
         
A-l

        
          

        

      

      
         

      

    

    
      APPENDIX
B

    

    
      

       

      None.

    

    
      

       

    

    
      
         

      

      
        
          B-l 

        

        
          

        

      

      
         

      

    

    
      APPENDIX
C EXISTING EXCLUSIVE USES

    

    
      

       

       

    

    
      1.           The
operation of a gourmet coffee house and sales of coffee, hot espresso-based
drinks, coffee and/or espresso based cold drinks, teas, blended beverages
(including, but not limited to, those containing coffee, espresso, tea and
blended fruit beverages; excluding, however, the sale of coffee, hot
espresso-based drinks, coffee and/or teas, alcoholic blended fruit beverages,
and ice cream-based milkshakes for on-premises consumption, in connection with
meals by any restaurant in the Building greater than 2,000 square feet in size.
Any such restaurant in the Building shall be permitted to sell coffee and hot
espresso-based drinks and teas, alcoholic blended fruit beverages, and ice
cream-based milkshakes for on-premises consumption, in connection with meals, as
long as such restaurant does not advertise any brand-identified coffee in their
premises, the Building or anywhere on the Project.

    

    
       

      2.           The
operation of any business whose primary purpose is the listing and sale of
residential properties through real estate brokers licensed as such by the State
of Colorado, and offering other attendant real estate services, such as acting
as buyer's agents or transaction brokers in connection with the purchase and/or
sale of residential properties to customers consisting of independent
third-party clients of such company (a "Residential Real Estate Brokerage
Company"). A "Residential Real Estate Brokerage Company" expressly does not
include the following: (a) any entity which conducts the foregoing services on
its own behalf or on behalf of its affiliated companies (e.g., a company shall
not be deemed a Residential Real Estate Brokerage Company" simply by virtue of
the fact that it has a department or personnel which may offer these benefits to
its employees, whether through its own personnel or third parties); (b) any
entity which conducts the foregoing services for its clients in connection with
its primary business, provided that its primary business is not a Residential
Real Estate Brokerage Company (e.g. a law firm shall not be deemed a Residential
Real Estate Brokerage Company simply because its attorneys may give legal advice
to purchasers or sellers of residential real estate; likewise a bank, credit
union, title company or other similar entity shall not be deemed a Residential
Real Estate Brokerage Company simply because they may offer services related to
the purchase and sale of residential real estate, such as loans or title or
closing services; or (c) any entity which conducts the foregoing services for
its clients but primarily services commercial (e.g., non-residential) customers
such as commercial building owners, developers, or similar customers, even
though it may operate as a brokerage firm employing licensed real estate
brokers. This restriction shall not be binding with respect to any future leases
to any person or entity which leases at least 50,000 rentable square feet in the
Building.

    

    
       

      3.           The
retail sale of prepared meals for consumption off the
Project.

    

    
       

      4.           The
operation of a full-service travel agency.

    

    
       

      5.           The
operation of a business whose primary purpose is the retail sale of prescription
glasses and contact lenses to the public, with accompanying primary and medical
eye care and laser vision correction services by licensed optometrists or
ophthalmologists for the purpose of providing primary and medical eye care and
providing prescriptions for glasses and/or contact lenses.

    

    
      

       

    

    
      
         

      

      
        
          C-l 

        

        
          

        

      

      
         

      

    

    
      INDEX

    

    
      

    

    
      

    

    
      	
              1.

            	
              SUITE
      AND PARKING

            	
              2

            
	
              1.1

            	
              Lease

            	
              2

            
	
              1.2

            	
              Parking

            	
              2

            
	
              2.

            	
              RENT

            	
              3

            
	
              2.1

            	
              Types
      of Rent

            	
              3

            
	
              2.2

            	
              Payment
      of Operating Cost Share Rent and Tax Share Rent

            	
              4

            
	
              2.3

            	
              Definitions

            	
              5

            
	
              2.4

            	
              Computation
      of Base Rent and Rent Adjustment

            	
              7

            
	
              3.

            	
              PREPARATION
      AND CONDITION OF PREMISES; POSSESSION AND SURRENDER OF
      PREMISES

            	
              8

            
	
              3.1

            	
              Condition
      of Premises

            	
              8

            
	
              3.2

            	
              Tenant's
      Possession

            	
              8

            
	
              3.3

            	
              Maintenance

            	
              8

            
	
              4.

            	
              PROJECT
      SERVICES

            	
              8

            
	
              4.1

            	
              Heating
      and Air Conditioning

            	
              9

            
	
              4.2

            	
              Elevators

            	
              9

            
	
              4.3

            	
              Electricity

            	
              9

            
	
              4.4

            	
              Water

            	
              9

            
	
              4.5

            	
              Janitorial
      Service

            	
              9

            
	
              4.6

            	
              Interruption
      of Services

            	
              9

            
	
              4.7

            	
              Access

            	
              10

            
	
              5.

            	
              ALTERATIONS
      AND REPAIRS

            	
              10

            
	
              5.1

            	
              Landlord's
      Consent and Conditions

            	
              10

            
	
              5.2

            	
              Repair

            	
              10

            
	
              5.3

            	
              No
      Liens

            	
              10

            
	
              5.4

            	
              Ownership
      of Improvements

            	
              11

            
	
              5.5

            	
              Removal
      at Termination

            	
              11

            
	
              5.6

            	
              ADA

            	
              11

            
	
              5.7

            	
              Survival

            	
              12

            

    

     

    
      
        
        

      

      
        
          -i-

        

        
          

        

      

      
        
        

      

    

     

    
      	
              6.

            	
              USE
      OF PREMISES

            	
              12

            
	
              7.

            	
              GOVERNMENTAL
      REQUIREMENTS AND BUILDING RULES

            	
              12

            
	
              8.

            	
              WAIVER
      OF CLAIMS; INDEMNIFICATION; INSURANCE

            	
              12

            
	
              8.1

            	
              Waiver
      of Claims

            	
              12

            
	
              8.2.

            	
              Indemnification

            	
              12

            
	
              8.3

            	
              Tenant's
      Insurance

            	
              13

            
	
              8.4

            	
              Insurance
      Certificates

            	
              14

            
	
              8.5

            	
              Landlord's
      Insurance

            	
              14

            
	
              8.6

            	
              Waiver
      of Subrogation

            	
              14

            
	
              9.

            	
              FIRE
      AND OTHER CASUALTY

            	
              14

            
	
              9.1

            	
              Termination

            	
              14

            
	
              9.2

            	
              Restoration

            	
              15

            
	
              10.

            	
              EMINENT
      DOMAIN

            	
              15

            
	
              10.1

            	
              Taking

            	
              15

            
	
              10.2

            	
              Award

            	
              16

            
	
              10.3

            	
              Temporary
      Taking

            	
              16

            
	
              11.

            	
              RIGHTS
      RESERVED TO LANDLORD

            	
              16

            
	
              11.1

            	
              Name

            	
              16

            
	
              11.2

            	
              Signs

            	
              16

            
	
              11.3

            	
              Window
      Treatments

            	
              16

            
	
              11.4

            	
              Keys

            	
              16

            
	
              11.5

            	
              Access

            	
              16

            
	
              11.6

            	
              Preparation
      for Reoccupancy

            	
              16

            
	
              11.7

            	
              Heavy
      Articles

            	
              16

            
	
              11.8

            	
              Show
      Premises

            	
              17

            
	
              11.9

            	
              Relocation
      of Tenant

            	
              17

            
	
              11.10

            	
              Repairs
      and Alterations

            	
              17

            
	
              11.11

            	
              Landlord's
      Agents

            	
              17

            
	
              11.12

            	
              Building
      Services

            	
              17

            
	
              11.13

            	
              Other
      Actions

            	
              17

            
	
              12.

            	
              TENANT'S
      DEFAULT

            	
              17

            
	
              12.1

            	
              Events
      of Default

            	
              17

            

    

     

     

    
      
        
        

      

      
        
          -ii-

        

        
          

        

      

      
        
        

      

    

     

     

    
      	
              12.2

            	
              Cure

            	
              18

            
	
              13.

            	
              LANDLORD
      REMEDIES

            	
              18

            
	
              13.1

            	
              Terminate
      Lease

            	
              18

            
	
              13.2

            	
              Termination
      of Possession Without Terminating Lease

            	
              20

            
	
              13.3

            	
              General
      Remedies

            	
              21

            
	
              13.4

            	
              Remedies
      Cumulative

            	
              21

            
	
              13.5

            	
              Landlord's
      Obligations Regarding Reletting

            	
              22

            
	
              13.6

            	
              Termination
      of Subleases and Other Arrangements

            	
              22

            
	
              13.7

            	
              Interest
      and Costs

            	
              22

            
	
              13.8

            	
              Late
      Charges

            	
              23

            
	
              13.9

            	
              WAIVER
      OF TRIAL BY JURY

            	
              23

            
	
              14.

            	
              ATTORNEYS'FEES
      AND COSTS OF SUIT

            	
              23

            
	
              14.1

            	
              Attorneys'
      Fees and Costs

            	
              23

            
	
              14.2

            	
              Indemnification

            	
              24

            
	
              15.

            	
              SURRENDER

            	
              24

            
	
              16.

            	
              HOLDOVER

            	
              24

            
	
              17.

            	
              SUBORDINATION
      TO GROUND LEASES AND MORTGAGES

            	
              24

            
	
              17.1

            	
              Subordination

            	
              24

            
	
              17.2

            	
              Attornment

            	
              25

            
	
              17.3

            	
              Exceptions

            	
              25

            
	
              17.4

            	
              Notice
      and Right to Cure

            	
              25

            
	
              18.

            	
              ASSIGNMENT
      AND SUBLEASE

            	
              26

            
	
              18.1

            	
              In
      General

            	
              26

            
	
              18.2

            	
              Landlord's
      Consent

            	
              26

            
	
              18.3

            	
              Procedure;
      Information

            	
              26

            
	
              18.4

            	
              Express
      Assumption Required

            	
              27

            
	
              18.5

            	
              Change
      of Management or Ownership

            	
              27

            
	
              18.6

            	
              Excess
      Payments and Subtenant Payments

            	
              27

            
	
              18.7

            	
              Landlord's
      Costs

            	
              27

            
	
              18.8

            	
              Recapture

            	
              27

            
	
              18.9

            	
              Effect
      of Termination

            	
              27

            
	
              18.10

            	
              Permitted
      Transfers

            	
              28

            
	
              19.

            	
              CONVEYANCE
      BY LANDLORD

            	
              28

            
	
              20.

            	
              ESTOPPEL
      CERTIFICATE

            	
              28

            

    

     

    
      
        
          
          

        

        
          
            -iii-

          

          
            

          

        

        
          
          

        

      

    

     

     

    
      	
              20.1

            	
              Duty
      to Provide

            	
              28

            
	
              20.2

            	
              Tenant's
      Failure to Deliver

            	
              28

            
	
              21.

            	
              SECURITY
      DEPOSIT

            	
              29

            
	
              22.

            	
              FORCE
      MAJEURE

            	
              29

            
	
              23.

            	
              NOTICES

            	
              30

            
	
              24.

            	
              QUIET
      POSSESSION

            	
              30

            
	
              25.

            	
              REAL
      ESTATE BROKERS

            	
              30

            
	
              26.

            	
              MISCELLANEOUS

            	
              31

            
	
              26.1

            	
              Successors
      and Assigns

            	
              31

            
	
              26.2

            	
              Date
      Payments Are Due

            	
              31

            
	
              26.3

            	
              Time
      of the Essence

            	
              31

            
	
              26.4

            	
              No
      Option

            	
              31

            
	
              26.5

            	
              Severability

            	
              31

            
	
              26.6

            	
              Governing
      Law

            	
              31

            
	
              26.7

            	
              Lease
      Modification

            	
              31

            
	
              26.8

            	
              Landlord's
      Right to Cure

            	
              31

            
	
              26.9

            	
              Captions

            	
              32

            
	
              26.10

            	
              Authority

            	
              32

            
	
              26.11

            	
              Certain
      Actions

            	
              32

            
	
              26.12

            	
              Entire
      Agreement

            	
              32

            
	
              26.13

            	
              Changes
      in Project or Building Configuration

            	
              32

            
	
              26.14

            	
              Singular
      and Plural

            	
              32

            
	
              26.15

            	
              Including

            	
              32

            
	
              26.16

            	
              Joint
      and Several

            	
              33

            
	
              26.17

            	
              No
      Recording by Tenant

            	
              33

            
	
              26.18

            	
              No
      Construction Against Drafting Party

            	
              33

            
	
              26.19

            	
              Survival

            	
              33

            
	
              26.20

            	
              Building
      Manager and Service Providers

            	
              33

            
	
              26.21

            	
              No
      Waiver

            	
              33

            
	 
      	 
      	
               
      

            
	
              27.

            	
              HAZARDOUS
      SUBSTANCES

            	
              33

            
	
              27.1

            	
              Definition

            	
              33

            
	
              27.2

            	
              Restrictions

            	
              33

            
	
              27.3

            	
              Testing

            	
              33

            

    

     

    
       

       

      
        
          
          

        

        
          -iv-

          
            

          

        

        
          
          

        

      

    

     

     

    
      	
              27.4

            	
              Notice

            	
              34

            
	
              27,5

            	
              Indemnification

            	
              34

            
	 
      	 
      	
               
      

            
	
              28.

            	
              EXCULPATION

            	
              34

            
	 
      	 
      	
               
      

            
	
              29.

            	
              TELECOMMUNICATIONS/WI-FI
      SYSTEMS

            	
              34

            
	 
      	 
      	
               
      

            
	
              30.

            	
              Tenant's
      OPTION TO RENEW

            	
              35

            
	
              30.1

            	
              Exercise
      of Option

            	
              35

            
	
              30.2

            	
              Determination
      of Base Rent

            	
              35

            
	 
      	 
      	
               
      

            
	
              31.

            	
              RIGHT
      OF FIRST OFFER. [THIS WILL NEED TO BE REVISED TO THE PARTICULAR TERMS TO
      BE GRANTED TO THE TENANT - THIS IS FOR A MINIMUM AMOUNT OF SPACE ON A
      PARTICULAR FLOOR OF A BUILDING]

            	
              35

            
	
              31.1

            	
              Landlord's
      Offer of Space

            	
              36

            
	
              31.2

            	
              General
      Pro visions

            	
              36

            

    

    
      

    

    
      -v-

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