Document:

Exhibit 10.1

SUBLEASE

7728
Regents Road, La Jolla, California

This Sublease, dated as
of this 30 day of December,
1999, is entered into by and between WASHINGTON MUTUAL BANK, FA, (“Sublandlord”),
and 1ST PACIFIC BANK, a California state banking corporation (Proposed) and LA
JOLLA ASSOCIATION (“Subtenant”) as a Sublease under a lease dated February 10,
1987, as amended by Amendment No. 1 dated December 18, 1995 (the “Master Lease”),
entered into by and between La Jolla Investors, as landlord (the “Landlord”),
and California Federal Savings and Loan Association, the predecessor in
interest to Sublandlord, as tenant. Sublandlord represents that a true, correct
and complete copy of the Master Lease and all amendments thereto are attached
hereto as Exhibit “A”. All terms not defined herein shall have the same meaning
as in the Master Lease.

1.                           Premises.
Sublandlord hereby leases to Subtenant, and Subtenant hereby leases from
Sublandlord, the Premises leased by Sublandlord from Landlord under the Master
Lease, as shown on Exhibit “A” attached thereto.

2.                           Term.
The term of this Sublease shall commence on the day immediately following the
Regulatory Date, as defined in Section 16 hereof (the “Commencement Date”).
Unless earlier terminated under any provision of the Master Lease or this
Sublease, the term shall continue until December 31, 2002 (the “Term”). From
the date of execution hereof (“Execution Date”) through and including the
Regulatory Date, Subtenant shall be permitted to use the Premises, subject to
all of the provisions of this Sublease and the performance of all covenants
contained herein. Such period shall be referred to herein as the “Early
Possession Period.”

3.                           Rent.
Rent during the Early Possession Period shall be a non-refundable, flat fee of
$5,000 for the entire Early Possession Period, payable upon execution hereof,
and during

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such time Subtenant shall not be liable for any
Additional Rent, provided,  however, that Subtenant shall pay for
all gas and electrical services during such period. From the Commencement Date
until the Rent Commencement Date, as defined herein, no Base Rent shall be due
but Subtenant shall be subject to all of the provisions of this Sublease and
shall perform all covenants contained herein, including payment of all
Additional Rent. The rent commencement date (“Rent Commencement Date”) shall be
the earlier of (A) the 61st day following the Regulatory Date, or (B) April 1,
2000. From the Rent Commencement Date until the end of the Term, Base Rent
shall be $6,000 per month, payable monthly in advance, the first of such
payments payable on the Rent Commencement Date. In addition to the Base Rent,
Subtenant shall pay as additional rent all sums payable under Sections 5 and 13
of the Master Lease (“Additional Rent” and together with the Base Rent, the “Rent”).
If the Landlord under the Master Lease requires payments under Sections 5 and
13 of the Master Lease to be made into an impound account as provided in
Section 42 of the Master Lease, Subtenant shall make such payments at the times
and in the manner required by such Section 42. The Rent payable for any portion
of a calendar month shall be a pro rata portion of the Rent payable for a full
calendar month. Such Rent shall be paid without deduction or offset, in lawful
money of the United States of America to Sublandlord at Sublandlord’s address
set forth in Section 14 hereof, or at such other place as Sublandlord may
designate in writing.

4.                           Security
Deposit. On execution of this Sublease, Subtenant shall deposit with
Sublandlord the sum of $6,000 as a security deposit (the “Security Deposit”)
for the performance by Subtenant of the provisions of this Sublease. If
Subtenant is in default, Sublandlord may use the Security Deposit, or any
portion of it, to cure the default or to compensate the Sublandlord for all
damage sustained by Sublandlord resulting from Subtenant’s

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default. Subtenant shall immediately on demand pay to
Sublandlord a sum equal to the portion of the Security Deposit expended or
applied by Sublandlord as provided in this Section 4 so as to maintain the
Security Deposit in the sum initially deposited with the Sublandlord. If
Subtenant is not in default at the expiration or termination of this Sublease,
Sublandlord shall return the Security Deposit to Subtenant. Sublandlord’s
obligations with respect to the Security Deposit are those of a debtor and not
a trustee. Sublandlord may maintain the Security Deposit separate and apart
from Sublandlord’s general and other funds or may commingle the Security
Deposit with Sublandlord’s general and other funds. Sublandlord shall not be
required to pay Subtenant any interest on the Security Deposit.

5.                           Condition
of Premises. Subtenant understands that it will accept the Premises in its
current “as is” condition and that Subtenant will have full responsibility for
making any improvements or decorations to the Premises necessary for the use
contemplated hereunder (“Improvements”). Sublandlord shall provide a tenant
improvement allowance of Fifteen Thousand Dollars ($15,000) to be disbursed as
provided in the Work Letter attached hereto as Exhibit “B.” Any Improvements to
be installed by Subtenant shall be subject to the approval of Landlord and
Sublandlord and shall be constructed in accordance with the terms of the Work
Letter, the Master Lease and applicable laws, ordinances, rules and
regulations, of any government body having jurisdiction over the Premises. At
the expiration of the Term of this Sublease, Subtenant may (and, at Landlord’s
option shall) remove from the Premises all Improvements and Subtenant’s
personal property and shall repair any damage and perform any restoration work
caused by such removal.

6.                           No
Services. Sublandlord shall have no obligation to provide any services to
Subtenant, or to perform any repair or maintenance of the Premises. To the
extent the Master

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Lease obligates Landlord to provide such services or
perform such work, such obligation shall remain exclusively with Landlord, and
shall not become the obligation of Sublandlord.

7.                           Compliance
with Laws. Subtenant shall comply promptly with all applicable statutes,
ordinances, rules, regulations, orders and requirements in effect during the
Term regulating Subtenant’s particular use, occupancy or improvement of the
Premises. Subtenant’s obligations under this Section shall also include, but
only to the extent made necessary by the particular use or improvement of the
Premises by Subtenant, compliance with the Americans With Disabilities Act.
Subtenant shall be fully responsible for the cost of complying with all of the
foregoing.

8.                           Incorporation
by reference. The following sections of the Master Lease are incorporated
herein by reference as terms and conditions of this Sublease as though each
reference therein to “Tenant” were a reference to Subtenant, each reference
therein to “Landlord” were a reference to Sublandlord, and each reference
therein to “Lease” were a reference to this Sublease:

(a)                                       Sections
1, 5, 6, 9, 10, 12, 13, 15, 17, 18, 20-24, 26, 27, 29, 31-41, 43.

(b)                                      Sections
8 and 11 (except that the term “Landlord” shall mean the Landlord under the
Master Lease, and not the Sublandlord, and provided that subsection (a) shall
not be applicable).

(c)                                       Section
19 (except that the term “Landlord” shall refer to both the Landlord under the
Master Lease and the Sublandlord under this Sublease).

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(d)                                      Section
14 (except that both Landlord under the Master Lease and Sublandlord shall be
named as additional insureds under insurance policies which Subtenant is
required to obtain under this Section).

9.                           Signage.
Subject to the Landlord’s prior written consent, Subtenant shall have the same
right to signage as the Sublandlord as provided by Section 16 of the Master
Lease.

10.                     Approval.
Prior to taking any action with respect to the Premises that would require the
Sublandlord to obtain the Landlord’s approval under the Master Lease, the
Subtenant must first obtain approval from both the Sublandlord and the
Landlord.

11.                     No Renewal
Option. Nothing herein shall be construed as permitting Subtenant hereunder
to exercise any extension or renewal rights or to exercise any right of first
refusal to purchase the Premises or expand the Premises, if any such rights
exist, and in no event shall Sublandlord be obligated to extend the term of the
Master Lease for any reason.

12.                     Indemnity.
Subtenant shall indemnify, protect, defend and hold harmless (collectively, to “indemnify”)
the Premises, Landlord and Sublandlord and their agents, partners and lenders,
from and against any and all claims, loss of rents and/or damages, liens,
judgments, penalties, attorneys’ and consultants’ fees, expenses and/or
liabilities (“Damages”) arising out of, involving, or in connection with, the
use and/or occupancy of the Premises by Subtenant, provided, however,
that Subtenant shall not indemnify Landlord or Sublandlord with respect to
Damages caused by Landlord’s or Sublandlord’s gross negligence or willful
misconduct. If any action or proceeding is brought against Landlord or
Sublandlord by reason of any of the foregoing matters, Subtenant shall upon
notice defend the same at Subtenant’s expense by counsel reasonably satisfactory to Landlord and Sublandlord, and
Sublandlord shall cooperate

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with Subtenant in such defense. Landlord and
Sublandlord need not have first paid any such claim in order to be defended or
indemnified.

Sublandlord shall
indemnify, protect, defend and hold harmless the Subtenant and its agents,
partners and lenders, from and against any and all Damages arising out of (i)
events occurring prior to the date Subtenant first occupies the Premises, and
(ii) Sublandlord’s failure to pay Rent under the Master Lease. If any action or
proceeding is brought against Subtenant by reason of such Damages, Sublandlord
shall upon notice defend the same at Sublandlord’s expense, and Subtenant shall
cooperate with Subtenant in such defense. Subtenant need not have first paid
any such claim in order to be defended or indemnified.

13.                     Hazardous
Substances. Subtenant shall not use or allow the use of any substance which
constitutes a hazardous substance under any applicable law, rule or regulation.
Notwithstanding the foregoing, Subtenant may use any ordinary and customary
materials reasonably required to be used in the normal course of its business,
so long as such use is in compliance with all applicable laws, and does not
expose the Premises or neighboring properties to any risk of contamination or
damage or expose Landlord or Sublandlord to any liability therefor. If
Subtenant knows, or has reasonable cause to believe, that a hazardous substance
has come to be located in, on, under or about the Premises, Subtenant shall
immediately give written notice of such fact to Sublandlord, and provide
Sublandlord with a copy of any report, notice, claim or other documentation
which it has concerning the presence of such hazardous substance.

14.                     Notices.
Any notice required or desired to be given under this Sublease shall be in
writing and shall be addressed to the address of the party to be served, at the
address provided in this Section. Each notice shall be deemed effective and
given (i) upon receipt, if personally delivered (which shall include delivery
by courier or overnight delivery service), (ii)

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upon being telephonically confirmed as transmitted, if
sent by telegram, telefax or telecopy, and (iii) two (2) business days after
deposit in the United States Mail, certified and postage prepaid, and properly
addressed to the party to be served. Either party hereto may from time to time,
by written notice to the other in accordance with this Section, designate a
different address than that set forth below for the purpose of Notice.

If to Sublandlord:

Washington Mutual Bank, FA

1201 Third Avenue, Suite 800

Seattle, Washington 98101

Attn: Corp. Property Services Manager

If to Subtenant:

Robert Hildt

At the Premises

15.                     Broker’s
Fees. Each party represents and warrants to the other parties that it has
not engaged any broker, finder or other person who would be entitled to any
commission or fees (other than CB Richard Ellis as Sublandlord’s broker), in
respect of the negotiation, execution or delivery of this Sublease and shall
indemnify and hold harmless the other parties against any loss, cost, liability
or expense incurred by such parties as a result of any claim asserted by any
such broker, finder or other person on the basis of any arrangements or
agreements made or alleged to have been made by or on behalf of such party.

16.                     Contingency.
This Sublease is subject to and contingent upon (a) Landlord’s execution of the
Consent to Sublease in substantially the form attached hereto within fifteen
(15) days of the date hereof . In the event Landlord does not so execute such
Consent to Sublease within such time, either party may terminate this Sublease
upon written notice to the other. In addition, in the event Subtenant does not
receive approval from the applicable regulatory

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authorities to operate a banking business at the
Premises on or before March 1, 2000, either Landlord or Subtenant may terminate
this Lease by written notice to the other, in which case the security deposit
paid hereunder shall be refunded to Subtenant. The date upon which such
approval is given shall be referred to herein as the “Regulatory Date.”

17.                     Ratification
of Sublease. As 1st Pacific Bank is, as of the date first written above, an
entity that is incorporated and does not yet have the requisite approvals to
transact business in its name, this Sublease is being executed by La Jolla
Association, its predecessor in interest, on behalf of 1st Pacific Bank. La
Jolla Association and 1st Pacific Bank hereby agree that 1st Pacific Bank will
execute the Sublease in the space provided below once it is incorporated and
receives such approvals. La Jolla Association hereby agrees that it will
indemnify Sublandlord for any and all damages, costs or expenses incurred by
Sublandlord in the event that 1st Pacific Bank fails to so execute this
Sublease after the receipt of such approvals.

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IN WITNESS WHEREOF, the undersigned have executed this
Sublease as of the day and date first written above.

 

	
  

  	
   

  	
  SUBLANDLORD:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  WASHINGTON MUTUAL BANK, FA

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By

  	
   

  	
  /s/ Craig Kennedy

  	
   

  
	
   

  	
   

  	
   

  	
  Name:

  	
  Craig Kennedy

  
	
   

  	
   

  	
   

  	
  Title:

  	
    VICE PRESIDENT

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  SUBTENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  LA JOLLA ASSOCIATION

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By

  	
   

  	
  /s/ Donald W. McVay

  	
   

  
	
   

  	
   

  	
   

  	
  Name:

  	
  Donald W. McVay

  
	
   

  	
   

  	
   

  	
  Title:

  	
  Member

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  AFTER RECEIPT OF APPROVALS:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  1ST PACIFIC BANK OF CALIFORNIA

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By

  	
   

  	
  /s/ Robert B. Hildt

  	
   

  
	
   

  	
   

  	
   

  	
  Name:

  	
   Robert B. Hildt

  
	
   

  	
   

  	
   

  	
  Title:

  	
   PRES/CEO

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Date of execution by 1st Pacific Bank:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  06, 05, 2000.

  
										

 

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EXHIBIT “A”

LEASE

LA JOLLA,
Regents/Arriba

This Lease is entered into as of the 10th day of
February, 1987, by and between LA JOLLA INVESTORS, a general partnership, (“Landlord”),
and CALIFORNIA FEDERAL SAVINGS AND LOAN ASSOCIATION, (“Tenant”). Landlord and
Tenant are hereinafter sometimes referred to as a party or the parties.

WITNESSETH

1.                          USE.
Landlord hereby leases to Tenant and Tenant hereby hires from Landlord, solely
for the purpose of conducting thereon a savings and loan facility, and for no
other purpose, those certain premises with appurtenances described as
hereinafter set forth.

2.                          PREMISES.
The premises leased to Tenant, together with appurtenances (the “Premises”),
are situated in the City of San Diego, county of San Diego, State of California.
The Premises are located in a Shopping Center (the “Shopping Center”). The
Premises are crosshatched on the site plan of the Shopping Center attached
hereto as Exhibit “A” (the “Site Plan”). The Premises shall have a frontage of
approximately Fifty (50’) feet (said measurement being from center of partition
to center of partition with respect to interior stores and from center of
partition to outside wall with respect to end locations), and a depth of
approximately Sixty (60’) feet (outside dimensions).

3.                          TERM.
The term of this Lease shall be for a period of Ten (10) years. The term of
this Lease and Tenant’s obligation to pay rent, shall commence on the earlier
of the following dates: (a) the date which is Ninety (90) days after Landlord
notifies Tenant in writing that the improvements to be provided by Landlord as
set forth in Exhibit “B” attached hereto have been substantially completed, or
(b) Landlord agrees to notify Tenant approximately sixty (60) days before
Landlord’s improvements are substantially completed and Landlord agrees to
cooperate with Tenant so that Tenant may commence Tenant’s improvement work as
soon thereafter as possible. In the event the Premises are not substantially
completed and possession thereof delivered to Tenant on or before one (1) year
from the date of this Lease, then and in that event, this Lease shall be deemed
null and void, have no further force or effect, and any security deposit made
herewith shall be promptly returned to Tenant, and the parties shall have no
further obligation to each other. See Article 44.

4.                          RENTAL.

(a)                      Guaranteed
Minimum Monthly Rental. Tenant shall pay to Landlord during the term of
this Lease as guaranteed minimum monthly rental for the Premises the sum of
Five Thousand Eight Hundred Fifty and no/100 ($5,850.00) Dollars per month.
Should the term of this Lease not commence on the first day of a calendar
month, the term of this Lease shall be extended for such fractional month. In
that event, Tenant shall pay rent in advance for such fractional month on a per
diem basis (calculated on the basis of a thirty (30) day month) until the first
day of the next month, and thereafter the guaranteed minimum monthly rental
shall be paid in equal installments on the first day of each and every month in
advance. All amount to be paid by Tenant to Landlord under this Lease shall be
in lawful money of the United States of America and shall be paid without
deduction or offset, prior notice or demand at the address designated in
Article 30. Any payment due from Tenant to Landlord not paid within thirty (30)
days of its due date shall be subject to a five percent (5%) late charge.

(b)                     Increases
in Guaranteed Minimum Monthly Rental. Effective on July 1, 1988, and on
July 1st of each year thereafter during the term of this Lease, the guaranteed
minimum monthly rental shall be adjusted by multiplying the guaranteed minimum
monthly rental then if effect by a fraction (i) which fraction shall have as
its numerator the Consumer Price Index for the preceding month of June and (ii)
which fraction shall have as its denominator the Consumer Price Index for the
month of June for the prior year (except during the first year of the term of

June of the prior year).  In no
event shall the guaranteed minimum monthly rental be decreased from the
guaranteed minimum monthly rental in effect immediately before each such
adjustment, * The phrase “Consumer Price Index” shall mean the Consumer Price
Index For All Urban Consumers – All Items, for the United States, as published
monthly by the United States Department of Labor, in which 1967 equals 100. If
the Consumer Price Index is no longer published at an adjustment date, then the
most similar index published by any branch or department of the United States
Government shall be used, and if none is so published, then another
non-partisan index evaluating the information theretofore used in compiling the
Consumer Price Index and generally recognized as authoritative on the impact of
cost of living increases on commercial property rentals shall be used.

5.                          REAL
ESTATE TAXES AND RENTAL TAX. In addition to all rentals herein reserved,
Tenant shall pay to Landlord as additional rent Tenant’s pro rata share of the
annual real estate taxes and assessments levied upon the Premises and the
parking and common areas of the Shopping Center. Such amount shall be paid by
Tenant within ten (10) days after receipt by Tenant of a semi-annual statement
from Landlord setting forth the amount of such tax based upon the actual tax
bill received by Landlord. Landlord, at its option, shall have the right to
estimate the amount of taxes next due and to collect and impound from Tenant on
a basis not more frequently than monthly the amount of Tenant’s estimated tax
obligation, as described in Article 42.

*                    nor
shall said rental be increased by more than Three Percent (3%) at any
adjustment date. Said increase limitation shall not apply during the option
periods.

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In the event the Premises and a pro rata share of the
parking and common areas are not separately assessed, the real estate taxes and
assessments with respect to the Premises and the parking and common areas shall
be determined by the ratio that the floor area of the Premises, excluding
mezzanine, if any, bears to the total floor area, excluding mezzanines, of the building
or buildings which includes the Premises and for which a separate assessment is
made. In the event such separate assessment does not reflect a pro rata share
of the parking and common areas based upon the ratio of building area to
parking and common areas shown on the Site Plan, an appropriate adjustment
shall be made by Landlord in its reasonable discretion.

The real estate taxes and assessments for the year in
which this Lease commences and ends shall be prorated. With respect to any
assessment which may be levied against or upon the Premises and which may be
evidenced by improvement or other bonds, payable in installments, only the
installment payments on said assessment shall be included in computing Tenant’s
obligation for real estate taxes and assessments.

The term “real estate taxes and assessments” as used
herein shall be deemed to mean all taxes imposed upon the real property and
improvements constituting the Premises or the Shopping Center, and all
assessments levied against or which encumber the Premises or the Shopping
Center during the term of the Lease, but shall not include personal income
taxes, personal property taxes, inheritance taxes or franchise taxes levied
against Landlord, but not against the Premises or the Shopping Center, even though
such taxes may become a lien against the Premises or the Shopping Center.

Tenant shall pay to Landlord any and all taxes and
impositions imposed in lieu of, or as a supplement to, real estate taxes and
assessments, all excise, privilege and other taxes, other than net income and
estate taxes, levied or assessed by any federal, state or local authority upon
the rent and other amounts payable by Tenant to Landlord hereunder, and Tenant
shall bear any business or license tax imposed upon Landlord by any
governmental authority which is based or measured in whole or in part by
amounts charged or received by Landlord from Tenant under this Lease.

6.                          PERSONAL
PROPERTY TAXES. During the term of this Lease, Tenant shall pay prior to
delinquency all taxes assessed against and levied upon trade fixtures,
furnishings, equipment and all other personal property of Tenant located in the
Premises, and when possible Tenant shall cause said trade fixtures,
furnishings, equipment and other personal property of Tenant to be assessed and
billed separately from the real property of Landlord. In the event any or all
of Tenant’s trade fixtures, furnishings, equipment and other personal property
shall be assessed and taxed with Landlord’s real property, Tenant shall pay to
Landlord Tenant’s share of such taxes within ten (10) days after delivery to
Tenant by Landlord of a state­ment in writing setting forth the amount of such
taxes applicable to Tenant’s personal property.

7.                          CONSTRUCTION.
After the execution of this Lease, Landlord shall at its sole cost and expense
commence and pursue to completion the construction of the Premises to the
extent shown on Exhibit “B” attached hereto.

8.                          PARKING
AND COMMON AREAS. The parking and common areas of the Shopping Center shall
be available for the non-exclusive use of Tenant during the full term of this
Lease and any extension of the term of this Lease; provided that the
condemnation or other taking by any public authority, or sale in lieu of
condemnation, of any or all of the parking and common areas shall not
constitute a violation of this covenant. Landlord reserves the right to change
the entrances, exits, traffic lanes and the boundaries and locations of such
parking and common areas. This Lease shall be subordinate to any agreement
existing as of the date of this Lease, or to any agreement subsequently
executed, which encumbers the real property of which the Premises are a part,
which agreement provides for reciprocal easements and restrictions pertaining
to the parking and common areas, and in the event of conflict between the
provisions of such agreement and this Lease, the provisions of said agreement
shall prevail. Provided, however, nothing therein shall cause Tenant to pay a
greater share of the parking and common areas maintenance cost than herein
provided, and provided further that there shall at all times be maintained
parking and common areas of not less than two (2) square feet of parking and
common areas for each square foot of ground floor building area within the Shopping
Center.

(a)                      Prior
to the date Tenant is to occupy the Premises, Landlord shall improve the
parking and common areas.

(b)                     Landlord
shall keep or cause to be kept the parking and common areas in a neat, clean
and orderly condition, properly lighted and landscaped, and shall maintain,
repair and/or replace the facilities thereof as necessary in Landlord’s
reasonable discretion. All costs incurred in connection with the parking and
common areas shall be charged to the tenants of the Shopping Center and prorated
in the manner hereinafter set forth. The phrase “costs incurred in connection
with the parking and common areas” as used herein shall be construed to
include, but not be limited to, all sums expended by landlord in connection
with the parking and

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common areas for resurfacing, repaving,
painting, restriping, cleaning, sweeping, janitorial services, planting,
replanting and landscaping, electricity and other utilities, repair and
replacement of lighting standards, directional signs and other markers and bumpers;
maintenance of facilities which support the Shopping Center which are not
located in the Shopping Center; general maintenance and repairs; personnel to
implement such services and to police the parking and common areas; required
fees or charges levied pursuant to any governmental requirements; maintenance
of common utility lines; public liability and property damage insurance on the
parking and common areas, which shall be carried and maintained by Landlord and
under which Tenant shall be named as an additional insured, with limits as
determined by Landlord from time to time; and a fee equal to ten (10%) percent
of said costs to Landlord for Landlord’s supervision of the maintenance, repair
and/or replacement of parking and common areas as hereinabove described.

Landlord shall periodically
send to Tenant a statement, itemizing in reasonable detail, the total costs
incurred in connection with the parking and common areas, and Tenant shall pay
to Landlord as additional rent, Tenant’s pro rata share of such costs within
ten (10) days after receipt of said statement. Tenant’s pro rata share shall be
determined by the ratio that the number of square feet of gross floor area in
the Premises bears to the total number of square feet of gross floor area of
all buildings in the Shopping Center which have been completed as of the
commencement of the billing period. There shall be appropriate adjustment of
Tenant’s share of said expenses as of the commencement and expiration of the
term of this Lease. The term “gross floor area” shall mean floor area with
measurements from the outside of exterior walls and from the center of interior
walls, exclusive of mezzanines. Landlord may, at its option, estimate the
amount of the costs incurred in connection with the parking and common areas
next due and collect and impound from Tenant, on a basis not more frequently
than monthly, the amount of Tenant’s pro rata share as described in Article 42.

(c)                      Tenant,
for the use and benefit of Tenant, its agents, employees, customers, licensees
and subtenants, shall have the non-exclusive right in common with Landlord, and
other present and future owners, tenants, and their agents, employees,
customers, licensees and subtenants of the Shopping Center, to use the parking
and common areas during the term of this Lease, and any extensions thereof, for
ingress and egress and automobile parking and pedestrian movement, provided,
however, Tenant and Tenant’s employees shall park their automobiles in those
areas designated by Landlord for employee parking, or at Landlord’s written
request shall park their automobiles outside of the Shopping Center.

(d)                     Tenant,
in the use of parking and common areas, shall comply with such reasonable rules
and regulations as Landlord may adopt from time to time for the orderly and
proper operation of the parking and common areas.

(e)                      Tenant
shall at its expense arrange for the collection of its trash, unless Landlord
elects to provide trash collection as a part of the maintenance of the parking
and common areas, in which case trash collection shall be a cost incurred in
connection with the parking and common areas.

9.                          COMPLIANCE
WITH INSURANCE REQUIREMENTS. Tenant shall not use, or permit the Premises
or any part thereof, to be used for any purpose or purposes other than the
purpose or purposes for which the Premises are hereby leased; and no use shall
be made or permitted to be made of the Premises, nor acts done, which will
increase the existing rate of insurance for the building in which the Premises
are located (once said rate is established), or cause a cancellation of any
insurance policy covering said building or any part thereof, nor shall Tenant
sell or permit to be kept, used or sold in or about the Premises any article
which may be prohibited by standard form of fire insurance policies. Tenant
shall, at Tenant’s sole cost, comply with any and all requirements, pertaining
to the use of the Premises, of any insurance organization or company necessary
for the maintenance of reasonable fire and public liability insurance, covering
said building and appurtenances. In the event Tenant’s use of the Premises, as
recited in Article 1 hereof, results in a rate increase for the building of
which the Premises are a part, Tenant shall pay annually on the anniversary
date of this Lease, as additional rent, a sum equal to that of the additional
premium occasioned by said rate increase.

10.                    FIXTURES
AND ALTERATIONS. Tenant agrees to promptly fixturize the Premises in a
manner comparable to Tenant’s other savings and loan branches. Tenant shall not
thereafter make or suffer to be made, any alterations to the Premises, or any
part thereof, without the prior written consent of Landlord, and any additions
to, or alterations of, the Premises, except movable furniture, equipment and
trade fixtures, shall become at once a part of the realty and belong to
Landlord. Any personal property belonging to Tenant and left at the Premises
after the expiration or earlier termination of this Lease shall at the option
of Landlord be deemed abandoned.

 4
 

Any alteration of or improvement to the Premises shall be in
conformance with the requirements of all municipal, state and federal
authorities.

11.                    MAINTENANCE
AND REPAIR. Tenant shall, subject to Landlord’s obligations hereinafter
provided, at all times during the term hereof, and at Tenant’s sole cost and
expense, keep, maintain and repair the Premises and each part thereof in
good  and sanitary order and condition
(except as hereinafter provided) including without limitation, the maintenance
and repair of any storefront, doors, window casements, glazing, plumbing, pipes,
electrical wiring and conduits, and the heating, ventilating and air
conditioning system, including the maintenance of a service contract with a
reputable heating and air conditioning contractor approved by Landlord. *Tenant
shall repair any damage caused to any portion of the Premises as a result of
any criminal or attempted criminal activity such as robbery or burglary,** Tenant
shall also at its sole cost and expense make all alterations or improvements to
the Premises necessitated as a result of the requirement of any municipal,
state or federal authority. Tenant hereby waives any right which it may have to
make repairs at the expense of Landlord, and Tenant hereby waives all rights
provided for by Section 1941 of the Civil Code of the State of California to
make such repairs. By entering into the Premises, Tenant shall be deemed to
have accepted the Premises as being in good and sanitary order, condition and
repair, and Tenant agrees upon the expiration or earlier termination of this
Lease to surrender the Premises with appurtenances, in the same condition as
when received (with the addition of fixtures and leasehold improvements which
have become the property of Landlord), reasonable use and wear thereof and
damage by fire, act of God or by the elements excepted. Tenant shall
periodically sweep and clean the sidewalks adjacent to the Premises, as needed.

Landlord shall, subject to
Tenant’s reimbursement of Landlord as herein provided, maintain in good repair
the exterior walls and roof of the Premises, and sidewalks adjacent to the
Premises. Tenant shall not, nor will it authorize any person to, go onto the
roof of the building of which the Premises are a part, without the prior
written consent of Landlord. Said consent will be given only upon Landlord’s
satisfaction that any repairs necessitated as a result of Tenant’s action will
be made by Tenant, at Tenant’s expense, and will be made in such a manner so as
not to invalidate any guarantee relating to said roof. Landlord shall not be
required to make any repairs to the exterior walls, roof and sidewalks unless
and until Tenant has notified Landlord in writing of the need for such repairs
and Landlord shall have had a reasonable period of time thereafter to commence
and complete said repairs. In no event shall Tenant, without Landlord’s prior
written consent, cut a hole in or other-wise penetrate the roof, floor or walls
of the Premises for any purpose. Tenant shall reimburse Landlord, as additional
rent, for Tenant’s pro rata share of the cost of all repairs and maintenance
incurred by Landlord in this Article, said pro rata share to be determined
according to the gross floor area of the Premises as it relates to the total
gross floor area of the building of which the Premises are a part.

12.                    COMPLIANCE WITH LAWS: WASTE AND NUISANCE. Tenant shall, at its sole cost and expense,
comply with all of the requirements of all municipal, state and federal
authorities which now, may hereafter have jurisdiction over the use of the Premises,
and shall faithfully observe in said use all municipal ordinances and state and
federal statutes now in force or  which
shall hereinafter be in force. The judgment of any court of competent
jurisdiction, or the admission of Tenant in any action or proceeding against
Tenant, whether Landlord be a party thereto or not, that Tenant has violated
any such order or statute in said use, shall be conclusive of that fact as
between Landlord and Tenant.

Tenant shall not commit, or suffer to be committed,
any waste upon the Premises, or any nuisance or other act or thing which may
disturb the quiet enjoyment of any other tenant in the Shopping Center.

13.                    INSURANCE. Landlord shall maintain fire and extended coverage insurance
throughout the term of this Lease in an amount equal to the full replacement
cost of the building which includes the Premises, together with such other
insurance as may be required by Landlord’s lender, around lessor and/or by any
governmental agency. At Landlord’s option such insurance may include coverage
for loss of rents and/or the peril of earthquake.

Tenant hereby waives any
right of recovery from Landlord, and the fee owner of the Shopping Center and
all intervening ground lessors (the “Prior Interest Holders”), their officers,
shareholders, directors, partners, agents and employees, and Landlord
hereby waives any right of recovery from Tenant, its officers, or employees,
for any loss or damage (including incidental and consequential loss) resulting
from any of the perils insured against pursuant to the terms of this Lease.

Tenant
shall pay to Landlord, as additional rent, Tenant’s pro rata share of the cost
of said insurance, to be determined by the relationship that the gross floor
area of the Premises (excluding mezzanine) bears to the total gross floor area
of the building or buildings, excluding mezzanine for which such policy
relates. Landlord may estimate the cost of said insurance and collect and
impound Tenant’s share of said cost not more frequently than monthly as
described in Article 42.

*                    Notwithstanding
the foregoing, Landlord hereby acknowledges that Tenant shall have the right to
utilize its own employees to maintain all hearing, ventilating and air
conditioning systems located on the Premises and, if Tenant so utilizes its
employees, Tenant will not be required to enter into a service contract
covering maintenance of these systems.

**             provided, however,
that Landlord shall be liable to repair any damage resulting from such criminal
activity caused by the willful or negligent conduct of Landlord, its employees
or assigns.

 5
 

Tenant, if involved in food preparation and
sales as a café, restaurant, or similar use, and/or food takeout service, shall
install, at its expense, such improvements as are unique to said business as
may be required by any governmental authority, and shall install, at Tenant’s
expense, fire protective systems in grill, deep fry and cooking areas, and such
system when installed shall qualify for full fire protective credit allowed by
the fire insurance rating and regulatory body in whose jurisdiction the
Premises are located.

14.                    INDEMNIFICATION
OF LANDLORD - LIABILITY INSURANCE BY TENANTS. Tenant, as a material part of
the consideration to be rendered to Landlord under this Lease, hereby waives
all claims against Landlord and the Prior Interest Holders for damage to goods,
wares and merchandise, in, upon or about the Premises and for injuries or death
to persons in or about the Premises, from any cause arising at any time. Tenant
shall hold Landlord and the Prior Interest Holders free and harmless from death
or injury to any person, or damage to the goods, wares, merchandise or other
property of any person, arising from the use of the Premises by Tenant, or from
the failure of Tenant to keep the Premises in good condition and repair, as
herein provided.

During the term of this Lease, Tenant shall, at Tenant’s
sole cost and expense, but for the mutual benefit of Landlord, the Prior
Interest Holders and Tenant, maintain general public liability insurance
against claims for injury or death to persons or damage to property occurring
in, upon or about the Premises and on any sidewalks directly adjacent to the
Premises. The limitation of liability of such insurance shall be not less than
Three Hundred Thousand Dollars ($300,000) with respect to injury or death of
any one person and to the limit of not less than Five Hundred Thousand Dollars
($500,000) with respect to any one accident and to the limit of not less than
One Hundred Thousand Dollars ($100.000) with respect to property damage. All such
policies of insurance shall be written by an insurance company approved by
Landlord, and shall be issued in the name of Landlord, the Prior Interest
Holders and Tenant for the mutual and joint benefit and protection of such
parties, and such policies of insurance or copies thereof shall be delivered to
Landlord.**

15.                    FREE
FROM LIENS. Tenant shall keep the Premises and the Shopping Center free
from any liens arising out of any work performed, materials furnished, or
obligations incurred by Tenant whether incurred in connection with Tenant’s
original fixturization, or subsequent alterations or repairs.

16.                    SIGNS.
Tenant shall not place or permit to be placed any sign upon the exterior, or in
the windows (or within two (2) feet thereof), of the Premises without landlord’s
prior written consent, nor shall Tenant change the color or exterior appearance
of the Premises without Landlord’s prior written consent. Landlord’s approved
sign criteria drawings are attached hereto as an Exhibit, or if not available
as of the execution of this Lease shall be provided to Tenant by Landlord prior
to the commencement of the term hereof. Tenant shall at its sole cost and
expense prepare sign construction drawings, in accordance with said criteria
drawings, which shall be submitted to Landlord for Landlord’s written approval.
Tenant shall install a sign in accordance with the approved sign construction
drawings within thirty (30) days after the commencement of the term of this
Lease.*

17.                    SPECIAL
SALES. Tenant shall not without Landlord’s prior written consent display or
sell merchandise outside the defined exterior walls and permanent doorways of
the Premises. Tenant shall not conduct or permit to be conducted any sale by
auction in, upon or from the Premises, whether said auction be voluntary,
involuntary, pursuant to any assignment for the benefit of creditors, or
pursuant to any bankruptcy or other insolvency proceeding. Tenant shall not
conduct a going out of business sale without Landlord’s prior written consent.

18.                    UTILITIES.
Tenant shall pay before delinquency all charges for water, gas, heat,
electricity, power, telephone service, and all other public services and
services of utilities used in, upon or about the Premises by Tenant or any of
its sub tenants, licensees or concessionaires during the term of this Lease. If
any utility is not separately metered, Tenant shall reimburse Landlord for
Tenant’s pro rata cost of said service. In the event Tenant utilizes an
inordinate amount of a utility which is not separately metered, Tenant’s share
will be appropriately adjusted.

19.                    ENTRY AND
INSPECTION. Tenant shall permit Landlord, the Prior Interest Holders and
their agents to enter into and upon the Premises at all reasonable times for the
purpose of inspecting the same or for the purpose of maintaining the building
in which the Premises are located, or for the purpose of making repairs,
alterations or additions to any other portion of said building, including the
erection and maintenance of such scaffolding, canopies, fences and props as may
be required, or for the purpose of posting notices of non-responsibility for
alterations, additions or repairs of Tenant, or for the purpose of placing upon
the property in which the Premises are located any usual or ordinary “For Sale”
signs. Landlord and the Prior Interest Holders shall be permitted to do any of
the above without any rebate of rent and without any liability to Tenant for
any loss of occupation or quiet enjoyment of the Premises thereby occasioned.
Tenant shall permit Landlord, at any time within ninety (90) days prior to the
expiration of this Lease, to place upon the Premises any usual or ordinary “For
Lease” signs, and during such ninety (90) day period Landlord or its agents
may, during normal business hours, enter the Premises and exhibit same to
prospective lessees.

*                    Landlord
agrees that Tenant, at Tenant’s own cost and expense, may install the Arriba
Street monument and all other building signs set forth on Exhibit “C” hereof.
In addition, Tenant shall have the right to install window lettering or decals
customary with other Cal-Fed locations. However, no signs shall be installed
until all required governmental permits and approvals have been obtained and
Tenant has paid all fees pertaining thereto.

**             Notwithstanding
anything herein contained. Landlord hereby acknowledges that Tenant shall have
the right to self-insure.

 6
 

20.                    DAMAGE
AND DESTRUCTION OF THE PREMISES.  In
the event (a) of partial or total destruction of the Premises or the building
in which the Premises are located during the term of this Lease which requires
repairs to either the Premises or said building, or (b) the Premises or the
building in which the Premises are located are declared unsafe or unfit for
occupancy by any authorized public authority for any reason other than Tenant’s
acts, omissions, uses or occupation, which declaration requires repairs to
either the Premises or said building. Landlord shall forthwith make said
repairs, provided Tenant gives to Landlord thirty (30) days prior written
notice of necessity therefor. No such partial destruction (including any
destruction necessary in order to make repairs required by any declaration made
by any public authority) shall annul or void this Lease, except that Tenant
shall be entitled to a proportionate reduction of guaranteed minimum monthly
rental while such repairs are being made, such proportionate reduction to be
based upon the extent to which the making of such repairs shall interfere with
the business carried on by Tenant in the Premises. However, if, (i) during the
last four (4) years of the term of this Lease the building in which the
Premises are located is damaged as a result of fire or any other insured
casualty to an extent in excess of twenty-five percent (25%) of its then
replacement cost (excluding foundation(s)); or (ii) the building is so damaged
at anytime by a casualty not insured against; or (iii) fifty percent (50%), or
more, of the total floor area of the buildings in the Shopping Center are
damaged or destroyed by any casualty, at anytime, Landlord or Tenant may within
thirty (30) days following the date such damage occurs terminate this Lease by
written notice to Tenant. If Landlord, however, elects to make repairs, and
provided Landlord uses due diligence in making said repairs, this Lease shall
continue in full force and effect, and the guaranteed minimum monthly rental
shall be proportionately reduced as hereinabove provided. If Landlord elects to
terminate this Lease, all rentals shall be prorated between Landlord and Tenant
as of the date of such destruction.

In respect to any partial or total destruction
(including any destruction necessary in order to make repairs required by any
such declaration of any authorized public authority) which Landlord is
obligated to repair or may elect to repair under the terms of this Article 20,
Tenant waives any statutory right Tenant may have other­wise had to cancel this
Lease as a result of such destruction.

21.                    ASSIGNMENT
AND SUBLETTING. Tenant shall not assign this Lease, or any interest therein
(including but not limited to encumbering this Lease), and shall not sublet the
Premises or any part thereof, or any right or privilege appurtenant thereto, or
permit any other person (the agents and servants of Tenant excepted) to occupy
or use the Premises, or any portion thereof, without first obtaining the
written consent of Landlord. Landlord shall not unreasonably withhold its
consent to a sublease. Consent by Landlord to one assignment, subletting, occupation
or use by another person shall not be deemed to be a consent of any subsequent
assignment, subletting, occupation or use by another person. Consent to an
assignment shall not release Tenant from liability for the continued
performance of the terms and provisions on the part of Tenant to be kept and
performed, unless Landlord specifically releases Tenant from said liability in
writing. Any assignment or subletting without the prior written consent of
Landlord shall be void, and shall, at the option of Landlord, terminate this
Lease. Neither this Lease nor any interest therein shall be assignable, as to
the interest of Tenant, by operation of law, without the prior written consent
of Landlord.

22.                    DEFAULT.
If Tenant fails to make any payment required by the provisions of this Lease,
when due, or fails within thirty (30) days after written notice thereof to
correct any breach or default of the other covenants, terms or conditions of
this Lease, or if Tenant abandons the Premises before the end of the term,
Landlord shall have the right at any time thereafter to elect to terminate this
Lease and Tenant’s right to possession hereunder. Upon such termination,
Landlord shall have the right to recover against Tenant:

(a)                      The
worth at the time of award of the unpaid rent which had been earned at the time
of termination;

(b)                     The
worth at the time of award of the amount by which the unpaid rent which would
have been earned after termination until the time of award exceeds the amount
of such rental loss that the Tenant proves could have been reasonably avoided;

(c)                      The
worth at the time of award of the amount by which the unpaid rent for the
balance of the term after the time of award exceeds the amount of such rental
loss that the Tenant proves could be reasonably avoided; and

(d)                     Any
other amount necessary to compensate Landlord for all the detriment proximately
caused by Tenant’s failure to perform its obligations under the Lease or which
in the ordinary course of things would be likely to result therefrom.

The “worth at the time of award” of the amounts
referred to in subparagraphs (a) and (b) above shall be computed by allowing
interest at Union Bank’s prime rate in effect from time to time (i.e.
floating), but not more than the maximum rate allowed by law. The worth at the
time of award of the amount referred to in subparagraph (c) shall be computed
by discounting such amount at the discount rate of the Federal Reserve Bank of
San Francisco at the time of award, plus one percent (1%).

 7
 

Such efforts as Landlord may make to mitigate the
damages caused by Tenant’s breach of this Lease shall not constitute a waiver
of Landlord’s right to recover damages against Tenant hereunder, nor shall
anything herein contained affect Landlord’s right to indemnification against Tenant
for any liability arising prior to the termination of this Lease for personal
injuries, wrongful death and/or property damage, and Tenant shall indemnify and hold Landlord harmless from any
such injuries and damages, including all attorney’s fees and costs incurred by
Landlord in defending any action brought against Landlord for any recovery
thereof, and in enforcing the terms and provisions of this indemnification
against Tenant.

Notwithstanding any of the foregoing, the breach of
this Lease by Tenant, or an abandonment of the Premises by Tenant, shall not
constitute a termination of this Lease, or of Tenant’s right of possession
hereunder, unless and until Landlord elects to do so, and until such time
Landlord shall have the right to enforce all of its rights and remedies under
this Lease, including the right to recover guaranteed minimum monthly rental,
percentage rental, additional rent, and all other payments to be made by Tenant
hereunder, as they become due; provided, however, that until such time as
Landlord elects to terminate this Lease, and Tenant’s right of possession
hereunder, Tenant shall have the right to sublet the Premises, subject only to
the written consent of Landlord, which consent shall not be unreasonably
withheld.

As security for the performance by Tenant of all of
its duties and obligations hereunder, Tenant does hereby assign to Landlord the
right, power and authority, during the continuance of this Lease, to collect
the rents, issues and profits of the Premises, reserving unto Tenant the right,
prior to any breach or default by it hereunder, to collect and retain said
rents, issues and profits as they become due and payable. Upon any such breach
or default, Landlord shall have the right at any time thereafter, without
notice except as provided for above, either in person, by agent or by a
receiver to be appointed by a court, to enter and take possession of the
Premises and collect such rents, issues and profits, including those past due
and unpaid, and apply the same, less costs and expenses of operation and
collection, including reasonable attorney’s fees, upon any indebtedness secured
hereby, and in such order as Landlord may determine.

The parties hereto agree that acts of maintenance or
preservation or efforts to re-lease the Premises, or the appointment of a
receiver upon the initiative of Landlord to protect the interests of Landlord
under this Lease shall not constitute a termination of Tenant’s right of
possession for the purposes of this paragraph, unless accompanied by a written
notice from Landlord to Tenant of Landlord’s election to so terminate.

23.                    INSOLVENCY
OF TENANT. In the event all or substantially all of Tenant’s assets are
placed in the hands of a receiver or trustee, and in the event such
receivership or trusteeship shall continue for a period of ten (10) days, or
should Tenant make an assignment for the benefit of creditors, or be
adjudicated a bankrupt, or should Tenant institute any proceedings under any
state or federal bankruptcy act wherein Tenant seeks to be adjudicated a
bankrupt, or seeks to be discharged of its debts, or should any voluntary
proceeding be filed against Tenant under such bankruptcy laws and Tenant
consents thereto or acquiesces therein by pleading or default, then this Lease
or any interest in and to the Premises which Tenant may have shall not become
an asset in any of such proceedings and, in any of such events and in addition
to any and all rights or remedies of Landlord hereunder or as provided by law,
Landlord shall have the option to declare the term hereof ended, to re-enter
the Premises and take possession thereof and remove all persons therefrom, and
Tenant shall have no further claim therein or hereunder.

24.                    SURRENDER
OF LEASE. The voluntary or other surrender of this Lease by Tenant, or a
mutual cancellation thereof, shall not work a merger unless so desired by
Landlord, and shall, at the option of Landlord, terminate all or any existing
sub leases or subtenancies (even though Landlord may have consented to same),
or may, at the option of Landlord, operate as an assignment to him of any or
all of such subleases or subtenancies.

25.                    SALE
OF PREMISES BY LANDLORD. In the event of a sale by Landlord of the Premises
Landlord shall be released of all liability under each of its covenants and
obligations contained in or derived from this Lease arising out of any act,
occurrence or omission occurring after the consummation of such sale; and the
purchaser, at such sale or any subsequent sale of the Premises, shall be deemed
without any further agreement between the parties or their successors in
interest or between the parties and any

 8
 

successors in interest to have assumed and agreed to carry out any and
all of the covenants and obligations of Landlord under this Lease.

26.                    CONDUCT
OF BUSINESS. Subject to the provisions of Article 20, hereof, Tenant shall
continuously and uninterruptedly during the entire term hereof conduct and
carry on Tenant’s business in the Premises and shall keep the Premises open for
business and cause Tenant’s business to be conducted therein during the usual
business hours of each and every business day as is customary* to be open for
business; provided, however, that this provision shall not apply if the
Premises should be closed and the business of Tenant temporarily discontinued
therein on account of strikes, lockouts, or similar causes beyond the
reasonable control of Tenant (financial inability excepted), or closed for not
more than three (3) days out of respect for the memory of any deceased officer
or employee of Tenant, or the relative of any such officer or employee. In the
event Tenant fails to continuously and uninterruptedly conduct its business as
required by this Section 26, Landlord shall have, in addition to any and all
remedies herein provided, the right at its option to collect not only the
guaranteed minimum monthly rental herein provided, but supplemental rent at the
rate of one thirtieth (1/30) of the minimum guaranteed monthly rent herein
provided for each and every day that the Tenant shall fail to conduct its
business. Tenant shall at all times conduct its business in a dignified,
nonoffensive manner. The Premises shall be adequately stocked with merchandise
and shall be maintained in a neat, clean and orderly condition. No noise or
vibrations shall be emitted outside of the Premises as a result of any
equipment installed or utilized by Tenant within the Premises or as a result of
Tenant’s use of or operations at the Premises.

27.                    ATTORNEY’S
FEES. If Landlord is involuntary made a party defendant to any litigation
concerning this Lease or the Premises by reason of any act or omission of
Tenant, then Tenant shall hold Landlord harmless from all costs, liabilities,
damages and expenses by reason thereof, including attorneys’ fees and all costs
incurred by Landlord in such litigation.

If either Landlord or Tenant shall commence any legal
proceedings against the other with respect to any of the terms and conditions
of this Lease, the non-prevailing party therein shall pay to the other all
expenses of said litigation, including attorneys’ fees and costs as may be
fixed by the court having jurisdiction over the matter. The parties hereto
agree that the State of California is the proper jurisdiction for litigation of
any matters relating to this Lease, with venue in Orange County, and service
mailed to the address of Tenant set forth herein shall be adequate service for
such litigation.

29.                    HOLDING
OVER. Any holding over after the expiration of the term of this Lease, with
the consent of Landlord, shall be construed to be a tenancy from month to
month, cancellable upon thirty (30) days written notice, upon each of the terms
and conditions as existed during the last year of the term of this Lease.

*                    for
Tenant’s other branches

 9
 

30.                    NOTICES
AND CONSENTS.  Notice or demand shall
be given or served, and shall not be deemed to have been duly given or served,
unless in writing and personally delivered, or forwarded by certified mail
return receipt requested, address as follows:

	
  If to Landlord:

  	
   

  	
  P. O. Box 3060

  
	
   

  	
   

  	
  Newport Beach, CA [Illegible] 92658 

  
	
   

  	
   

  	
  714-760-8591

  
	
   

  	
   

  	
   

  
	
  If to Tenant:

  	
   

  	
  5670 Wilshire Blvd.

  
	
   

  	
   

  	
  Los Angeles, CA 90036

  
	
   

  	
   

  	
  ATTN: Property Management & Construction

  

 

Either party may change such address by written notice
by certified mail to the other.

31.                    SUCCESSORS
IN INTEREST. The covenants herein contained shall, subject to the
provisions as to assignment, apply to and bind the heirs, successors,
executors, administrators and assigns of each party hereto; and if there is
more than one person or entity who is the tenant hereunder, all of such parties
shall be jointly and  severally
liable hereunder.

32.                    TENANT’S
PERFORMANCE. Without affecting any other right or remedy of Landlord
hereunder, in the event Tenant shall fail within any time limits which may be
provided herein to complete any work or perform any other requirements to be
performed by Tenant prior to the commencement of the term hereof, or in the
event Tenant shall cause a delay in the completion of any work, Landlord may
send Tenant written notice of said default and if said default is not corrected
within ten (10) days thereafter, Landlord may, by written notice prior to
Tenant’s curing of said default, terminate this Lease. Landlord shall be
entitled to retain as liquidated damages all deposits made hereunder and such
improvements as Tenant may have annexed to the Premises which cannot be removed
without damage thereto.*

33.                    FORCE
MAJEURE. If either party hereto shall be delayed or prevented from the
performance of any act required hereunder by reason of acts of God, strikes,
lock-outs, labor troubles, inability to procure materials, restrictive
governmental laws or regulations or other cause without fault and beyond the
control of the party obligated (financial inability excepted), performance of
such act shall be excused for the period of the delay and the period for the
performance of any such act shall be extended for a period equivalent to the
period of such delay; provided, however, nothing in this Article 33 contained
shall excuse Tenant from the prompt payment of any rental or other amount which
Tenant is required to pay Landlord hereunder, except as may be expressly
provided elsewhere in this Lease.

34.                    PARTIAL
INVALIDITY. If any term, covenant, condition or provision of this Lease is
held by a court of competent jurisdiction to be invalid, void or unenforceable,
the remainder of the provisions of this Lease shall remain in full force and
effect and shall in no way be affected, impaired or invalidated thereby.

35.                    MARGINAL
CAPTIONS. The various headings and numbers herein and the grouping of the
provisions of this Lease into separate articles and paragraphs are for the
purpose of convenience only and shall not be considered a pan hereof.

36.                    TIME.
Time is of the essence of this Lease.

37.                    SUBORDINATION,
ATTORNMENT. This Lease, at Landlord’s option, shall be subordinate to the
lien of any deed of trust or mortgage subsequently placed upon the real
property of which the Premises are a part, and to any and all advances made on
the security thereof, and to all renewals, modifications, consolidations,
replacements and extensions thereof; provided, however, that as to the lien of
any such deed of trust or mortgage Tenant’s right to quiet possession of the
Premises shall not be disturbed as a result of such subordination. If any
mortgagee, trustee or ground lessor shall elect to have this Lease prior to the
lien of its mortgage, deed of trust or ground lease, and shall give written
notice thereof to Tenant, this Lease shall be deemed prior to such mortgage,
deed of trust or ground lease, whether this Lease is dated prior or subsequent
to the date of said mortgage, deed of trust or ground lease or the date of
recording thereof.

In the event any proceedings are brought for
foreclosure, or in the event of the exercise of the power of sale under any
mortgage or deed of trust made by Landlord covering the Premises, Tenant shall
attorn to the purchaser upon any such fore­closure or sale and recognize such
purchaser as Landlord under this Lease.

If upon any sale,
assignment, or hypothecation of the Shopping Center, the Premises or the land
thereunder by Landlord, or at any other time, an estoppel certificate and/or
financial statement shall be requested of Tenant, Tenant shall, within ten (10)
days thereafter, deliver such financial statement, and such estoppel

*                    Tenant is in
the process of developing a set of working drawings for the initial interior
improvements of the Premises that are necessary for Tenant to adequately
conduct its business on the Premises. It will be the responsibility of Tenant
to construct such tenant improvements and to install any trade fixtures set
forth on such working drawings. Tenant agrees to furnish said working drawings
to Landlord within one hundred twenty (120) days of the date hereof and said
working drawings shall be approved by Landlord in its reasonable discretion.

 10
 

certificate (in
recordable form) addressed to any such proposed mortgagee or purchaser or to
Landlord, certifying the requested information, including among other things
the dates of commencement and termination of this Lease, the amount of the
security deposit, if any, and that this Lease is in full force and effect (if
such be the case) and that there are  no
differences, offsets or defaults of Landlord, or noting such differences,
offsets or defaults as actually exist. Tenant shall be liable for any loss or
liability resulting from any incorrect information certified, and such mortgagee
and purchaser shall have the right to rely on such estoppel certificate and
financial statement. Tenant shall in the same manner acknowledge and execute
any assignment of rights to receive rents as required by any mortgagee of
Landlord.

38.                     REVISION
OF SITE PLAN. Tenant acknowledges that the Site Plan may be preliminary and
that prior to the commencement of the term hereof Landlord may revise the Site
Plan and change the location of the Premises; provided, however, relocation of
the Premises shall be subject to Tenant’s approval, which approval shall not be
unreasonably withheld. In the event Tenant does not approve said relocation,
Tenant may cancel this Lease, in which event any security deposit or prepaid
rent paid by Tenant shall be refunded to Tenant, and neither party shall
thereafter have any further obligations to each other pursuant to this Lease.

39.                     CONDEMNATION.
In the event of a condemnation, or a transfer in lieu thereof, in which twenty
percent (20%) or more of the Premises is taken, or in the event as a result of
such taking or transfer in lieu thereof, Landlord is unable to provide the
parking required by Article 8 hereof, either Landlord or Tenant may, upon
written notice given within thirty (30) days after such taking or transfer in lieu
Thereof, terminate this Lease. Landlord shall receive the entire award in such
condemnation proceeding. Tenant shall not be entitled to share in any portion
of the award, and Tenant hereby expressly waives any right or claim to any part
thereof. Tenant shall, however, have the right to claim and recover, only from
the condemning authority (but not from Landlord), any amounts necessary to
reimburse Tenant for the cost of removing stock, movable equipment and trade
fixtures.

40.                     NO
ORAL AGREEMENTS. This Lease covers in full each and every agreement of
every kind or nature whatsoever between the parties hereto concerning this
Lease, and all preliminary negotiations and agreements of whatsoever kind or
nature (including discussions with brokers, agents, attorneys and/or employee
of Landlord) are merged herein, and there are no oral agreements or implied
covenants.

41.                     NEGOTIATED
TRANSACTION. The provisions of this Lease shall be deemed to have been
drafted by all of parties hereto.

42.                     IMPOUND
FOR EXPENSES. As hereinbefore provided, Tenant is obligated to reimburse
Landlord for Tenant’s share of certain costs and expenses, which reimbursement
is payable as additional rent. Rather than bill and collect said reimbursement
in arrears, Landlord may estimate Tenant’s share of said costs and expenses for
a period not more than twelve (12) months in advance, and may collect and
impound Tenant’s estimated share in advance on a basis not more frequently than
monthly. On or before August 15th of each year, Landlord shall provide to
Tenant a reconciliation of Tenant’s account for the twelve (12) month period
ending the preceding June 30. Said reconciliation shall set forth in reasonable
detail the costs and expenses paid by Landlord, and shall include a computation
as to Tenant’s pro rata share. In the event Tenant has overpaid its share of
said costs and expenses, Landlord shall accompany said reconciliation with a
refund of said overpayment, and in the event of an underpayment, Tenant shall
pay to Landlord said underpayment within ten (10) days after receipt of said
reconciliation.

43.                     RULES
AND REGULATIONS. Except in connection with the operation of a pet store or
veterinary office, no animals, birds, or pets shall be kept in or about the
premises. No video, electronic game machines, or vending machines shall be
installed, maintained, or operated within the Premises without the written
consent of the Landlord. Landlord may from time to time adopt reasonable
non-discriminatory rules and regulations with respect to the Shopping Center.

44.                     OPTIONS
TO EXTEND. See Addendum.

IN WITNESS WHEREOF, the parties have duly executed
this Lease on the date first above written at Newport Beach, California.

	
  LANDLORD:

  	
   

  	
  LA JOLLA INVESTORS

  
	
   

  	
   

  	
  By:

  	
  PACIFIC DEVELOPMENT GROUP

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  TENANT:

  	
   

  	
  CALIFORNIA FEDERAL SAVINGS
  AND LOAN 

  
	
   

  	
   

  	
  ASSOCIATION

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ James C. Mears

  	
   

  
	
   

  	
   

  	
   

  	
  James C. Mears – Sr. Vice President

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ Leslie A Lordon

  	
   

  
	
   

  	
   

  	
   

  	
  Leslie A. Lordon – Asst. Secretary

  

 

 11
 

ADDENDUM

44.                     OPTIONS
TO EXTEND.

Provided that Tenant is not then in default under the
terms of this Lease, Tenant shall have two (2) successive options to extend the
term hereof, each extension to be for a period of five (5) years. Each of said
options shall be exercised by written notice to Landlord, delivered not less
than six (6) months prior to the expiration of said term. Each of the option
periods shall be on the same terms and conditions contained herein except that
the initial Guaranteed Minimum Monthly Rental during the initial option period
shall be an amount determined by multiplying the Guaranteed Minimum Monthly
Rental in effect upon the commencement of the initial lease term by a fraction
(i) which fraction shall have as its numerator the Consumer Price Index in
effect for the month preceding the commencement of the option period and (ii)
which fraction shall have as its denominator the Consumer Price Index in effect
for the month preceding the commencement of the initial lease term. However, in
no event shall the initial Guaranteed Minimum Monthly Rental during the initial
option period be less than the Guaranteed Minimum Monthly Rental in effect
immediately preceding the commencement of the option period.

Effective on July 1st of each year during the option
periods of this Lease, the Guaranteed Minimum Monthly Rental shall be adjusted
by multiplying the Guaranteed Minimum Monthly Rental then in effect by a
fraction, (i) which fraction shall have as its numerator the Consumer Price
Index for the preceding month of June and (ii) which fraction shall have as its
denominator the Consumer Price Index for the month of June for the prior year
(except during the first year of the initial option period of this Lease, the
month during which the option period commences shall be used rather than June
of the prior year). However, in no event shall the rent be reduced below that
Guaranteed Minimum Monthly Rental in effect immediately preceding such
adjustment.

The Consumer Price Index to be used is the Consumer
Price Index for All Urban Consumers - All Items, for the United States,
published monthly by the United States Department of Labor, in which 1967
equals 100. If said Consumer Price Index is no longer published at the
adjustment date, it shall be constructed by conversion tables included in such
new Index.

 12

EXHIBIT A

EXHIBIT “B”

Landlord shall provide
Tenant with a “shell building” consisting only of: exterior walls, not
including the storefront (masonry and/or stud walls not including paint,
drywall or insulation), foundations (not including concrete floor slab), roof,
rear door at location to be approved by Landlord, and the following utilities:
one (1) 200-amp service to be located in a separate electrical room and primary
electrical conduits (without cable) to Tenant’s space; one (1) four inch (4”)
sewer lateral stubbed to Tenant’s space, and one (1) one and one-half inch (1.5”)
water service lateral (not including water meter or related fees). All
utilities will be stubbed and capped to the demised premises. Tenant shall be
responsible for furnishing and installing all secondary electrical conduit
and/or wiring from the point of connection of Landlord’s work to the actual
Tenant electrical panel. Tenant shall be responsible for all fees, permits, or
utilities charges necessitated by Tenant’s use of the Premises.

Tenant agrees to complete
and fixturize said Premises in accordance with plans and specifications to be
prepared by Tenant and approved by Landlord. Landlord shall pay to Tenant the
sum of THIRTY THOUSAND DOLLARS ($30,000.00) as Landlord’s contribution to the
cost of Tenant’s improve­ments, which sum shall be paid within ten (10) days
following the commencement of the term hereof.

AMENDMENT NO. 1

This AMENDMENT NO. 1 is
made this 18th day of December, 1995 (the “Effective Date”) of the Lease dated
February 10, 1987, by and between La Jolla/Youngman, a general partnership (“Landlord”)
and Great Western Bank, a Federal Savings Bank (“Tenant”),

WHEREAS, the parties
desire to amend the above referred Lease.

NOW, THEREFORE, said
Lease is hereby amended as follows:

1.                          The
language appearing as Article 3, page 1, lines 45 through 56 is hereby deleted
and therefore substituted is the following language: “3. TERM. The term
of this Lease shall commence on September 1, 1987 and shall expire on December
31, 2002.” See Article 44.

2.                          Effective
on January 1, 996, the Guaranteed Minimum Monthly Rental currently being paid
shall be reduced to Five Thousand Eight Hundred Fifty Dollars ($5,850.00) per
month.

3.                          The
language appearing as Article 4(b), pages 1 and 2 is hereby deleted in its
entirety and therefore substituted is the following language. “4(b) INCREASES
IN GUARANTEED MINIMUM MONTHLY RENTAL. Effective on July 1, 1996 the
Guaranteed Minimum Monthly Rental shall be increased to Six Thousand Dollars
($6,000.00) per month. Effective July 1, 1997 the Guaranteed Minimum Monthly
Rental shall be increased to Six Thousand Four Hundred Twenty Dollars
($6,420.00). Effective July 1, 1998 and each July 1st thereafter during the
term of this Lease, the Guaranteed Minimum Monthly Rental shall be adjusted by
multiplying the Guaranteed Minimum Monthly Rental then in effect by a fraction
(i) which fraction shall have as its numerator the Consumer Price Index for the
preceding month of April and (ii) and shall have as its denominator the
Consumer Price Index for the month of April for the prior year. In no event
shall the Guaranteed Minimum Monthly Rental be decreased from the Guaranteed
Minimum Monthly Rental in effect immediately before each adjustment, nor shall
the Guaranteed Minimum Monthly Rental be increased by more than three and
one-half percent (3.5%) on any adjustment date (except as hereinabove
provided). The phrase Consumer Price Index shall mean the Consumer Price Index
for All Urban Consumers - All items for the United States as published monthly
by the United States Department of Labor in which 1982-84 equals 100. If the
Consumer Price Index is no longer published at an adjustment date, then the
most similar index published by any branch or department of the United States
Government shall be used, and if none is published, then another non-partisan
index evaluating the information theretofore used in compiling the Consumer
Price Index and generally recognized as authoritative on the impact of cost of
living increases on commercial property rentals shall be used.”

4.                          The
language appearing as Article 44, page 12 is hereby deleted in its entirety and
therefore inserted is the following language: “44: OPTION TO EXTEND.
Provided that Tenant is not then in default under the terms and conditions
contained in this Lease, Tenant shall have the option to extend the term of
this Lease for two (2) five (5) year periods, by delivering written notice of
its election to extend the option not less than six (6) months prior to the expiration
of the then unexpired term of this Lease. Each extended term shall be under the
same terms and conditions contained in this Lease, including specifically
Section 4(b).”

5.                          In
addition to the language set forth in the Master Lease, Item 21 Assignment and
Subletting, the following language shall apply: Upon Tenant’s request for
approval and submittal of a sublease agreement, Landlord shall have up to 15
days to review and approve Tenant’s sublease request. In the event Landlord
does not response within the agreed upon 15 day period, then the request to
sublease shall be deemed approved.

This AMENDMENT NO. 1 has
been executed on the date first hereinabove written.

 

	
  “LANDLORD”

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  LA JOLLA
  INVESTORS,

  	
   

  	
   

  
	
  a California
  general partnership

  	
   

  	
   

  
	
   

  
	
  By:

  	
  /s/ Steven Park Grant

  	
   

  	
   

  	
   

  
	
   

  	
  Steven Park Grant, Trustee

  	
   

  	
   

  
	
   

  	
  of the Grant Family Trust of 1991

  	
   

  	
   

  
	
   

  
	
  By:

  	
  /s/ Steven Park Grant

  	
   

  	
   

  	
   

  
	
   

  	
  Steven Park Grant, Trustee

  	
   

  	
   

  
	
   

  	
  of the Steven Park Grant, Jr. Trust,

  	
   

  	
   

  
	
   

  	
  Dated January 27, 1986

  	
   

  	
   

  
	
   

  
	
  By:

  	
  /s/ Steven Park Grant

  	
   

  	
   

  	
   

  
	
   

  	
  Steven Park Grant, Trustee

  	
   

  	
   

  
	
   

  	
  of the Catherine Louise Grant Trust,

  	
   

  	
   

  
	
   

  	
  Dated January 27, 1986

  	
   

  	
   

  
	
   

  
	
  By:

  	
  /s/ Steven Park Grant

  	
   

  	
   

  	
   

  
	
   

  	
  Steven Park Grant, Trustee

  	
   

  	
   

  
	
   

  	
  of the Robert Rollins Grant Trust,

  	
   

  	
   

  
	
   

  	
  Dated January 27, 1986

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  YOUNGMAN TRUST

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  /s/ Arn K.
  Youngman

  	
   

  	
   

  	
   

  
	
  Arn K. Youngman

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  TENANT

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  GREAT WESTERN
  BANK,

  	
   

  	
   

  
	
  a Federal
  Savings Bank

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  /s/ Sharon Driben

  	
   

  	
   

  	
   

  
	
   

  	
  Regional V.P.

  	
   

  	
   

  	
   

  
						

 

EXHIBIT “B”

WORKLETTER AGREEMENT

All capitalized terms herein that are defined in the
Sublease to which this Exhibit is attached shall have the meanings provided for
them in the Sublease. The term “Subtenant’s Work” shall mean any work performed
by Subtenant, whether Subtenant’s work with respect to Initial Subtenant’s
Improvements, if applicable, or work subsequent thereto. In addition to all the
requirements herein, Subtenant’s Work shall comply in all respects with the
Master Lease.

SECTION I                                                                       DELIVERY
OF PREMISES BY SUBLANDLORD

1.         Except as
otherwise specifically set forth in the Sublease, Subtenant shall take the
Premises in the presently existing “AS IS” condition and all work to be
performed at the Premises shall be performed by Subtenant at Subtenant’s sole
cost and expense.

2.         Sublandlord
does not warrant any information Sublandlord may have furnished or will furnish
Subtenant regarding the Premises. It shall be Subtenant’s responsibility to
verify existing field conditions and measurements of the Premises, prior to the
Commencement Date. Subtenant’s failure to verify the existing conditions and
measurements of the Premises shall not relieve Subtenant of any expenses or
responsibilities resulting from such failure, nor shall Sublandlord have any
liability or obligations to Subtenant arising from such failure.

SECTION II                                                                   SUBTENANT’S
WORK

1.         Subtenant
shall perform Subtenant’s Work in accordance with all laws, rules and
ordinances (“Laws”) applicable to the Premises, including, without limitation,
the building codes of the jurisdiction in which the Premises is located and all
requirements of the American With Disabilities Act.

2.         Subtenant’s
Work and, except to the extent as may be specifically otherwise provided in the
Sublease, all subsequent work in the Premises which Subtenant may wish to
perform, shall be subject to the advance written approval by Sublandlord, which
approval shall not be unreasonably withheld, conditioned or delayed.

3.         Subtenant
shall, prior to commencement of Subtenant’s Work and at Subtenant’s sole cost
and expense, obtain all required building and other permits and post said
permits at the Premises as required.

4.         The loads
imposed by Subtenant’s Work (including dead and live loads) shall not exceed
the allowable load capacity of the existing structural systems and components
thereof. Subtenant shall ensure at its sole cost that all floors in the
Premises remain level at all times.

5.         Subtenant
shall use only new or like-new materials for Subtenant’s Work, including
improvements, equipment, trade fixtures and all other fixtures. Notwithstanding
the foregoing, Subtenant may reuse portions of existing improvements subject to
Sublandlord’s prior written approval, which approval not to be unreasonably
withheld, conditioned or delayed, provided that said approval shall in no
manner relieve Subtenant from the requirement that Subtenant’s Work comply with
this Sublease and all applicable laws. Sublandlord makes no warranty or
representation as to the condition or suitability of existing improvements
reused by Subtenant.

6.         Subtenant
shall make no marks or penetrations into the roof, upper floor decks, exterior
walls, or floors, unless approved by Sublandlord in advance, which approval
shall not be unreasonably withheld, conditioned or delayed.

7.         If any
Subtenant’s Work being performed by Subtenant to connect to utilities requires
access through space occupied by any other tenant or otherwise will affect any
other tenant and Sublandlord has approved such Subtenant’s Work, Subtenant
shall be responsible for coordinating such Work with such other tenant,
restoring said tenant’s premises to its original condition following such Work,
repairing any damages to said Subtenant’s personal property and compensating
said other tenant for any costs or expenses incurred by it on account of such
Work.

8.         Subtenant
shall retain Sublandlord’s and/or Master Lessor’s identification signs or, at
Subtenant’s cost, provide new signs for Sublandlord’s and/or Master Lessor’s
utilities, valves, and other such devices in the Premises.

9.         Sublandlord
may, at its election, require testing as to the affect of Subtenant’s Work on
the structural components of the building (the “Building”) and/or the Premises
and major Building systems (i.e., fire/life safety issues, code compliance, and
plumbing and electrical systems), and Subtenant shall cooperate with any
reasonable testing procedure.

10.       No approval
from Sublandlord with respect to any aspect of Subtenant’s Work shall be valid
unless in writing and signed by an authorized representative of Sublandlord.

11.       Subtenant
acknowledges that the Sublease Commencement Date shall not be delayed due
solely to the fact that Subtenant’s Work has not been completed by such dates
or due solely to the fact that Subtenant is not open for business as of such
dates.

SECTION III                     PROCEDURES
AND SCHEDULES FOR THE COMPLETION OF PLANS 
AND SPECIFICATIONS

1.         Subtenant
shall submit to Sublandlord such information on Subtenant’s planned electrical
and mechanical usages at the Premises as may be reasonably requested by
Sublandlord (herein referred to as “Plans”). Subtenant shall accurately
indicate on the Plans any existing equipment or conditions that Subtenant
proposes to reuse.

2.         Subtenant
shall submit its Plans to Sublandlord prior to commencement of any work. The
Plans shall include interior floor plans, mechanical plans, electrical plans,
plumbing plans, and signage design, size and location. Sublandlord shall use
reasonable efforts to send notification to Subtenant that it approves or
disapproves the Plans within ten (10) business days after receipt thereof
(Sublandlord’s approval not to be unreasonably withheld). If Sublandlord
disapproves, Subtenant shall within ten (10) days after receipt of Sublandlord’s
disapproval, send Sublandlord revised Plans addressing Sublandlord’s comments.
This procedure shall be repeated until Sublandlord has approved the Plans.

3.         The
approval by Sublandlord or Sublandlord’s agent of the Plans shall not
constitute an implication, representation or certification by Sublandlord or
Sublandlord’s agent that the Plans are accurate, sufficient, efficient or in
compliance with insurance and indemnity requirements, or any Laws the
responsibility for which belongs solely to Subtenant.

 2
 

SECTION IV                                                              PERMITS
AND APPROVALS

Subtenant, at Subtenant’s cost, shall apply for, seek
and obtain all permits, licenses and approvals required for applicable
governmental entities for construction of Subtenant’s Work. Copies of all such
permits and approvals shall be submitted to Sublandlord before any construction
work for Subtenant’s Work commences. Subtenant’s Work shall comply in all
respects with the following: (i) the Code and other state, federal, city or
quasi-governmental laws, codes, ordinances and regulations, as each may apply
according to the rulings of the controlling public official, agent or other
person; (ii) applicable standards of the American Insurance Association
(formerly, the National Board of Fire Underwriters) and the National Electrical
Code; and (iii) Project material manufacturer’s specifications.

SECTION V                                                                  CONSTRUCTION

1.         Subtenant
hereby appoints Robert Hildt  (“Subtenant’s
Representative”) to act on its behalf and represent its interests with respect
to all matters requiring Subtenant actions in this Agreement. All matters
requiring the consent, authorization or other actions by Subtenant with respect
to matters set forth in this Agreement shall be in writing and signed by the
Subtenant’s Representative. No consent, authorization, or other action by
Subtenant with respect to the matters set forth in this Agreement shall bind
Subtenant unless in writing and signed by the Subtenant’s Representative.
Sublandlord hereby appoints                        
to act on its behalf and represent its interests with respect to all matters
requiring Sublandlord action in this Agreement (“Sublandlord’s Representative”).
All matters requiring the consent, authorization or other actions by
Sublandlord with respect to matters set forth in this Agreement shall be in
writing and signed by the Sublandlord’s Representative. No consent,
authorization, or other action by Sublandlord with respect to the matters set
forth in this Agreement shall bind Sublandlord unless in writing and signed by
the Sublandlord’s Representative.

2.         Prior to
commencement of Subtenant’s Work at the Premises, Subtenant shall, in addition
to complying with all other terms and conditions herein, furnish Sublandlord
the following:

a.        Evidence
of insurance evidencing the insurance required of Subtenant and Subtenant’s
general contractors as provided in this Exhibit.

b.        A
copy of the building permit(s), license(s) and approvals.

3.         Subtenant
shall coordinate Subtenant’s Work with other construction work at the Building,
if any.

4.         Prior to
the commencement of construction, Sublandlord shall have the right to post, in
a conspicuous location, on the Premises, a notice of non-responsibility.

5.         Subtenant
shall place all trash in trash containers at a pick-up area or areas designated
by Sublandlord. Subtenant shall furnish its own trash containers at its cost
unless Sublandlord elects to furnish the containers. Subtenant shall provide
trash removal service at Subtenant’s own cost from the pick-up areas unless
Sublandlord elects to provide the trash removal service. Subtenant shall not
permit trash to accumulate within the Premises or in the Common Areas or
exterior areas of the Building. Subtenant shall be solely responsible for
removal from the

 3
 

Premises and legal disposal of any containers considered as hazardous
waste by applicable law and Subtenant shall take all precautions to assure that
such containers are not placed in Sublandlord’s disposal containers.

6.         All
Subtenant’s Work shall be performed so as to cause the least possible
interference with Sublandlord’s existing business operations in the Building
and other Subtenants of the Building, if applicable, and Sublandlord shall have
the right to impose reasonable requirements with respect to timing and
performance of the Work in order to minimize such interference. Subtenant’s Work
causing noise, odor or vibration at the Premises (e.g., concrete cutting) shall
be performed only during hours as directed by Sublandlord.

7.         Construction
equipment and materials are to be located in confined areas and truck traffic
is to be routed to and from the site as directed by Sublandlord so as not to
burden the construction or operation of the Building. All Work shall be
confined to the Premises.

8.         Subtenant
shall cause its general contractor and all subcontractors to maintain during
the construction period the following insurance: (i) commercial general
liability insurance, with limits of not less than $2,000,000 per occurrence
(the portion of such coverage over $1,000,000 may be provided under an umbrella
or excess liability policy), for personal injury, bodily injury or death or
property damage or destruction, arising out of or relating to the contractor’s
work at or in connection with the Premises and completed operations for one (1)
year following job completion and shall provide for a waiver of subrogation by
the insurance company; (ii) worker’s compensation insurance with respect to
each contractor’s workers at the site or involved in the Subtenant’s Work, in
the amount required by statute; (iii) employer’s liability insurance in the
amount of at least $1,000,000 per accident and at least $1,000,000 for disease,
each employee; (iv) comprehensive automobile liability insurance covering all
owned, hired or non-owned vehicles, including the loading and unloading
thereof, with limits of not less than $2,000,000 per occurrence (the portion of
such coverage over $1,000,000 may be proved under an umbrella or excess
liability policy); and (v) builder’s risk property insurance upon the entire
Subtenant’s Work to the full replacement cost value thereof. Sublandlord,
Sublandlord’s managing agent, Master Lessor and other such parties as
designated by Sublandlord, shall be additional insureds under the insurance
required under clause (i) of this paragraph, naming owner/Sublandlord,
Subtenant, general contractor, and all subcontractors. All insurance required
hereunder shall be provided by responsible insurers rated at least “A” and “VIII”
in the then current edition of Best’s Key Rating Insurance Guide and shall be
licensed in the State in which the Building is located. Subtenant shall
provide, or cause its contractors to provide, evidence of such insurance prior
to any Subtenant’s Work being performed at the Premises. Such evidence shall
state that the coverage may not be changed or cancelled without at least thirty
(30) day’s prior written notice to Sublandlord. Certificates for all insurance
carried pursuant to this section shall be delivered to Sublandlord before the
commencement of any of Subtenant’s Work and before any equipment is moved onto
or adjacent to the Premises for the purposes of such Subtenant’s Work.

9.         Upon
substantial completion of Subtenant Improvements, as evidenced by a Subtenant
certificate of occupancy or a temporary certificate of occupancy for the
Premises, Subtenant shall notify Sublandlord. Subtenant shall furnish
Sublandlord a copy of a certificate of occupancy for the Premises before
Subtenant opens for business.

 4
 

10.       Costs of all
Subtenant Work shall be paid promptly by Subtenant, and Subtenant shall have no
authority to cause liens or other encumbrances to attach as to the Premises.
Subtenant shall reimburse Sublandlord for the reasonable fees and expenses
payable by Sublandlord in connection with Sublandlord’s approvals and
inspections hereunder. Prior to Subtenant’s opening for business, Subtenant
shall deliver to Sublandlord mechanic’s lien reSubleases or other evidence
reasonably satisfactory to Sublandlord that no liens have been filed in
connection with the Subtenant’s Work and that no liens can reasonably be
expected to be filed.

11.       Sublandlord
shall have the right to inspect the Subtenant Work at all times, provided
however, that Sublandlord’s failure to inspect the Subtenant Work shall in no
event constitute a waiver of any of Sublandlord’s rights hereunder nor shall
Sublandlord’s inspection of the Subtenant’s Work constitute Sublandlord’s
approval of the same. In addition, if the laws, ordinances, rules, regulations
or orders of any public authority having jurisdiction require any of the
Subtenant’s work to be inspected, tested or approved, Subtenant shall give
Sublandlord timely notice of its readiness and of the date arranged in order
that Sublandlord may observe such inspection, testing or approval. Subtenant
shall reimburse Sublandlord for the reasonable fees and expenses payable by
Sublandlord’s inspection hereunder. Should Sublandlord disapprove any portion
of the Subtenant’s Work, Sublandlord shall notify Subtenant in writing of such
disapproval and shall specify the items disapproved. Any defects or deviations
in, and/or disapproved by Sublandlord of, the Subtenant’s Work shall be
rectified by Subtenant at no expense to Sublandlord, provided however, that in
the event Sublandlord determines that a defect or deviation exists or
disapproves of any matter in connection with any portion of the Subtenant’s
Work and such defect, deviation or matter might adversely affect the
mechanical, electrical, plumbing, heating, ventilating and air conditioning or
life-safety systems of the Project, the structure or exterior appearance of the
Project or any other Subtenant’s use of such other Subtenant’s Subleased
premises, Sublandlord may, take such action as Sublandlord deems necessary, at
Subtenant’s expense and without incurring any liability on Sublandlord’s part,
to correct any such defect, deviation and/or matter, including, without
limitation, causing the cessation of performance of the construction of the
Subtenant’s Work until such tine as the defect, deviation and/or matter is
corrected to Sublandlord’s satisfaction.

12.       Subtenant’s
indemnity of Sublandlord as set forth in the Sublease shall also apply with
respect to any and all costs, losses, damages, injuries and liabilities related
in any way to any act or omission of Subtenant or Subtenant’s Agent, or anyone
directly or indirectly employed by any of them, or in connection with Subtenant’s
non-payment of any amount arising out of the Subtenant’s Work and/or Subtenant’s
disapproval of all or any portion of any request for payment. Such indemnity by
Subtenant, as set forth in this Sublease, shall also apply with respect to any
and all costs, losses, damages, injuries and liabilities related in any way to
Sublandlord’s performance of any ministerial acts reasonably necessary (i) to
permit Subtenant to complete the Subtenant Work, and (ii) to enable Subtenant
to obtain any permit or certificate of occupancy for the Premises.

13.       Unless
otherwise indicated, all references herein to a “number of days” shall mean and
refer to calendar days. If any item requiring approval is timely disapproved by
Sublandlord, the procedure for preparation of the document and approval thereof
shall be repeated until the document is approved by Sublandlord.

 5
 

14.       Notwithstanding
any provision to the contrary contained in this Sublease, if an event of default
as described in the Sublease or this Agreement has occurred at any time on or
before the substantial completion of the Premises, then all other obligations
of Sublandlord under the terms of this Agreement shall be forgiven until such
time as such default is cured pursuant to the terms of this Sublease (in which
case, Subtenant shall be responsible for any delay in the substantial
completion of the Premises caused by such inaction by Sublandlord).

15.       Sublandlord
shall have no responsibility for the Subtenant’s Work and Subtenant will
remedy, at Subtenant’s own expense, and be responsible for any and all defects
in the Subtenant’s Work that may appear during or after the completion thereof
whether the same shall affect the Subtenant’s Work in particular or any part of
the Premises in general. Subtenant shall indemnify, hold harmless and reimburse
Sublandlord for any costs or expenses incurred by Sublandlord by reason of any
defect in any portion of the Subtenant’s Work constructed by Subtenant or
Subtenant’s contractor or subcontractors, or by reason of inadequate cleanup
following completion of the Subtenant’s Work.

16.       All of
Subtenant’s contractors, subcontractors, employees, servants and agents must
work in harmony with all shall not interfere with any labor employed by
Sublandlord, or Sublandlord’s contractors or by any other Subtenant or its
contractors with respect to any portion of the Project. Nothing in this
Agreement shall, however, require Subtenant to use union labor.

17.       Any work to
be performed in areas adjacent to the Premises shall be performed only after
obtaining Sublandlord’s express written permission, which shall not be
unreasonably withheld, conditioned or delayed, and shall be done only if an
agent or employee of Sublandlord is present; Subtenant will reimburse
Sublandlord for the expense of any such employee or agent.

18.       Subtenant
agrees to be entirely responsible for the maintenance or the balancing of any
heating, ventilating or air conditioning system installed by Subtenant and/or maintenance
of the electrical or plumbing work installed by Subtenant and/or for
maintenance of lighting fixtures, partitions, doors, hardware or any other
installations made by Subtenant.

Sublandlord will not check Subtenant drawings for
building code compliance. Approval of the Construction Drawings by Sublandlord
is not a representation that the drawings are in compliance with the
requirements of governing authorities, and it shall be Subtenant’s
responsibility to meet and comply with all federal, state, and local code
requirements. Approval of the Construction Drawings does not constitute
assumption of responsibility by Sublandlord or its architect for their
accuracy, sufficiency or efficiency, and Subtenant shall be solely responsible
for such matters.

SECTION VI                                                              SUBTENANT
IMPROVEMENT ALLOWANCE

Subtenant shall be entitled to a one-time payment by
Sublandlord of an allowance in the maximum amount of $15,000 (the “Subtenant
Improvement Allowance”) for the costs related to the design and actual cost of
the Subtenant’s Initial Improvements, but payment or nonpayment thereof shall
not relieve Subtenant of its responsibility and pay for all costs of the
Subtenant’s Work. In no event shall Sublandlord have any obligation to disburse
the Subtenant Improvement Allowance to Subtenant for any purpose other than
Subtenant’s Work. In no event

 6
 

shall Sublandlord be obligated to make disbursements pursuant to this
Workletter Agreement in an amount in a total amount which exceeds the Subtenant
Improvement Allowance. No credit shall be given to Subtenant if the cost of the
Subtenant’s Initial Improvements is less than the Subtenant Improvement
Allowance.

The Subtenant Improvement Allowance shall be paid to
Subtenant within sixty (60) days after mutual execution hereof, provided that
Subtenant is not then in default and Subtenant has delivered to Sublandlord the
following:

a.        Copies
of any building permits required for the Subtenant’s Improvement Allowance;

b.        Policies
or evidences thereof of all insurance required to be maintained by Subtenant
and its contractors;

c.        Reasonable
evidence that Subtenant has theretofore performed, in accordance with the Plans
and other provisions of this Sublease, costing an amount at least equal to the
amount of the Subtenant Improvement Allowance;

d.        Copies
of invoices for such work marked “paid” by contractors and material suppliers;
and

e.        Mechanic’s
lien reSubleases from the general and all other contractors to the extent of
the Subtenant Improvement Allowance, along with other evidence reasonably
satisfactory to Sublandlord that no liens have been filed in connection with
the Subtenant’s Intial Improvements and that no liens can reasonably be
expected to be filed.

Within thirty (30) days after completion of Subtenant’s
Initial Improvements, Subtenant shall provide the following to Sublandlord:

f.         Final
copy of Subtenant’s As-Built Plans (with changes, if any, noted from the final
approved Plans); and

g.        Certificate
of Occupancy.

Sublandlord is authorized, at Sublandlord’s election,
to disburse funds from the Subtenant Improvement Allowance on Subtenant’s
behalf to Subtenants Contractor, Subtenant’s architect, Subtenant’s engineer,
or any subcontractor, materials supplier or other party entitled to
compensation in connection with Subtenant’s Work. Sublandlord shall provide
Subtenant with a notice, together with copies of invoices and other appropriate
documentation, identifying payments made from the Subtenant Improvement
Allowance and stating the amount remaining in the Subtenant Improvement Allowance.

Subtenant may apply for and may receive a certificate
of occupancy or temporary certificate of occupancy for the Premises, and
thereby obtain substantial completion of the Subtenant’s Work, at a time when
punch list items have yet to be completed. The Subtenant’s Work shall be deemed
to be substantially complete even though such “punch list” items still remain
to be performed.

 7
 

At its option, Sublandlord, at any time within three
(3) years after final disbursement of the Subtenant Improvement Allowance to
Subtenant, and upon at least ten (10) days prior written notice to Subtenant,
may cause an audit to be made of Subtenant’s books and records relating to
Subtenant’s expenditures in connection with the construction of the Subtenant’s
Work. Subtenant shall maintain complete and accurate books and records in
accordance with generally accepted accounting principles of these expenditures
for at least three (3) years. Subtenant shall make available to Sublandlord’s
auditor at the Premises within ten (10) business days following Sublandlord’s
notice requiring the audit, all books and records maintained by Subtenant
pertaining to the construction and completion of the Subtenant’s Work. In
addition to all other remedies which Sublandlord may have pursuant to the
Sublease, Sublandlord may recover from Subtenant the reasonable cost of its
audit if the audit discloses that Subtenant falsely reported to Sublandlord
expenditures which were not in fact made or falsely reported a material amount
of any expenditure or the aggregate expenditures.

 8

EXHIBIT “A”

ASSIGNMENT OF LEASE

This Assignment of Lease (the “Assignment”) is made
effective November 8, 1992, by and among LA JOLLA INVESTORS, a general
partnership (“Lessor”), CALIFORNIA FEDERAL BANK, A FEDERAL SAVINGS BANK (“Assignor”)
and GREAT WESTERN BANK, A FEDERAL SAVINGS BANK (“Assignee”), which agree as
follows:

1.                          Recitals.
This Assignment is made with reference to the following facts and objectives:

A.                     Lessor
and Assignor did enter into a lease (the “Lease”) dated February 10, 1987 for a
certain premises located in the La Jolla Colony Plaza in San Diego, California,
which premises are more particularly described in the Lease.

B.                       Assignor
desires to assign all its rights, title and interest in the Lease to Assignee.

C.                       Lessor
desires to consent to the proposed Assignment on the conditions set forth in
this Agreement.

2.                          Effective
Date of Assignment. This Assignment shall take effect and Assignor shall
give possession of the Premises to Assignee as of November 8, 1992.

3.                          Assignment
and Assumption. Assignor assigns and transfers to Assignee all its rights,
title and interest in the Lease. Assignee accepts the assignment and assumes
and agrees to perform, from the date the assignment becomes effective, as a
direct obligation to Lessor, all provisions of the Lease, including but not
limited to the duty to pay rent and other charges as provided in the Lease.

4.                          Lessor’s
Consent. Provided all of the obligations and duties of Assignor under the
Lease are current and not in default on the effective date of the assignment,
Lessor hereby consents to the assignment on the terms and conditions set forth
herein; provided, however such consent shall not release Assignor from its
duties under the Lease.

5.                          Indemnities.
Assignee shall indemnify and hold Assignor harmless from any and all damages,
losses and liabilities of any nature resulting from any and all claims arising
in connection with the Lease on or after the effective date of this Assignment,
including, without limitation, (1) legal fees, costs and expenses of any nature
resulting from any and all claims made in

connection with the Lease on or after [Illegible] effective date or
this Assignment; and (2) any and all claims and/or demands for payment and/or
performance made by the Lessor against Assignor resulting from Assignee’s
actual or alleged failure to perform or to comply with any provisions of the
Lease, regardless of the basis for the Assignee’s actual or alleged failure to
perform or comply, provided that any such claims and/or demands arise in connection
with the Lease arise on or after the effective date of this Assignment,
including, without limitation, (1) legal fees, costs and expenses of any nature
resulting from any and all claims made in connection with the Lease on or after
the effective date of this Assignment; and (2) any and all claims and/or
demands for payment and/or performance made by the Lessor against Assignor
resulting from Assignee’s actual or alleged failure to perform or to comply
with any provisions of the Lease, regardless of the basis for the Assignee’s
actual or alleged failure to perform or comply, provided that any such claims
and/or demands arise in connection with the Lease, arose prior to the effective
date of Assignment.

6.                          Prepaid
Rent/Security Deposit. Assignor and Assignee acknowledge to each other that
no money has been paid as prepaid rent or security deposit. Rent shall be
prorated between Assignor and Assignee not later than the effective date
hereof.

Rent, for the purposes of this Assignment, shall mean minimum monthly
rent, percentage rent, prepaid rent, security deposit, real property taxes and
assessments, common area charges, operating costs, insurance, advertising
charges, utilities and similar charges payable by Assignor to Lessor.

7.                          Miscellaneous.

A.                     Attorneys’
Fees. If any party commences an action against any of the parties arising
out of or in connection with this Assignment, the prevailing party or parties
shall be entitled to recover from the losing party or parties reasonable
attorneys’ fees and costs of suit.

B.                       Notice.
Any notice demand, request, consent, approval, or communication that either
party desires or is required to give to the other party or any other person
shall be in writing either served personally or sent by prepaid, first class
mail, and addressed to the other party at the address set forth below:

	
  Assignor:

  	
  California Federal Bank, F.S.B.

  5700 Wilshire Boulevard

  Suite 232B
 Los Angeles, CA 90036

  
	
   

  	
  Attn:

  	
  Edward S. Streeter

  Vice President,

  Branch Planning & Acquisitions

  

 

 

	
  Assignee:

  	
  Great Western Bank, F.S.B

  9200 Oakdale Avenue, Fourth Floor

  Chatsworth, CA 91311

  Attn: Lease Administration

  
	
   

  	
   

  
	
  Lessor:

  	
  La Jolla Investors

  P.O. Box 3060

  Newport Beach, CA 92658

  Attn: Steven P. Grant

  

 

Any party may change its address by notifying the
other parties of the change of address. Notice shall be deemed communicated
within five (5) business days from the time of mailing if mailed as provided in
this paragraph, or upon delivery if served personally.

C.                       Successors.
This Assignment shall, subject to any requirements of the Lease, be binding on
and inure to the benefit of the parties and their successors and assigns.

D.                      Counterparts.
This Assignment may be executed in one or more counterparts, all of which taken
together shall constitute an instrument.

	
  

  	
  LESSOR:

  
	
   

  	
  LA JOLIA INVESTORS

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Steven Grant, Trustee

  
	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
  General Partner

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
  8/14/92

  
	
   

  	
   

  	
   

  
	
   

  	
  ASSIGNOR:

  
	
   

  	
  CALIFORNIA FEDERAL BANK, F.S.B.

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Edward Streeter

  
	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
  Vice President

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
  8/4/92

  
	
   

  	
   

  	
   

  
	
   

  	
  ASSIGNEE: 

  
	
   

  	
  GREAT WESTERN BANK. F.S.B.

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ H. Arthur West

  
	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
  Vice President

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
  7 Aug. ’92Exhibit 10.2

LEASE

La Jolla, Regents/Arriba

This Lease is entered into as of the 26th day of March, 2001, by and
between La Jolla Investors, a Partnership and Larry Tucker, (“Landlord”), and
1st Pacific Bank of California, a California Corporation Trustee (“Tenant”).

WITNESSETH

1.         PREMISES.
 The premises hereby leased to Tenant
(the “Premises”) and hereby hired by Tenant, are situated in the City of San
Diego, County of San Diego, State of California. The Premises are located in a
shopping center (the “Shopping Center”) and are crosshatched on the site plan
of the Shopping Center attached hereto as Exhibit “A” (the “Site Plan”). The
Premises shall have a frontage of approximately fifteen and 1/3 (15.33 ) feet
(said measurement being from center of partition to center of partition with
respect to interior stores and from center of partition to outside wall with
respect to end locations), and a depth of approximately sixty (60) feet
(outside dimensions).

2.         USE.
 The Premises are leased to Tenant and
hired from Landlord solely for the following use: support office in connection
with a retail banking operation. Tenant shall not use, or permit the Premises
or any part thereof, to be used for any purpose other than the use for which
the Premises are hereby leased.

3.         TERM.
 The term of this Lease shall be for a
period of one year five months commencing on August 1, 2001. Should the
commencement date not be the first day of a calendar month, the term of this
Lease shall be extended by the remaining days in said month. Tenant
acknowledges that the Premises are presently occupied by another lessee and
that Landlord will use its commercially reasonable efforts to deliver the
Premises to Tenant by August 1, 2001.

4.         GUARANTEED
MINIMUM MONTHLY RENTAL.

(a)       Guaranteed
Minimum Monthly Rental.  Tenant’s
obligation to pay Guaranteed Minimum Monthly Rental and Additional Rental, as
hereinafter provided, shall commence on September 16, 2001. Tenant shall pay to
Landlord, in advance on or before the first day of each calendar month, as
Guaranteed Minimum Monthly Rental for the Premises the sum of One Thousand Nine
Hundred ($1900) Dollars per month. Should Tenant’s obligation to pay not
commence on the first day of a calendar month, Tenant shall pay Guaranteed
Minimum Monthly Rental in advance for such fractional month prorated based upon
the remaining days in said month. All amounts shall be paid in lawful money of
the United States of America and shall be paid without deduction or offset, and
without prior notice or demand at the address designated in Article 34.

 1
 

5.         LATE
CHARGE AND PROCESSING FEE.  If Tenant
fails to pay the Guaranteed Minimum Monthly Rental within seven (7) days of its
due date, or fails to make any other payment due to Landlord within ten (10)
days of the due date, Tenant shall pay to Landlord, as Additional Rental, a
Late Charge equal to five (5%)  percent of the overdue amount. In
the event Tenant makes payment by check for any payment due hereunder and such
check is returned by Landlord’s or Tenant’s financial institution for any
reason, the amount paid by said check shall be past due and subject to the Late
Charge, plus Tenant shall pay to Landlord as Additional Rental a processing fee
of Fifty and No/100ths ($50.00) Dollars. Should Tenant’s check be returned for
any reason by Landlord’s or Tenant’s financial institution more than twice
during any consecutive twelve (12) month period, Landlord may thereafter, by
written notice to Tenant, require that all future payments to be made by Tenant
be made by cashier’s check or money order.

 2
 

7.         ADDITIONAL
RENTAL AND IMPOUNDS.  As herein provided, in addition to the
Guaranteed Minimum Monthly Rental, Tenant is obligated to pay to Landlord
certain amounts as Additional Rental. Included as a part of Additional Rental
are the following:

B.        Real
estate taxes and assessments, rental taxes and business licenses and taxes, as
set forth in Article 9.

C.        Common
Area Expense, including a ten (10%)  percent
administrative fee, as set forth in Article 11.

D.        Utilities
and trash collection, including a ten (10%) percent administrative fee as set
forth in Article 12.

E.         Building
maintenance and repair, including a ten (10%) percent administrative fee, as
set forth in Article 13.

F.         Insurance
costs, including a ten (10%)  percent
administrative fee as set forth in Article 14.

Rather than bill and collect
the Additional Rental referred to in this Article in arrears, Landlord may
estimate the amount of said Additional Rental for a period not more than one
(1) year in advance, and collect and impound said amount in monthly
installments. On or before  March 1 of each
year, Landlord shall provide to Tenant a reconciliation of Tenant’s account for
the one (1) year period ending the preceding December 31. Said reconciliation
shall set forth in reasonable detail the costs and expenses paid by Landlord,
and shall include a computation as to Tenant’s pro  rata share. In the event Tenant has overpaid its share of
said costs and expenses, Landlord shall credit Tenant’s account for the amount
of the overpayment, and in the event of an underpayment, Tenant shall pay to
Landlord said underpayment within ten (10) days after receipt of said
reconciliation.

8.         PROPERTY
MANAGEMENT FEE.

9.         REAL
ESTATE TAXES AND RENTAL TAX.  Tenant shall pay to Landlord as Additional Rental
the annual real estate taxes and assessments levied upon the Premises and a pro
rata share of the parking and common areas of the Shopping Center. In the event
the Premises are not separately assessed, the real estate taxes and assessments
with respect to the Premises shall be determined by the ratio that the floor
area of the Premises, excluding mezzanine and basements, if any, bears to the
total floor area, excluding mezzanines and basements, of the building or
buildings which includes the Premises and for which a separate assessment is
made. In the event such separate assessment does not reflect a pro rata share
of the parking and common areas of the Shopping Center, an appropriate
adjustment shall be made by Landlord in its reasonable discretion.

The real estate taxes and
assessments for the year in which this Lease commences and ends shall be
prorated. With respect to any assessment, payable in installments, only the
installment payments payable during the term of this Lease shall be included in
computing Tenant’s obligation.

The term “real estate taxes
and assessments” as used herein shall be deemed to mean all taxes imposed upon
the real property and improvements constituting the Premises or the Shopping
Center, and all assessments levied against or which encumber the Premises or
the Shopping Center during the term of the Lease, but shall not include
personal income taxes, personal property taxes, inheritance taxes or franchise
taxes levied against Landlord, but not directly against the Premises or the
Shopping Center.

 3
 

Tenant shall pay to Landlord
as Additional Rental any and all taxes and impositions imposed in lieu of, or
as a supplement to, real estate taxes and assessments, all excise, privilege
and other taxes, other than net income and estate taxes, levied or assessed by
any federal, state or local authority upon the rent and other amounts payable
by Tenant to Landlord hereunder, and Tenant shall pay as Additional Rental a
pro rata share of any business or license tax imposed upon Landlord by any
governmental authority which is based or measured in whole or in part by
amounts charged or received by Landlord from Tenant under this Lease, or from
Landlord’s ownership of the Premises or the Shopping Center.

The Additional Rental
provided for in this Article is due ten (10) days after Landlord’s mailing of a
statement for the amount due. Landlord may estimate the amount due, or any
portion thereof, and collect and impound the amount of Tenant’s estimated
obligation as provided in Article 7.

10.       PERSONAL PROPERTY TAXES.
 During the term of this Lease, Tenant
shall pay prior to delinquency all taxes assessed against and levied upon the
trade fixtures, furnishings, equipment and all other personal property of
Tenant located in the Premises, and when possible Tenant shall cause said trade
fixtures, furnishings, equipment and other personal property of Tenant to be
assessed and billed separately from the real property of Landlord. In the event
any or all of Tenant’s trade fixtures, furnishings, equipment and other
personal property shall be assessed and taxed with Landlord’s real property,
Tenant shall pay to Landlord as Additional Rental Tenant’s share of such taxes
within ten (10) days after mailing by Landlord of a statement setting forth the
amount of such taxes applicable to Tenant’s personal property.

11.       PARKING AND COMMON AREAS.
 The parking and common areas of the
Shopping Center shall be available for the non-exclusive use of Tenant during
the full term of this Lease, provided that the condemnation or other taking by
any public authority, or sale in lieu of condemnation, of any or all of the
parking and common areas shall not constitute a violation of this covenant.
Landlord reserves the right to change the entrances, exits, traffic lanes and
the boundaries and locations of such parking and common areas. This Lease shall
be subordinate to any agreement of record existing as of the date of this
Lease, or to any agreement subsequently recorded, which encumbers the real
property of which the Premises are a part, which agreement provides for
reciprocal easements and restrictions pertaining to the parking and common
areas, and in the event of conflict between the provisions of such agreement
and this Lease, the provisions of said agreement shall prevail.

(a)       Landlord shall keep or cause to be kept the parking and common areas in
a neat, clean and orderly condition, properly lighted and landscaped, and shall
maintain, repair and/or replace the facilities thereof as necessary in Landlord’s
reasonable discretion. All costs incurred in connection with the parking and
common areas shall be charged to the tenants of the Shopping Center and
prorated in the manner hereinafter set forth. The phrase “costs incurred in
connection with the parking and common areas” as used herein shall be construed
to include, but not be limited to, all sums expended by Landlord in connection
with the parking and common areas for resurfacing, repaving, painting,
restriping, cleaning, sweeping, janitorial services, planting, replanting, landscaping,
electricity and other utilities, repair and replacement of lighting standards,
pylon and monument signs, directional signs and other markers and bumpers,
general maintenance and repairs, personnel to implement such services and to
police the parking and common areas, required fees or charges levied pursuant
to any governmental requirements, maintenance of common utility lines, public
liability and property damage insurance on the parking and common areas, which
shall be carried and maintained by Landlord and with limits as determined by
Landlord from time to time, plus a fee equal to ten (10%) percent of all of
said costs to Landlord for administration of the maintenance, repair and/or
replacement of the parking and common areas as hereinabove described. Said
expenses and administrative fee are herein referred to as “Common Area Expense.”

Landlord shall periodically
mail to Tenant a statement, itemizing in reasonable detail, the total Common
Area Expense, and Tenant shall pay to Landlord as Additional Rental, Tenant’s
pro rata share of such cost within ten (10) days after the mailing of said
statement. Tenant’s pro rata share shall be determined by the ratio that the
number of square feet of gross floor area, excluding mezzanine and basement, in
the Premises bears to the total number of square feet of gross floor area,
excluding mezzanine

 4
 

and basement, of all buildings in the Shopping Center which have been
completed as of the commencement of the billing period. In the event Tenant’s
business by its nature results in additional debris in the parking and common
areas (such as a fast food business) Landlord may allocate additional Common
Area Expense to Tenant. Landlord may, at its option, estimate the Common Area
Expense and collect and impound from Tenant, the amount of Tenant’s pro rata
share as provided in Article 7. In the event Landlord does not own the entire
Shopping Center, Tenant’s pro rata share of the costs shall be determined by
the ratio that the number of square feet of gross floor area, excluding
mezzanine and basement in the Premises, bears to the total number of square
feet of gross floor area, excluding mezzanines and basements, of all buildings
owned by Landlord in the Shopping Center multiplied by the Common Area Expense
incurred by Landlord for the parking and common areas owned by Landlord.

(b)       Tenant, for the use and benefit of Tenant, its agents, employees,
customers, licensees and subtenants, shall have the non-exclusive right in
common with Landlord, and other present and future owners, tenants, and their
agents, employees, customers, licensees and subtenants of the Shopping Center,
to use the parking and common areas during the term of this Lease, and any
extensions thereof, for ingress and egress and automobile parking and pedestrian
movement; provided, however, Tenant and Tenant’s employees shall park their
automobiles in those areas designated by Landlord for employee parking, or at
Landlord’s written request shall park their automobiles outside of the Shopping
Center, provided all other tenants within the Shopping Center are required to
do the same.

12.       UTILITIES AND TRASH COLLECTION.  Tenant shall pay for all public
services and utilities used by Tenant or any of its subtenants, licensees or
concessionaires and shall pay all use, connection, or other fees required to be
paid as a result of Tenant’s use of the Premises. If any utility is not
separately metered, Tenant shall reimburse Landlord for Tenant’s pro rata cost
of said service, plus a ten (10%) percent administrative fee, to be determined
by the ratio that the gross floor area of the Premises, excluding mezzanine and
basement, bears to the total gross floor area of the building or buildings,
excluding mezzanine and basements for which service is provided. In the event Tenant
utilizes an inordinate amount of a utility which is not separately metered,
Tenant’s share will be appropriately adjusted. Landlord may estimate the cost
of said service and administrative fee and collect and impound Tenant’s share
of said cost as provided in Article 7.

Tenant shall, at its expense,
arrange for the collection of its trash, unless Landlord elects to provide
trash collection, in which event Tenant shall reimburse Landlord for its pro
rata share of the cost of said collection plus a ten (10%) percent
administrative fee. Said pro rata share to be determined by the ratio that the
gross floor area of the Premises, excluding mezzanine and basement, bears to
the total gross floor area of the building or buildings, excluding mezzanines
and basements for which trash collection is provided. In the event Tenant
generates an inordinate amount of trash, Tenant’s share shall be appropriately
adjusted. Landlord may estimate the cost of said collection and administrative
fee and collect and impound Tenant’s share of said cost as provided in Article
7.

13.       BUILDING MAINTENANCE AND REPAIR.  Tenant shall, except as
hereinafter provided, at all times during the term hereof, and at Tenant’s sole
cost and expense, keep, maintain and repair the Premises and each part thereof
in good and sanitary order and condition including without limitation, the
maintenance and repair of any interior walls, storefront, doors, window
casements, glazing, plumbing, pipes, electrical wiring and conduits from Tenant’s
meter, and the heating, ventilating and air conditioning system, including the
maintenance of a service contract with a reputable heating and air conditioning
contractor approved by Landlord. Tenant shall repair any damage caused to any
portion of the Premises as a result of any criminal act such as robbery,
burglary or vandalism. Tenant shall also, at its sole cost and expense, make
all alterations or improvements to the Premises necessitated as a result of the
requirement of any governmental authority. Tenant hereby waives any right which
it may have to make repairs at the expense of Landlord, and Tenant hereby
waives all rights provided for by law to make such repairs. By entering into
the Premises, Tenant shall be deemed to have accepted the Premises as being in
good and sanitary order, condition and repair, and Tenant agrees upon the
expiration or earlier termination of this Lease to surrender the Premises,

 5
 

in the same condition as when received, (with the addition of leasehold
improvements not required to be removed), reasonable use and wear thereof and
damage by fire, act of God or by the elements excepted. Tenant shall
periodically sweep and clean the sidewalks adjacent to the Premises, as needed.

Landlord shall, subject to
Tenant’s reimbursement, as hereinafter provided, maintain in good repair the
exterior walls (including painting as required) and roof of the Premises, and
sidewalks adjacent thereto and shall maintain all common utility services
including the common fire sprinkler system (if any). Tenant shall not, nor will
it authorize any person to, go onto the roof of the building of which the
Premises are a part, without the prior written consent of Landlord. Said
consent will be given only upon Landlord’s satisfaction that any repairs
necessitated as a result of Tenant’s action will be made by Tenant at Tenant’s
expense, and will be made in such a manner so as not to invalidate any
guarantee relating to said roof. In no event shall Tenant, without Landlord’s
prior written consent, cut a hole in or otherwise penetrate the roof, floor or
walls of the Premises for any purpose. Landlord shall not be required to make
any repairs to the exterior walls, roof and sidewalks unless and until Tenant
has notified Landlord in writing of the need for such repairs and Landlord
shall have had a reasonable period of time thereafter to commence and complete
said repairs. Tenant shall reimburse Landlord, as Additional Rental, for Tenant’s
pro rata share of the cost of all repairs and maintenance incurred by Landlord
in accordance with this Article, plus a ten (10%) percent administrative fee,
said pro rata share to be determined by the ratio of the gross floor area,
excluding mezzanines and basements, of the Premises bears to the total gross
floor area, excluding mezzanines and basements, of the building of which the
Premises are a part. Landlord may estimate the cost of said building
maintenance and repair and administrative fee and collect and impound said
amount as provided in Article 7.

14.       INSURANCE.  Landlord shall maintain fire and extended
coverage insurance throughout the term of this Lease in an amount not in excess
of the full replacement cost of the building in which the Premises are located,
together with such other insurance as may be required by Landlord’s lender, ground
lessor and/or by any governmental agency. At Landlord’s option, such insurance
may include coverage for loss of rents and/or the peril of earthquake and
flood. Tenant shall pay to Landlord, as Additional Rental, Tenant’s pro rata
share of the cost of said insurance, plus a 10%
administrative fee, to be determined by the ratio that the gross
floor area of the Premises, excluding mezzanine and basement, bears to the
total gross floor area of the building or buildings, excluding mezzanine and
basement, for which such policy relates. Landlord may estimate the cost of said
insurance and collect and impound Tenant’s share of said cost and
administrative fee as provided in Article 7.

Tenant shall, for the mutual
benefit of Landlord and other parties of interest designated by Landlord (“Prior
Interest Holders”), and Tenant, maintain comprehensive - “all risk” liability
insurance against claims for injury or death to persons or damage to property
occurring in, upon or about the Premises and on any sidewalks directly adjacent
to the Premises with a combined single limit of not less than One Million
($1,000,000.00) Dollars. All such policies of insurance shall be written by an
insurance company approved by Landlord, and shall be issued in the name of
Landlord, the Prior Interest Holders and Tenant for the mutual and joint
benefit and protection of such parties, and such policies of insurance or
copies thereof shall be delivered to Landlord.

Said policy shall contain an
endorsement that the coverage afforded by the policy is for the benefit of the
Landlord and shall be primary as respect to any liability or claims arising out
of the occupancy of the Premises by the Tenant, or Tenant’s operations and any
insurance carried by Landlord shall be excess and noncontributory, and shall
contain a waiver by the Tenant’s insurers of any right to subrogation against
Landlord, its agents, employees and representatives which arises or might arise
by reason of any payment under such policy or by reason of any act or omission
of Landlord, its agents, employees or representatives.

15.       AS-IS.  The
Premises shall be delivered free of debris in their as is condition.

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16.       COMPLIANCE
WITH INSURANCE REQUIREMENTS.  No use
shall be made or permitted to be made of the Premises, nor acts done, which
will increase the existing rate of insurance for the building in which the
Premises are located (once said rate is established), or cause a cancellation
of any insurance policy covering said building or any part thereof, nor shall
Tenant sell or permit to be kept, used or sold in or about the Premises any
article which may be prohibited by standard form fire insurance policies.
Tenant shall, at Tenant’s sole cost, comply with any and all requirements,
pertaining to the use of the Premises, of any insurance organization or company
necessary for the maintenance of reasonable fire and public liability
insurance, covering said building and appurtenances. In the event Tenant’s use
of the Premises results in a rate increase for the building of which the Premises
are a part, Tenant shall pay, as Additional Rental, a sum equal to the
additional premium occasioned by said rate increase, within ten (10) days after
Landlord’s demand.

Tenant, if involved in food
preparation and sales as a cafe, restaurant, or similar use, and/or food
takeout service, shall install, at its expense, such improvements as are unique
to said business as may be required by any governmental authority, and shall
install, at Tenant’s expense, fire protective systems in grill, deep fry and
cooking areas, and such system when installed shall qualify for full fire
protective credits allowed by the fire insurance rating and regulatory body in
whose jurisdiction the Premises are located.

17.       INDEMNIFICATION
OF LANDLORD.  Tenant shall indemnify,
defend and hold Landlord and the Prior Interest Holders harmless from all
claims, damages, costs (including attorneys’ fees and court costs), judgments,
and liabilities resulting from Tenant’s use of the Premises and from all costs
relating to such claims. Landlord shall not be responsible for the loss or
damage to any persons or property resulting from theft, fire, explosion, flood,
rain, roof or plumbing leaks, or any other cause, including without limitation,
any acts or omissions of other tenants of the Shopping Center.

18.       COMPLIANCE
WITH LAWS: WASTE AND NUISANCE.  Tenant
shall comply with the requirements of all governmental authorities which now,
or may hereafter have jurisdiction over the use of the Premises, and shall
faithfully observe in said use all municipal ordinances and state and federal
statutes now in force or which shall hereinafter be in force. The judgment of
any court of competent jurisdiction, or the admission of Tenant in any action
or proceeding against Tenant, whether Landlord be a party thereto or not, that
Tenant has violated any such order or statute in said use, shall be conclusive
of that fact as between Landlord and Tenant.

Tenant shall not use, store
or permit toxic waste or other toxic or hazardous substances or materials on
the Premises during the term of this Lease, without the prior written consent
of Landlord. The proposed use of such chemicals/substances shall be approved,
if necessary, by the local fire department and the exterior of the Premises
shall clearly set forth a label as to the chemicals/substances located within
the Premises. In the event that any such wastes, substances or materials are
hereinafter found on, under or about the Premises as a result of Tenant’s
actions, except as expressly allowed by Landlord, Tenant shall take all
necessary and appropriate actions and shall spend all necessary sums to cause
the same to be cleaned up and immediately removed from the Premises, and
Landlord shall in no event be liable or responsible for any costs or expenses
incurred in so doing. Tenant shall at all times observe and satisfy the
requirements of, and maintain the Premises in compliance with, all federal,
state and local environmental protection, occupational, health and safety and
similar laws, ordinances, restrictions, licenses and regulations.

Tenant shall not commit, or
suffer to be committed, any waste upon the Premises, or any nuisance or other
act or thing which may disturb the quiet enjoyment of any other tenant in the
Shopping Center. No noise, vibrations or odors shall be emitted outside of the
Premises as a result of any equipment installed or utilized by Tenant within
the Premises or as a result of Tenant’s use of the Premises. Any cost of
complying with this provision, such as the need for additional insulation or
sound proofing, shall be paid by Tenant.

19.       FIXTURES
AND ALTERATIONS.  Tenant shall not
make, or suffer to be made, any alterations or additions to the Premises, or
any part thereof, without the prior written consent of Landlord. Any additions
to the Premises, including carpeting and wallcovering, but excluding fixtures
and equipment, shall become at once a part of the realty and belong to
Landlord,

 7
 

provided, however, if requested by Landlord, Tenant shall remove any
additions to the Premises made by Tenant. Any property belonging to Tenant and
left after the termination of this Lease shall, at the option of Landlord, be
deemed abandoned. Landlord may remove and dispose of such abandoned property,
without liability to Tenant, and Tenant shall promptly reimburse Landlord for
any expense of removal and disposal, and for the repair of any damage caused by
said removal. Any alteration of or improvement to the Premises shall be in
conformance with the requirements of all governmental authorities.

Tenant agrees to fixturize
the Premises, prior to opening for business, with new fixtures comparable to
other stores of similar location and nature.

20.       FREE
FROM LIENS.  Tenant shall keep the
Premises and the Shopping Center free from any liens arising out of work performed,
materials furnished, or obligations incurred by Tenant. In the event a mechanic’s
or materialmen’s lien is filed against the Premises or the Shopping Center as a
result of any work performed by or through Tenant, Tenant shall promptly remove
such lien either through payment in full or through the recording of a release
bond in the statutory amount. Failure by Tenant to remove the lien to the
satisfaction of Landlord and Landlord’s title insurance company within five (5)
days after written demand therefor from Landlord shall entitle Landlord to
remove the lien as set forth in the preceding sentence, Tenant shall, within
five (5) days after written demand therefor from Landlord, reimburse Landlord
for all costs and expenses (including attorneys’ fees) incurred by Landlord in
connection with the removal of the lien.

21.       DAMAGE
AND DESTRUCTION OF THE PREMISES.  In
the event (a) of partial or total destruction of the Premises or the building
in which the Premises are located which requires repairs to either the Premises
or said building, or (b) the Premises or the building in which the Premises are
located are declared unsafe or unfit for occupancy by any authorized public
authority for any reason other than Tenant’s acts, omissions, uses or
occupation, which declaration requires repairs to either the Premises or said
building, Landlord shall forthwith make said repairs, provided Tenant gives
Landlord thirty (30) days prior written notice of the necessity therefor.
However, if, (i) during the last four (4) years of the term of this Lease the
building in which the Premises are located is damaged as a result of fire or
any other insured casualty to an extent in excess of twenty-five (25%) percent
of its then replacement cost (excluding foundation[s]); or (ii) the building is
so damaged at anytime by a casualty not insured against; or (iii) fifty (50%)
percent, or more, of the total floor area of the buildings in the Shopping
Center are damaged or destroyed by any casualty, at anytime, Landlord may
within thirty (30) days following the date such damage occurs terminate this
Lease by written notice to Tenant. During the period that Landlord is making
said repairs, this Lease shall continue in full force and effect, and the
Guaranteed Minimum Monthly Rental shall be proportionately reduced based upon
the extent to which the making of such repairs shall interfere with the
business carried on by Tenant in the Premises. If Landlord elects to terminate
this Lease, all rentals shall be prorated between Landlord and Tenant as of the
date of such destruction.

In respect to any partial or
total destruction (including any destruction necessary in order to make repairs
required by any such declaration of any authorized public authority) which
Landlord is obligated to repair or may elect to repair, Tenant waives any
statutory right Tenant may have otherwise had to cancel this Lease as a result
of such destruction.

22.       ASSIGNMENT
AND SUBLETTING.  Tenant shall not
assign this Lease, or any interest therein (including, but not limited to
encumbering this Lease), and shall not sublet the Premises or any part thereof,
or any right or privilege appurtenant thereto, or permit any other person (the
agents and servants of Tenant excepted) to occupy or use the Premises, or any
portion thereof, without first obtaining the written consent of Landlord, which
consent may be withheld if in Landlord’s sole opinion and discretion, the
proposed subtenant or assignee does not have the necessary experience or
financial resources to successfully operate the business, or if there is any
proposed change in the use for which the Premises have been leased. Landlord
may condition its consent on the requirement that any rent to be received from
the proposed assignee or subtenant in excess of the rent herein provided for
will be paid to Landlord. In the event of a sublease of a portion of the
Premises, the rent payable hereunder shall be prorated to

 8
 

the area sublet. In the event Tenant desires
to assign this Lease or to sublet the demised premises or any portion thereof,
Tenant shall submit to Landlord a request for permission to assign or sublease,
setting forth the proposed effective date; the name, address and telephone
number of the proposed subtenant or assignee; the nature of the proposed
subtenant’s or assignee’s business to be conducted in the demised premises; a
current financial statement of the proposed subtenant or assignee; and such
other information as Landlord may reasonably request. Each request by Tenant
for permission to assign or sublease shall be accompanied by a One Hundred
Fifty ($150.00) Dollar payment to Landlord as compensation for the cost of
processing such request. Landlord’s approval shall be evidenced only by its
written approval and in the case of an assignment of this Lease, the assignment
shall be binding on Landlord only if executed on Landlord’s form.

No assignment or subletting
shall relieve Tenant from its liability hereunder and Tenant shall not be
released from performing any of the terms, covenants and conditions of this Lease.
Each assignee or transferee shall assume all of Tenant’s obligations under this
Lease and shall be jointly and severably liable for the payment of the rent,
and for the performance of all of the terms and conditions of this Lease.
Tenant waives notice of any default of any assignee or sublessee and agrees
that Landlord may, at its option, proceed against Tenant without having taken
action against or joined such assignee or sublessee, except that Tenant shall
have the benefit of any indulgences, waivers and extensions of time granted to
any such assignee or sublessee. Consent by Landlord to one assignment,
subletting, occupation or use by another person shall not be deemed a consent
to any subsequent assignment, subletting, occupation or use by another person.

23.       DEFAULT.  If Tenant fails to make any payment required
by the provisions of this Lease, when due, or fails within thirty (30) days
after written notice thereof to correct any breach or default of the other
covenants, terms or conditions of this Lease, or if Tenant abandons the
Premises before the end of the term, Landlord shall have the right at any time
thereafter to elect to terminate this Lease and Tenant’s right to possession
hereunder. Upon such termination, Landlord shall have the right to recover
against Tenant:

(a)       The worth at the time of award of the unpaid rent which had been earned
at the time of termination;

(b)       The worth at the time of award of the amount by which the unpaid rent
which would have been earned after termination until the time of award exceeds
the amount of such rental loss that the Tenant proves could have been
reasonably avoided;

(c)       The worth at the time of award of the amount by which the unpaid rent
for the balance of the term after the time of award exceeds the amount of such
rental loss that the Tenant proves could be reasonably avoided; and

(d)       Any other amount necessary to compensate Landlord for all the detriment
proximately caused by Tenant’s failure to perform its obligations under the
Lease or which in the ordinary course of things would be likely to result
therefrom.

The “worth at the time of
award” of the amounts referred to in subparagraphs (a) and (b) above shall be
computed by allowing interest at Union Bank’s prime rate in effect from time to
time (i.e. floating), but not more than the maximum rate allowed by law. The
worth at the time of award of the amount referred to in subparagraph (c) shall
be computed by discounting such amount at the discount rate of the Federal
Reserve Bank of San Francisco at the time of award, plus one (1%)  percent.

Such efforts as Landlord may
make to mitigate the damages caused by Tenant’s breach of this Lease shall not
constitute a waiver of Landlord’s right to recover damages against Tenant
hereunder, nor shall anything herein contained affect Landlord’s right to
indemnification against Tenant for any liability arising prior to the
termination of this Lease for personal injuries, wrongful death and/or property
damage, and Tenant shall indemnify and hold Landlord harmless from any such
injuries and damages, including all attorney’s fees and costs incurred by
Landlord in defending any action brought against Landlord for any recovery
thereof, and in enforcing the terms and provisions of this indemnification
against Tenant.

 9
 

Notwithstanding any of the
foregoing, the breach of this Lease by Tenant or an abandonment of the Premises
by Tenant, shall not constitute a termination of this Lease, or of Tenant’s
right of possession hereunder, unless and until Landlord elects to do so, and until
such time Landlord shall have the right to enforce all of its rights and
remedies under this Lease, and otherwise at law, including the right to recover
Guaranteed Minimum Monthly Rental, Additional Rental, and all other payments to
be made by Tenant hereunder, as they become due; provided, however, that until
such time as Landlord elects to terminate this Lease, and Tenant’s right of
possession hereunder, Tenant shall have the right to sublet the Premises, or
assign its interest in this Lease, or both, subject only to the written consent
of Landlord, which consent shall not be unreasonably withheld.

As security for the
performance by Tenant of all of its duties and obligations hereunder, Tenant
does hereby assign to Landlord the right, power and authority, during the
continuance of this Lease, to collect the rents, issues and profits of the
Premises, reserving unto Tenant the right, prior to any breach or default by it
hereunder, to collect and retain said rents, issues and profits as they become
due and payable. Upon any such breach or default, Landlord shall have the right
at any time thereafter, without notice except as provided for above, either in
person, by agent or by a receiver to be appointed by a court, to enter and take
possession of the Premises and collect such rents, issues and profits,
including those past due and unpaid, and apply the same, less costs and
expenses of operation and collection, including reasonable attorney’s fees,
upon any indebtedness secured hereby, and in such order as Landlord may
determine. The parties agree that acts of maintenance or preservation or
efforts to re-lease the Premises, or the appointment of a receiver to protect
the interests of Landlord shall not constitute a termination of this Lease or a
termination of Tenant’s right of possession, unless accompanied by a written
notice from Landlord to Tenant of Landlord’s election to so terminate.

Tenant acknowledges that
Landlord has executed this Lease in reliance on the financial information
furnished by Tenant to Landlord as to Tenant’s financial condition. In the
event that it is determined at any time subsequent to the date of this Lease
that any of the financial information furnished by Tenant is materially untrue
or inaccurate, Tenant shall be deemed to be in default of this Lease, which
default shall not be subject to cure, and which shall entitle Landlord to
exercise all remedies reserved to Landlord under this Lease or otherwise
available to Landlord at law.

In the event of a monetary
default of any payment due under this Lease, Landlord may in Landlord’s notice
to Tenant of such default require that Tenant’s payment to cure the default be
in cash, money order, cashier’s check, or certified check. Landlord and Tenant
agree that should Landlord so elect to require payment by cash, cashier’s
check, money order, or certified check, a tender of payment which is not in the
form requested by Landlord shall be deemed a failure to cure the default.

24.       SIGNS.  Tenant shall not place or permit to be placed
any sign upon the exterior, or in the windows (or within two [2] feet thereof),
of the Premises without Landlord’s prior written consent. Landlord’s approved
sign criteria drawings are attached hereto as an Exhibit, or if not available
as of the execution of this Lease, shall be provided to Tenant by Landlord
prior to the commencement of the term hereof. Tenant shall, at its sole cost
and expense, prepare sign construction drawings in accordance with said
criteria drawings, which shall be submitted to Landlord for Landlord’s written
approval. Tenant shall install a sign in accordance with the approved sign
construction drawings within thirty (30) days after the commencement of the
term of this Lease, and shall thereafter maintain said sign in good condition
and repair.

25.       SPECIAL
SALES.  Tenant shall not, without
Landlord’s prior written consent, display or sell merchandise outside the
Premises and permanent doorways of the Premises. Tenant shall not conduct or
permit to be conducted any sale by auction in, upon or from the Premises,
whether said auction be voluntary, involuntary, pursuant to any assignment for
the benefit of creditors, or pursuant to any bankruptcy or other insolvency
proceeding. Tenant shall not conduct a going out of business sale without
Landlord’s prior written consent.

 10
 

26.       ENTRY
AND INSPECTION.  Tenant shall permit
Landlord, the Prior Interest Holders and their agents to enter the Premises at
all reasonable times for the purpose of inspecting the same or for the purpose
of maintaining the building in which the Premises are located, or for the
purpose of making repairs, alterations or additions to any other portion of
said building, including the erection and maintenance of such scaffolding,
canopies, fences and props as may be required, or for the purpose of posting
notices of non-responsibility for alterations, additions or repairs of Tenant,
or for the purpose of placing “For Sale” signs upon the property in which the
Premises are located. Landlord and the Prior Interest Holders shall be
permitted to do any of the above without any rebate of rent and without any
liability to Tenant for any loss of occupation or quiet enjoyment of the
Premises thereby occasioned. Tenant shall permit Landlord, at any time within
ninety (90) days prior to the expiration of this Lease, to place upon the
Premises, “For Lease” signs. Landlord or its agents may, during normal business
hours, enter the Premises and exhibit same to prospective tenants and
purchasers.

27.       INSOLVENCY
OF TENANT.  In the event all or
substantially all of Tenant’s assets are placed in the hands of a receiver or
trustee, and in the event such receivership or trusteeship shall continue for a
period of ten (10) days, or should Tenant make an assignment for the benefit of
creditors, then this Lease or any interest in and to the Premises which Tenant
may have shall not become an asset in any of such proceedings and, in any of
such events and in addition to any and all rights or remedies of Landlord
hereunder or as provided by law, Landlord shall have the option to declare the
term hereof ended, to re-enter the Premises and take possession thereof and
remove all persons therefrom, and Tenant shall have no further claim therein or
hereunder.

28.       SURRENDER
OF LEASE.  The voluntary or other
surrender of this Lease by Tenant, or a mutual cancellation thereof, shall not
work a merger, and shall, at the option of Landlord, terminate all or any
existing subleases or subtenancies (even though Landlord may have consented to
same), or may, at the option of Landlord, operate as an assignment to it of any
or all of such subleases or subtenancies.

29.       SALE
OF PREMISES BY LANDLORD AND LANDLORD’S LIMITED LIABILITY.  In the event of a sale by Landlord of the
Premises, Landlord shall be released of all liability under this Lease arising
out of any act, occurrence or omission occurring after the consummation of such
sale; and the purchaser, shall be deemed without any further agreement between
the parties or their successors in interest to have assumed and agreed to carry
out any and all of the covenants and obligations of Landlord under this Lease.

The liability of Landlord under this Lease shall be
limited to Landlord’s estate in the Premises. Tenant agrees to look solely to
Landlord’s interest in the Premises for the satisfaction of any liability, duty
or obligation of Landlord with respect to this Lease, or the relationship of
Landlord and Tenant hereunder, and no other assets of Landlord shall be subject
to any liability therefor.

30.       CONDUCT
OF BUSINESS.  Except as otherwise
herein provided, Tenant shall continuously and uninterruptedly keep the
Premises open for business during the usual business hours as is customary for
businesses of like character in the community in which the Premises are
located. Provided, however, that this provision shall not apply if the Premises
should be closed and the business of Tenant temporarily discontinued on account
of strikes, lockouts, or similar causes beyond the reasonable control of Tenant
(financial inability excepted), or closed for not more than three (3) days out
of respect for the memory of any deceased officer or employee of Tenant, or the
relative of any such officer or employee. In the event Tenant fails to
continuously and uninterruptedly conduct its business, Landlord shall have, in
addition to any other remedy herein provided, the right at its option to
increase the Guaranteed Minimum Monthly Rental by fifty (50%) percent for each
and every day that the Tenant shall fail to conduct its business. Tenant shall
at all times conduct its business in a dignified, non-offensive manner. The
Premises shall be adequately stocked with merchandise and shall be maintained
in a neat, clean and orderly condition.

 11
 

31.       ATTORNEY’S
FEES.  If Landlord is involuntary
made a party defendant to any litigation concerning this Lease or the Premises
by reason of any act or omission of Tenant, Tenant shall hold Landlord harmless
from all costs, liabilities, damages and expenses by reason thereof, including
attorneys’ fees and costs. If Landlord incurs any costs, including attorneys’
fees, in connection with any bankruptcy proceeding of Tenant, Tenant shall
reimburse Landlord for the amount of said costs.

If either Landlord or Tenant
shall commence any legal proceedings against the other with respect to any of
the terms and conditions of this Lease, the non-prevailing party therein shall
pay to the other all expenses of said litigation, including attorneys’ fees and
costs as may be fixed by the court having jurisdiction over the matter. The
parties hereto agree that the State of California is the proper jurisdiction
for litigation of any matters relating to this Lease, with venue in Orange
County, and service mailed to the address of Tenant set forth herein shall be
adequate service for such litigation.

32.       SECURITY DEPOSIT.  Tenant
has deposited with Landlord the sum of None ($                                    )
Dollars, receipt of which is hereby acknowledged by Landlord, said deposit
being given to secure the faithful performance by Tenant of each of the terms,
covenants and conditions of this Lease. If Tenant shall fail to pay the
Guaranteed Minimum Monthly Rental or Additional Rental herein reserved promptly
when due, said deposit, at the option of Landlord may be applied to any such
rent due and unpaid, and if Tenant violates any of the other terms, covenants
and conditions of this Lease, said deposit shall be applied to the extent of
the amount of damages suffered by Landlord as a result of Tenant’s default.

Nothing herein shall in any
way diminish or be construed as waiving any of Landlord’s other remedies as
provided herein, or by law or in equity. Should the entire security deposit, or
any portion thereof, be
appropriated and applied by Landlord for the payment of sums due and payable to
Landlord by Tenant under this Lease, then Tenant shall, on the written demand
of Landlord, forthwith remit to Landlord a sufficient amount to restore said
security deposit to its original amount, and Tenant’s failure to do so within
ten (10) days after receipt of such demand, shall constitute a monetary
default. Should Tenant comply with all of the terms, covenants and conditions
of this Lease and promptly pay the Guaranteed Minimum Monthly Rental and
Additional Rental herein provided for as it falls due, and all other sums
payable by Tenant to Landlord hereunder, said security deposit shall be
returned in full to Tenant at the end of the term of this Lease, or  upon the earlier termination of this
Lease. In the event the Premises are sold as a result of the exercise of any
power of sale under any mortgage or deed of trust, this Lease shall be
automatically amended to delete any reference to this Article 32, and Tenant
shall be entitled to immediate reimbursement of its security deposit from the
party holding said deposit immediately before any such sale.

33.       HOLDING OVER.  Any holding over after the expiration of the
term of this Lease, with the consent of Landlord, shall be construed to be a
tenancy from month to month, cancellable upon thirty (30) days written notice, upon
each of the terms and conditions as existed immediately prior to the expiration
of the term, except the Guaranteed Minimum Monthly Rental shall be increased by
twenty-five (25%)  percent.

34.       NOTICES AND CONSENTS.  Any notices and consents to be given in
connection with this Lease shall be in writing and personally delivered, or
forwarded by certified mail return receipt requested, addressed as follows:

	
  

  	
  If to Landlord:

  	
   

  	
  P.O. Box 7974

  
	
   

  	
   

  	
   

  	
  Newport Beach, CA 92658

  
	
   

  	
   

  	
   

  	
  (949) 251-2045

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  If to Tenant:

  	
   

  	
  The Premises

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  

Either party may change such address by written notice
by certified mail to the other.

 12
 

35.       SUCCESSORS
IN INTEREST.  The covenants herein
contained shall, subject to the provisions as to assignment, apply to and bind
the heirs, successors, executors, administrators and assigns of each party
hereto; and if there is more than one person or entity who is the tenant
hereunder, all of such parties shall be jointly and severally liable hereunder.

36.       TENANT’S
PERFORMANCE.  Without affecting any
other right or remedy of Landlord hereunder, in the event Tenant shall fail
within any time limits which may be provided herein to complete any work or
perform any other requirements to be performed by Tenant prior to the
commencement of the term hereof, or in the event Tenant shall cause a delay in
the completion of any work to be performed by Landlord, Landlord may send
Tenant written notice of said default and if said default is not corrected within
ten (10) days thereafter, Landlord may, by written notice prior to Tenant’s
curing of said default, terminate this Lease. Landlord shall be entitled to
retain as liquidated damages all deposits made hereunder and such improvements
as Tenant may have annexed to the Premises which cannot be removed without
damage thereto.

37.       SUBORDINATION,
ATTORNMENT AND ESTOPPEL.  This Lease,
at Landlord’s option, shall be subordinate to the lien of any deed of trust or
mortgage subsequently placed upon the real property of which the Premises are a
part, and to any and all advances made on the security thereof, and to all
renewals, modifications, consolidations, replacements and extensions thereof:
provided, however, that as to the lien of any such deed of trust or mortgage,
Tenant’s right to quiet possession of the Premises shall not be disturbed as a
result of such subordination. If any mortgagee, trustee or ground lessor shall
elect to have this Lease prior to the lien of its mortgage, deed of trust or
ground lease, and shall give written notice thereof to Tenant, this Lease shall
be deemed prior to such mortgage, deed of trust or ground lease, whether this
Lease is dated prior to subsequent to the date of said mortgage, deed of trust
or ground lease or the date of recording thereof. Upon the request of Landlord
or any mortgagee or beneficiary holding a secured interest in the Shopping
Center, Tenant shall execute and return to Landlord, within ten (10) days after
demand therefor, a subordination agreement in recordable form subordinating
this Lease to existing or future secured interests.

In the event any proceedings
are brought for foreclosure, or in the event of the exercise of the power of
sale under any mortgage or deed of trust made by Landlord covering the Premises,
Tenant shall attorn to the Purchaser upon any such foreclosure or sale and
recognize such purchaser as Landlord under this Lease.

If upon any sale, assignment,
or hypothecation of the Shopping Center, the Premises or the land thereunder by
Landlord, or at any other time, an estoppel certificate and/or financial
statement shall be requested of Tenant, Tenant shall, within ten (10) days
thereafter, deliver such financial statement, and such estoppel certificate (in
recordable form) addressed to any such proposed mortgagee or purchaser or to
Landlord, certifying the requested information, including among other things
the dates of commencement and termination of this Lease, the amount of the
security deposit, if any, and that this Lease is in full force and effect (if
such be the case) and that there are no differences, offsets or defaults of
Landlord, or noting such differences, offsets or defaults as actually exist.
Tenant shall be liable for any loss or liability resulting from any incorrect
information certified, and such mortgagee and purchaser shall have the right to
rely on such estoppel certificate and financial statement. Tenant shall in the
same manner acknowledge and execute any assignment of rights to receive rents
as required by any mortgagee of Landlord.

Should Tenant fail to provide
such estoppel certificate, financial statement, subordination agreement, or
assignment of rights within ten (10) days of Landlord’s written request
therefor, then it is agreed between the parties hereto that Landlord may suffer
substantial damage as a result of Tenant’s failure and therefore Tenant shall
pay to Landlord daily Additional Rental, in addition to all other rental due
under this Lease, in an amount equal to one-thirtieth (l/30th) of the
Guaranteed Minimum Monthly Rental for each day commencing on the eleventh
(11th) day after the request for such estoppel certificate, financial statement
or assignment of rights until the same is provided to Landlord, its mortgagee
or purchaser.

 13
 

38.       REVISION
OF SITE PLAN.  Tenant acknowledges
that the Site Plan may be preliminary and that prior to the commencement of the
term hereof, Landlord may revise the Site Plan and change the location of the
Premises; provided, however, relocation of the Premises shall be subject to Tenant’s
approval, which approval shall not be unreasonably withheld. In the event
Tenant does not approve said relocation, Tenant may cancel this Lease within
ten (10) days after written notice is given by Landlord of the relocation, in
which event any security deposit or prepaid rent paid by Tenant shall be
refunded to Tenant, and neither party shall thereafter have any further
obligation to each other pursuant to this Lease. It is further understood that
after the commencement of the term hereof, Landlord may modify the site plan
without Tenant’s consent, so long as such modification does not unreasonably
affect the use of Tenant’s demised premises.

39.       CONDEMNATION.
 In the event of a condemnation, or a
transfer in lieu thereof, in which twenty (20%) percent or more of the Premises
is taken, or in the event as a result of such taking or transfer in lieu
thereof, adequate parking is no longer provided, either Landlord or Tenant may,
upon written notice given within thirty (30) days after such taking or transfer
in lieu thereof, terminate this Lease. Landlord shall receive the entire award
in such condemnation proceeding. In the event less than twenty (20%) percent of
the Premises is taken, Landlord shall restore the remaining Premises for use by
Tenant to the extent Landlord receives condemnation proceeds, and this Lease
shall remain in full force. Tenant shall not be entitled to share in any
portion of the award, and Tenant hereby expressly waives any right or claim to
any part thereof, Tenant shall, however, have the right to claim and recover
only from the condemning authority (but not from Landlord), any amounts
necessary to reimburse Tenant for the cost of removing stock, movable equipment
and trade fixtures. In the event of a lesser taking or transfer in lieu
thereof, the terms and conditions of this Lease shall be unchanged.

40.       RULES
AND REGULATIONS.  Except in
connection with the operation of a pet store or veterinary office, no animals,
birds, or pets shall be kept in or about the premises. No video, electronic
game machines, or vending machines shall be installed, maintained, or operated
within the Premises without the written consent of the Landlord. Landlord may
from time to time adopt reasonable non-discriminating rules and regulations
with respect to the Shopping Center and operation of the parking and common
areas.

41.       INTEREST
ON PAST DUE OBLIGATIONS.  Any amount
due from Tenant to Landlord hereunder which is not paid when due (including,
without limitation, amounts due as reimbursement to Landlord for costs incurred
by Landlord in performing obligations of Tenant hereunder upon Tenant’s failure
to so perform) shall bear interest at the highest rate then allowed under the
usury laws of the State of California, from the date due until paid, unless otherwise
specifically provided herein.

42.       FORCE
MAJEURE.  If either party hereto
shall be delayed or prevented from the performance of any act required
hereunder by reason of acts of God, strikes, lockouts, labor troubles,
inability to procure materials, restrictive governmental laws or regulations or
other cause without fault and beyond the control of the party obligated
(financial inability excepted), performance of such act shall be excused for
the period of the delay and the period for the performance of any such act
shall be extended for a period equivalent to the period of such delay;
provided, however, nothing herein shall excuse Tenant from the prompt payment
of any rental or other amount which Tenant is required to pay Landlord
hereunder, except as may be expressly provided elsewhere in this Lease.

43.       PARTIAL
INVALIDITY.  If any term, covenant,
condition or provision of this Lease is held by a court of competent
jurisdiction to be invalid, void or unenforceable, the remainder of the
provisions of this Lease shall remain in full force and effect and shall in no
way be affected, impaired or invalidated thereby.

44.       MARGINAL
CAPTIONS.  The various headings and
numbers herein and the grouping of the provisions of this Lease into separate
articles and paragraphs are for the purpose of convenience only and shall not
be considered a part hereof.

45.       TIME.
 Time is of the essence of this Lease.

 14
 

46.       OFFER
TO LEASE, NO OPTION.  THE SUBMISSION
OF THIS LEASE TO TENANT IS FOR EXAMINATION PURPOSES ONLY AND DOES NOT
CONSTITUTE A RESERVATION OF, OR OPTION FOR TENANT TO LEASE, OR OTHERWISE CREATE
ANY INTEREST OF TENANT IN THE PREMISES OR THE SHOPPING CENTER. EXECUTION OF
THIS LEASE BY TENANT AND ITS RETURN TO LANDLORD SHALL CONSTITUTE AN OFFER TO
LEASE WHICH LANDLORD SHALL HAVE NO OBLIGATION TO ACCEPT. LANDLORD’S ACCEPTANCE
SHALL ONLY BE EVIDENCED BY LANDLORD’S EXECUTION OF THIS LEASE AND DELIVERY TO
TENANT.

47.       NO ORAL AGREEMENTS.  THIS LEASE COVERS IN FULL EACH AND EVERY
AGREEMENT OF EVERY KIND OR NATURE WHATSOEVER BETWEEN THE PARTIES HERETO
CONCERNING THIS LEASE, AND ALL PRELIMINARY NEGOTIATIONS AND AGREEMENTS OF
WHATSOEVER KIND OR NATURE (INCLUDING DISCUSSIONS WITH BROKERS, AGENTS,
ATTORNEYS AND/OR EMPLOYEE OF LANDLORD) ARE MERGED HEREIN, AND THERE ARE NO ORAL
AGREEMENTS OR IMPLIED COVENANTS. TENANT EXPRESSLY ACKNOWLEDGES THAT LANDLORD
HAS NOT REPRESENTED THAT TENANT WILL HAVE THE EXCLUSIVE RIGHT TO OPERATE ANY
PARTICULAR TYPE OF BUSINESS WITHIN THE SHOPPING CENTER OR THAT ANY SPECIFIC
TENANT OR NUMBER OF TENANTS WILL OCCUPY SPACE WITHIN THE SHOPPING CENTER AT
ANYTIME DURING THE TERM OF THIS LEASE.

IN WITNESS WHEREOF, the
parties have duly executed this Lease on the date first above written.

	
  LANDLORD:

  	
   

  	
  La Jolla Investors, 

  
	
   

  	
   

  	
  A California General, Partnership

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Steven Grant

  	
   

  	
   

  
	
   

  	
   

  	
  Steven Grant, Trustee 

  	
   

  	
   

  
	
   

  	
   

  	
  General Partner

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  /s/ Larry Tucker

  	
   

  	
   

  
	
   

  	
   

  	
  Larry Tucker as Trustee of Larry Tucker 

  	
   

  	
   

  
	
   

  	
   

  	
  Separate Property Trust dated September 17, 1987

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  TENANT:

  	
   

  	
  1st Pacific Bank of California, 

  	
   

  	
   

  
	
   

  	
   

  	
  a California Corporation

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Robert B. Hildt

  	
   

  	
   

  
	
   

  	
   

  	
  Robert B. Hildt, 

  	
   

  	
   

  
	
   

  	
   

  	
  President

  	
   

  	
   

  

 

 

If Tenant is a corporation, the authorised
officers must sign on behalf of the corporation and Indicate the capacity in
which they are signing. The Lease must be executed by the president or
vice-president and the secretary or assistant secretary, unless bylaws or a
resolution of the board of directors shall otherwise provide, in which event
the bylaws or a certified copy of the resolution, as the case may be, must be
concurrently delivered to Landlord.

 15

EXHIBIT A

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