Document:

11055 ROSELLE LEASE

LEASE AGREEMENT

This LEASE AGREEMENT is made this ___ day of June, 2001
(the "Lease Date"), between ARE-11025/11075 ROSELLE STREET, LLC, a
Delaware limited liability company ("Landlord"), and CELL GENESYS,
INC., a Delaware corporation ("Tenant").

RECITALS

A.As of the Lease Date, the Premises (as defined in
the Basic Lease Provisions) are subject to the following (collectively, the
"Prior Lease"): (i) a certain Standard Industrial Lease - Net dated
December 10, 1993, between Trust Company of the West, as Trustee of the ATF
Dow Chemical Employees Retirement Trust, as lessor (the "ATF Dow Trust"),
and Viagene, Inc., as lessee ("Viagene"); and (ii) a certain First
Amendment To Standard Industrial Lease dated March 20, 1996, between the
ATF Dow Trust and Chiron Corporation ("Chiron") (who succeeded to
Viagene's interest in the Prior Lease in or about September, 1995, pursuant to a
plan of merger in which Viagene was merged into a wholly owned subsidiary of
Chiron).

B.Pursuant to a certain Assignment and Assumption
Agreement dated January 8, 2001, between Tenant and Chiron, Tenant acquired
Chiron's right, title, and interest in and to, and assumed Chiron's obligations
and liabilities under, the Prior Lease. The foregoing Assignment and Assumption
Agreement was part of Tenant's acquisition of Chiron's gene therapy assets
located at the Premises, at the building within the Project (as defined in the
Basic Lease Provisions) commonly known as 11075 Roselle Street, San Diego,
California (the "11075 Building"), and at a building adjacent to the
Project commonly known as 11080 Roselle Street, San Diego, California.

C.The term of the Prior Lease expires on June 30,
2001, subject to 3 options to extend for a period of 1 year each (the "Prior
Lease Extension Options"). Tenant desires to extend its right to occupy the
Premises beyond the period possible under the Prior Lease, and Landlord is
willing to permit Tenant to do so, but only if: (i) Landlord and Tenant
enter into this Lease, (ii) Landlord and Tenant terminate the Prior Lease
effective as of June 30, 2001, and (iii) Landlord and Tenant
concurrently enter into a separate Lease Agreement for the 11075 Building (the
"11075 Lease").

BASIC LEASE PROVISIONS

	
Address:
	
11055 Roselle Street, San Diego, California.

	
Premises:
	
That portion of the Project, containing approximately 22,577
rentable square feet, as determined by Landlord in accordance with this Lease,
as shown on Exhibit A.

	
Project:
	
The real property on which the building in which the Premises
are located (the "Building") is situated, together with all improvements
thereon and appurtenances thereto. as shown on Exhibit B.

	
Building:
	
The specific building in the Project in which the Premises
are located, as shown on Exhibit B.

	
Rentable Area of Premises: 22,577 sq. ft.
	
Rentable Area of Building: 22,577 sq. ft.

	
Tenant's Share of Operating Expenses: 100%
	
 

	
Building's Share of Project: 20.0581%
	
Rentable Area of Project: 112,558 sq. ft.

	
Base Rent: $49,669.40 per month.
	
Security Deposit: $149,008.20

	
Commencement Date: July 1, 2001
	
 

	
Rent Commencement Date: Commencement Date

	Rent Adjustment Percentage: Greater of 3.5% or the CPI
Adjustment Percentage (as defined in Section 4 hereof), not to exceed
6.0%

	
Base Term: Beginning on the Commencement Date and
ending on June 30, 2006.

	Permitted Use: Research and development laboratory,
related office and other related uses consistent with the character of the
Project and otherwise in compliance with the provisions of Section 7
hereof.

	
Address for Rent Payment:

135 N. Los Robles Avenue, Suite 250

Pasadena, CA 91101

Attention: Accounts Receivable
	
Landlord's Notice Address:

135 N. Los Robles Avenue, Suite 250

Pasadena, CA 91101

Attention: General Counsel

	
Tenants Notice Address:

Cell Genesys, Inc.

342 Lakeside Drive

Foster City, CA 94404

Attention: Mr. Richard Campbell
	
 

The following Exhibits and Addenda are attached hereto and
incorporated herein by this reference:

	
[X] EXHIBIT A - PREMISES
DESCRIPTION
	
[X] EXHIBIT B - DESCRIPTION OF
PROJECT

	
[--] EXHIBIT C - INTENTIONALLY
OMITTED
	
[--] EXHIBIT D - INTENTIONALLY
OMITTED

	
[X] EXHIBIT E - RULES AND
REGULATIONS
	
[X] EXHIBIT F - TENANT'S PERSONAL PROPERTY

	
[X] EXHIBIT G - ESTOPPEL
CERTIFICATE
	
[X] EXHIBIT H - NONDISTURBANCE
AGREEMENT

AGREEMENT

	Lease of Premises. Upon and subject to all of the
terms and conditions hereof, Landlord hereby leases the Premises to Tenant and
Tenant hereby leases the Premises from Landlord. The portions of the Project
that are for the non-exclusive use of tenants of the Project are collectively
referred to herein as the "Common Areas". Landlord reserves the right to
modify Common Areas, provided that such modifications do not materially
adversely affect Tenant's use of the Premises for the Permitted Use.

	Termination of Prior Lease; Commencement Date; Term;
Acceptance of Premises.

	Termination of Prior Lease.

	Landlord and Tenant hereby acknowledge and agree
that, as of the Lease Date, the Prior Lease contains the complete agreement
between Landlord and Tenant with respect to the Premises.

	Tenant hereby certifies to Landlord (and its successors
and assigns) that, as of the Lease Date, (A) Tenant has no right, title, or
interest in or to the Premises or the Project other than as a lessee of the
Premises under the Prior Lease, (B) Tenant has no option, right of first
refusal, right of first offer, or other right to acquire or purchase all or any
portion of, or interest in, the Premises or the Project, (C) Tenant has not
sublet any portion of the Premises or assigned any portion of the Prior Lease to
any sublessee or assignee, and no one except Tenant and its employees currently
occupy the Premises, (D) Tenant has not prepaid any of the rent due under
the Prior Lease, (E) the security deposit given to Landlord under the Prior
Lease was $36,800.51 in cash (the "Prior Lease Deposit"), and
(F) Landlord has performed all obligations required of Landlord pursuant to
the Prior Lease, and Tenant is not entitled to any refunds or rebates of rent or
to any other payments or services from Landlord upon the termination of the
Prior Lease. The matters described in the foregoing certification shall remain
and be true and correct, in all material respects, as of the Commencement
Date.

	Landlord and Tenant hereby terminate the Prior Lease
effective as of June 30, 2001 (including, without limitation, all Prior Lease
Extension Options, whether or not timely exercised prior to such date). As of
the time such termination becomes effective (the "Prior Lease Termination
Date"), the Prior Lease shall be of no further force or effect and Tenant
shall have no other right, title, or interest, of any kind, direct or indirect,
in any portion of the Premises or the Project, except as expressly provided in
this Lease. All obligations of Tenant under the Prior Lease not fully performed
as of the Prior Lease Termination Date (including, without limitation, indemnity
obligations and obligations concerning the condition and repair of the Premises
and/or the Project) (the "Prior Lease Obligations") shall survive such
termination of the Prior Lease for the benefit of Landlord (and its successors
and assigns) and thereafter shall constitute obligations under this Lease.
Landlord hereby reserves all rights and claims that Landlord may have against
Tenant for any such Prior Lease Obligations.

	Commencement Date; Term. The "Commencement
Date" shall be July 1, 2001, and the "Term" of this Lease shall
be the Base Term and the Extension Term, if Tenant so elects pursuant to
Section 39 hereof.

	Acceptance of Premises. Tenant has been in
possession of, and conducting business in, the Premises under the Prior Lease
and intends to continue conducting business in the Premises, without
interruption, from and after the Lease Date. As a result, Tenant is the party
most familiar with the condition of the Premises as of the Lease Date and, as
conclusively evidenced by Tenant's execution and delivery of this Lease, Tenant
accepts the Premises "as is", in their condition as of the Lease Date, without
any qualifications, restrictions, or limitations, subject to all applicable
Legal Requirements (as defined in Section 7 hereof). Further, since the
Premises will not be empty and/or unoccupied at any time prior to the
Commencement Date and Landlord will have no opportunity to inspect, examine,
and/or audit the Premises in order to establish the condition of the Premises as
of the Commencement Date, Landlord shall have no liability for any defects in
the Premises (whether latent or patent) and shall have no obligation to perform
any work or to refurbish, finish, or otherwise alter the Premises in order to
prepare the Premises for Tenant's use or occupancy. Tenant agrees and
acknowledges that neither Landlord nor any agent of Landlord has made any
representation or warranty with respect to the condition of all or any portion
of the Premises or the Project, and/or the suitability of the Premises or the
Project for the conduct of Tenant's business, and Tenant waives any implied
warranty that the Premises or the Project are suitable for the Permitted Use.
This Lease constitutes the complete agreement of Landlord and Tenant with
respect to the subject matter hereof and supersedes any and all prior
representations, inducements, promises, agreements, understandings, and
negotiations that are not contained herein. Landlord, in executing this Lease,
does so in reliance upon Tenant's representations, warranties, acknowledgments,
and agreements contained herein.

	Rent.

	Base Rent. The first month's Base Rent and the
security required to be deposited with Landlord pursuant to Section 6
hereof shall be due and payable on delivery of an executed copy of this Lease to
Landlord. Tenant shall pay to Landlord in advance, without demand, abatement,
deduction, or set-off, monthly installments of Base Rent on or before the first
day of each calendar month during the Term hereof, in lawful money of the United
States of America, at the office of Landlord for payment of Rent set forth
above, or to such other person or at such other place as Landlord may from time
to time designate in writing. Payments of Base Rent for any fractional calendar
month shall be prorated. The obligation of Tenant to pay Base Rent and other
sums to Landlord and the obligations of Landlord under this Lease are
independent obligations. Tenant shall have no right at any time to abate,
reduce, or set-off any Rent due hereunder except for any abatement as may be
expressly provided in this Lease.

	Additional Rent. In addition to Base Rent, Tenant
agrees to pay to Landlord as additional rent ("Additional Rent"):
(i) Tenant's Share of Operating Expenses (as defined in Section 5),
and (ii) any and all other amounts Tenant assumes or agrees to pay under
the provisions of this Lease, including, without limitation, any and all other
sums that may become due by reason of any default of Tenant or failure to comply
with the agreements, terms, covenants and conditions of this Lease to be
performed by Tenant, after any applicable notice and cure period.

	Base Rent Adjustments. Base Rent shall be
increased on each annual anniversary of the first day of the first full month
during the Term of this Lease (each an "Adjustment Date") by multiplying
the Base Rent payable immediately before such Adjustment Date by the Rent
Adjustment Percentage and adding the resulting amount to the Base Rent payable
immediately before such Adjustment Date. Base Rent, as so adjusted, shall
thereafter be due as provided herein. Base Rent adjustments for any fractional
calendar month shall be prorated. "CPI Adjustment Percentage" means
(i) a fraction, stated as a percentage, the numerator of which shall be the
Index (as defined below) for the calendar month 3 months before the month in
which the Adjustment Date occurs, and the denominator of which shall be the
Index for the calendar month 3 months before the last Adjustment Date or, if no
prior Base Rent adjustment has been made, 3 months before the first day of the
first full month during the Term of this Lease, less (ii) 1.00.
"Index" means the "Consumer Price Index - All Urban Consumers - San
Diego, California Metropolitan Area, All Items" compiled by the U.S. Department
of Labor, Bureau of Labor Statistics, (1982-84 = 100). If a substantial change
is made in the Index, the revised Index shall be used, subject to such
adjustments as reasonably appropriate in order to make the revised Index
comparable to the prior Index. If the Bureau of Labor Statistics ceases to
publish the Index, then the successor or most nearly comparable index, as
reasonably determined by Landlord, shall be used, subject to such adjustments as
reasonably appropriate in order to make the new index comparable to the Index.
Landlord shall give Tenant written notice indicating the Base Rent, as adjusted
pursuant to this Section, and the method of computation. Failure to deliver such
notice shall not reduce, abate, waive, or diminish Tenant's obligation to pay
the adjusted Base Rent. If such notice is delivered to Tenant on or after an
Adjustment Date, Tenant shall pay to Landlord an amount equal to any
underpayment of Base Rent by Tenant within 15 days of Landlord's notice to
Tenant.

	Operating Expense Payments. Landlord shall deliver
to Tenant a written estimate of Operating Expenses for each calendar year during
the Term (the "Annual Estimate"), which may be revised by Landlord from
time to time during such calendar year. During each month of the Term, on the
same date that Base Rent is due, Tenant shall pay Landlord an amount equal to
1/12 of Tenant's Share of the Annual Estimate. Payments for any fractional
calendar month shall be prorated.

The term "Operating Expenses" means all costs and
expenses of any kind or description whatsoever incurred or accrued each calendar
year by Landlord with respect to the Building (including the Building's Share of
all costs and expenses of any kind or description incurred or accrued by
Landlord with respect to the Project which are not specific to the Building or
any other building located in the Project) (including, without duplication,
Taxes (as defined in Section 9), Utilities (as defined in Section 11
below), insurance premiums (for the insurance described in Section 17
below), reasonable reserves consistent with good business practice for future
repairs and replacements ("Repair Reserves"), capital repairs and
improvements amortized over the lesser of 7 years and the useful life of
such capital items, and the costs of Landlord's third party property manager or,
if there is no third party property manager, administration rent in the amount
of 4.0% of Base Rent), excluding only:

	the construction costs of the Project and renovation
prior to the date of the Lease and costs of correcting defects in such
construction or renovation;

	capital expenditures for expansion of the
Project;

	interest, principal payments of Mortgage (as defined in
Section 27) debts of Landlord, financing costs and amortization of funds
borrowed by Landlord, whether secured or unsecured and all payments of base rent
(but not taxes or operating expenses) under any ground lease or other underlying
lease of all or any portion of the Project;

	depreciation of the Project (except for capital
improvements, the costs of which are to be amortized and included in Operating
Expenses);

	advertising, legal, and space planning expenses and
leasing commissions and other costs and expenses incurred in procuring and
leasing space to other tenants of the Project, including any leasing office
maintained in the Project and any free rent and construction allowances for
other tenants of the Project;

	legal and other expenses incurred in the negotiation or
enforcement of leases for other tenants of the Project;

	completing, fixturing, improving, renovating, painting,
redecorating, or other work, which Landlord pays for or performs for other
specific tenants of the Project within their premises, and costs of correcting
defects in such work;

	costs of utilities outside normal business hours sold to
other tenants of the Project;

	costs to be reimbursed by other tenants of the Project or
Taxes to be paid directly by Tenant or other tenants of the Project, whether or
not actually paid;

	salaries, wages, benefits, and other compensation paid to
officers and employees of Landlord who are not assigned in whole or in part to
the operation, management, maintenance, or repair of the Project;

	general organizational, administrative, and overhead
costs relating to maintaining Landlord's existence, either as a corporation,
partnership, or other entity, including general corporate, legal, and accounting
expenses;

	costs (including attorneys' fees and costs of settlement,
judgments and payments in lieu thereof) incurred in connection with disputes
with other tenants of the Project, other occupants of the Project, or
prospective tenants of the Project, and costs and expenses, including legal
fees, incurred in connection with negotiations or disputes with employees,
consultants, management agents, leasing agents, purchasers (including through
the exercise or threat of eminent domain), or mortgagees of all or any portion
of the Project;

	costs incurred by Landlord due to the violation by
Landlord or its employees, agents, or contractors or by any other tenant of the
Project of the terms and conditions of any lease of any other space in the
Project or of any Legal Requirement;

	tax penalties, fines, or interest incurred as a result of
Landlord's negligence, inability, or unwillingness to make payment and/or to
file any tax or informational returns when due, or from Landlord's failure to
make any payment required to be made by Landlord hereunder before
delinquency;

	overhead and profit increment paid to Landlord or to
subsidiaries or affiliates of Landlord for goods and/or services in or to the
Project to the extent the same exceed the costs of such goods and/or services
rendered by unaffiliated third pates on a competitive basis;

	costs arising from Landlord's charitable or political
contributions or fine art maintained at the Project;

	costs in connection with services (including
electricity), items, or other benefits of a type that are not standard for the
Project and that are not available to Tenant without specific charges therefor,
but that are provided to another tenant or occupant of the Project, whether or
not such other tenant or occupant is specifically charged therefor by
Landlord;

	costs incurred in the sale or refinancing of the
Project;

	costs arising from the presence of Hazardous Materials
(as defined in Section 30(g)) in, on, under, or about the Premises, the
Building, the Project, or any property adjacent to the Property for which Tenant
is not liable or responsible as part of the Prior Lease Obligations or pursuant
to the terms and conditions of Section 30 hereof;

	costs for (i) insurance coverages not typically
passed through to tenants as an operating expense in the properties of Landlord
and Landlord's affiliates in the greater San Diego, California area, and
(ii) insurance deductibles or co-insurance payments in excess of $25,000.00
per occurrence;

	costs of repairs or replacements for which Repair
Reserves have been previously accrued as an Operating Expense, but only to the
extent of such accrual;

	net income taxes of Landlord or the owner of any interest
in the Project, franchise, capital stock, gift, estate, or inheritance taxes or
any federal, state, or local documentary taxes imposed against any portion of or
interest in the Project; and

	any expenses otherwise includable within Operating
Expenses to the extent actually reimbursed by persons other than tenants of the
Project under leases for space in the Project.

Within 90 days after the end of each calendar year (or such
longer period as may be reasonably required), Landlord shall furnish to Tenant a
statement (an "Annual Statement") showing in reasonable detail:
(a) the total and Tenant's Share of actual Operating Expenses for the
previous calendar year, and (b) the total of Tenant's payments in respect
of Operating Expenses for such year. If Tenant's Share of actual Operating
Expenses for such year exceeds Tenant's payments of Operating Expenses for such
year, the excess shall be due and payable by Tenant as Rent within 30 days after
delivery of such Annual Statement to Tenant. If Tenant's payments of Operating
Expenses for such year exceed Tenant's Share of actual Operating Expenses for
such year Landlord shall pay the excess to Tenant within 30 days after delivery
of such Annual Statement, except that after the expiration. or earlier
termination of the Term or if Tenant is delinquent in its obligation to pay
Rent, Landlord shall pay the excess to Tenant after deducting all other amounts
due Landlord.

The Annual Statement shall be final and binding upon Tenant
unless Tenant, within 30 days after Tenant's receipt thereof, shall contest any
item therein by giving written notice to Landlord, specifying each item
contested and the reason therefor. If, during such 30-day period, Tenant
reasonably and in good faith questions or contests the correctness of Landlord's
statement of Tenant's Share of Operating Expenses, Landlord will provide Tenant
with access to Landlord's books and records relating to the operation of the
Project and such information as Landlord reasonably determines to be responsive
to Tenant's questions (the "Expense Information"). If after Tenant's
review of such Expense Information, Landlord and Tenant cannot agree upon the
amount of Tenant's Share of Operating Expenses, then Tenant shall have the right
to have an independent public accounting firm selected by Tenant from among the
5 largest in the United States audit and/or review the Expense Information for
the year in question (the "Independent Review"). The independent public
accounting firm selected by Tenant shall be retained pursuant to a fee
arrangement other than a contingent fee, which fee arrangement shall be subject
to Landlord's approval (which approval shall not be unreasonably withheld or
delayed), and, except as may be expressly provided later in this paragraph, all
fees due to such accounting firm in performing the Independent Review shall be
payable by Tenant (at Tenant's sole cost and expense). The results of any such
Independent Review shall be binding on Landlord and Tenant. If the Independent
Review shows that the payments actually made by Tenant with respect to Operating
Expenses for the calendar year in question exceeded Tenant's Share of Operating
Expenses for such calendar year, Landlord shall pay the excess to Tenant within
30 days after delivery of such statement, except that after the expiration or
earlier termination of the Term or if Tenant is delinquent in its obligation to
pay Rent, Landlord shall pay the excess to Tenant after deducting all other
amounts due Landlord. If the Independent Review shows that Tenant's payments
with respect to Operating Expenses for such calendar year were less than
Tenant's Share of Operating Expenses for the calendar year, Tenant shall pay the
deficiency to Landlord within 30 days after delivery of such statement. If the
Independent Review shows that Tenant has overpaid with respect to Operating
Expenses by more than 5.0% then Landlord shall reimburse Tenant for all costs
incurred by Tenant for the Independent Review. Operating Expenses for the
calendar years in which Tenant's obligation to share therein begins and ends
shall be prorated. Notwithstanding anything set forth herein to the contrary, if
the Project is not at least 95.0% occupied on average during any year of the
Term, Tenant's Share of Operating Expenses for such year shall be computed as
though the Project had been 95.0% occupied on average during such year.

"Tenant's Share" shall be the percentage set forth in
the Basic Lease Provisions as Tenant's Share of Operating Expenses. The
"Building's Share of Project" set forth in the Basic Lease Provisions may
be adjusted by Landlord for changes in the physical size of the Premises or the
Project occurring after the Commencement Date. Any such measurement shall be
performed in accordance with the 1996 Standard Method of Measuring Floor Area in
Office Buildings as adopted by the Building Owners and Managers Association
(ANSI/BOMA Z65.1-1996). Landlord may equitably increase Tenant's Share for any
item of expense or cost reimbursable by Tenant that relates to a repair,
replacement, or service that benefits only the Premises or only a portion of the
Project that includes the Premises or that varies with occupancy or use. Base
Rent, Tenant's Share of Operating Expenses, and all other amounts payable by
Tenant to Landlord hereunder are collectively referred to herein as
"Rent".

	Security Deposit. Concurrently with Tenant's delivery to Landlord of an
executed copy of this Lease, Tenant shall deposit with Landlord security for the
performance of all of Tenant's obligations in an amount that when added to the
amount of the Prior Lease Deposit, will equal the aggregate amount of the
Security Deposit set forth in the Basic Lease Provisions (in the aggregate, the
"Security Deposit"). The security deposited by Tenant shall be in the form of
either cash or an unconditional and irrevocable letter of credit (the "Letter of
Credit"): (i) in form and substance reasonably satisfactory to Landlord,
(ii) naming Landlord as beneficiary, (iii) expressly allowing Landlord
to draw upon it at any time from time to time by delivering to the issuer notice
that Landlord is entitled to draw thereunder, (iv) drawable on an FDIC-
insured financial institution satisfactory to Landlord, and (v) redeemable
in the state of California. Within 10 days after the Prior Lease Termination
Date, Landlord shall notify Tenant of the amount (if any) of the Prior Lease
Deposit used by Landlord to pay or perform any obligation of Tenant under the
Prior Lease or to compensate Landlord for any loss or damage resulting from any
default by Tenant under the Prior Lease and, within 10 days after such notice,
Tenant shall deposit with Landlord the amount necessary to restore the Security
Deposit to its required aggregate amount. Further, if the security initially
deposited by Tenant under this Lease is in the form of a Letter of Credit,
Tenant may, at any time during the first 3 months of the Base Term, deliver to
Landlord a substitute Letter of Credit complying with all of the requirements
hereof in an amount equal to the required aggregate amount of the Security
Deposit and, within 10 days after Landlord's receipt of such substitute Letter
of Credit, Landlord shall return to Tenant the portion of the Security Deposit
then in the form of cash (after deducting therefrom all amounts to which
Landlord is then entitled under the provisions of this Lease). As to any Letter
of Credit serving as security hereunder, if Tenant does not provide Landlord
with a substitute Letter of Credit complying with all of the requirements hereof
at least 30 days before the stated expiration date of such Letter of Credit,
Landlord shall have the right to draw upon such Letter of Credit and hold the
funds drawn as the Security Deposit; provided, however, that
(x) Tenant's failure to timely provide a satisfactory substitute Letter of
Credit shall not be a Default (as defined in Section 20), and
(y) Tenant, not more than once during the Term, may subsequently provide
Landlord with a substitute Letter of Credit complying with all of the
requirements hereof, at which time Landlord shall return to Tenant the funds
drawn by Landlord under the previous Letter of Credit (after deducting therefrom
all amounts to which Landlord is then entitled under the provisions of this
Lease). The Security Deposit shall be held by Landlord as security for the
performance of Tenant's obligations under this Lease. The Security Deposit is
not an advance rental deposit or a measure of Landlord's damages in case of a
Default. Upon each occurrence of a Default, Landlord may use all or any part of
the Security Deposit to pay delinquent payments due under this Lease, and the
cost of any damage, injury, expense, or liability caused by such Default,
without prejudice to any other remedy provided herein or provided by law;
provided, however, that (A) notwithstanding the amount that
Landlord may actually draw on any Letter of Credit serving as security
hereunder, Landlord's damages upon the occurrence of each Default shall be
determined in accordance with Section 21 hereof, and (B) it shall not be a
default by Landlord under this Lease if, upon the occurrence of a Default,
Landlord actually draws more on any such Letter of Credit than Landlord may be
entitled to pursuant to Section 21 hereof, it being understood and agreed
that any funds so drawn by Landlord in excess of Landlord's damages pursuant to
Section 21 hereof shall be deemed held by Landlord as part of the Security
Deposit and, upon Tenant's restoration of the Security Deposit to its required
amount, shall be returned to Tenant (after deducting therefrom all amounts to
which Landlord is then entitled under the provisions of this Lease). Tenant
hereby waives the provisions of any law, now or hereafter in force, that provide
that Landlord may claim from a security deposit only those sums reasonably
necessary to remedy defaults in the payment of Rent, to repair damage caused by
Tenant or to clean the Premises, it being agreed that Landlord may, in addition,
claim those sums reasonably necessary to compensate Landlord for any other loss
or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant
or any officer, employee, agent, or invitee of Tenant. Upon bankruptcy or other
debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed
to be applied first to the payment of Rent and other charges due Landlord for
periods prior to the filing of such proceedings. Upon any use of all or any
portion of the Security Deposit, Tenant shall, within 5 days after demand from
Landlord, restore the Security Deposit to its required amount. The Security
Deposit, or any balance thereof (i.e., after deducting therefrom all
amounts to which Landlord is entitled under the provisions of this Lease), shall
be returned to Tenant (or, at Landlord's option, to the last assignee of
Tenant's interest hereunder) within 90 days after the expiration or earlier
termination of this Lease.

If Landlord transfers its interest in the Project or this
Lease, Landlord shall either (a) transfer any Security Deposit then held by
Landlord to a person or entity assuming Landlord's obligations under this
Section 6, or (b) return to Tenant any Security Deposit then held by
Landlord and remaining after the deductions permitted herein. Upon such transfer
to such transferee or the return of the Security Deposit to Tenant, Landlord
shall have no further obligation with respect to the Security Deposit, and
Tenant's right to the return of the Security Deposit shall apply solely against
Landlord's transferee. Landlord's obligation respecting the Security Deposit is
that of a debtor, not a trustee and; no interest shall accrue thereon.

	Use. The Premises shall be used solely for the
Permitted Use set forth in the Basic Lease Provisions, in compliance with all
laws, orders, judgments, ordinances, regulations, codes, directives, permits,
licenses, covenants, and restrictions now or hereafter applicable to the
Premises, and the use and occupancy thereof, including, without limitation, the
Americans With Disabilities Act, 42 U.S.C.   12101, et seq.
(together with the regulations promulgated pursuant thereto, "ADA")
(collectively, "Legal Requirements"). Tenant shall, upon 5 days' written
notice from Landlord, discontinue any use of the Premises that is declared to be
a violation of any Legal Requirement by any Governmental Authority (as defined
in Section 9) having jurisdiction. Tenant will not use or permit the
Premises to be used for any purpose or in any manner that would void Tenant's or
Landlord's insurance, increase the insurance risk, or cause the disallowance of
any sprinkler or other credits. Tenant shall reimburse Landlord promptly upon
demand for any additional premium charged for any such insurance policy by
reason of Tenant's failure to comply with the provisions of this Section or
otherwise caused by Tenant's use and/or occupancy of the Premises. Tenant will
use the Premises in a careful, safe, and proper manner and will not commit
waste, overload the floor or structure of the Premises, subject the Premises to
use that would damage the Premises, or obstruct or interfere with the rights of
Landlord or other tenants or occupants of the Project, including conducting or
giving notice of any auction, liquidation, or going out of business sale on the
Premises, or using or allowing the Premises to be used for any unlawful purpose.
Tenant shall cause any equipment or machinery to be installed in the Premises so
as to reasonably prevent sounds or vibrations from the Premises from extending
into Common Areas or other space in the Project. Tenant shall not place any
machinery or equipment weighing 500 pounds or more in or upon the Premises or
transport or move such items through the Common Areas of the Project or in the
Project elevators without the prior written consent of Landlord. Tenant shall
not, without the prior written consent of Landlord, use the Premises in any
manner that will require ventilation, air exchange, heating, gas, steam,
electricity, or water beyond the existing capacity of the Project as
proportionately allocated to the Premises based upon Tenant's Share as usually
furnished for the Permitted Use.

Tenant, at its sole expense, shall make any alterations or
modifications to the interior or the exterior of the Premises that may be
required by Legal Requirements (including, without limitation, compliance of the
Premises with the ADA) related to Tenant's use or occupancy of the Premises.
Notwithstanding any other provision herein to the contrary, Tenant shall be
responsible for any and all demands, claims, liabilities, losses, costs,
expenses, actions, causes of action, damages, or judgments, and all reasonable
expenses incurred in investigating or resisting the same (including, without
limitation, reasonable attorneys' fees, charges, and disbursements and costs of
suit) (collectively, "Claims") arising out of or in connection with Legal
Requirements, and Tenant shall indemnify, defend, hold, and save Landlord
harmless from and against any and all Claims arising out of or in connection
with any failure of the Premises to comply with any Legal Requirement.

	Holding Over. If, with Landlord's express written
consent, Tenant retains possession of the Premises after the termination of the
Term, (i) unless otherwise agreed in such written consent, such possession
shall be subject to immediate termination by Landlord at any time, (ii) all
of the other terms and provisions of this Lease (including, without limitation,
the adjustment of Base Rent pursuant to Section 4 hereof) shall remain
in full force and effect (excluding any expansion or renewal option or other
similar right or option) during such holdover period, (iii) Tenant shall
continue to pay Base Rent in an amount equal to 150% of the Rent in effect
during the last 30 days of the Term (the "Holdover Rent Amount"), and
(iv) all other payments shall continue under the terms of this Lease. If
Tenant remains in possession of the Premises after the expiration or earlier
termination of the Term without the express written consent of Landlord,
(A) Tenant shall become a tenant at sufferance upon the terms of this Lease
except that the monthly rental shall be equal to the Holdover Rent Amount or
such other amount as Landlord may indicate, in Landlord's sole and absolute
discretion, by written notice to Tenant, and (B) Tenant shall be
responsible for all damages suffered by Landlord resulting from or occasioned by
Tenant's holding over, including consequential damages. No holding over by
Tenant, whether with or without consent of Landlord, shall operate to extend
this Lease except as otherwise expressly provided, and this Section 8 shall
not be construed as consent for Tenant to retain possession of the Premises.
Acceptance by Landlord of Rent after the expiration of the Term or earlier
termination of this Lease shall not result in a renewal or reinstatement of this
Lease.

	Taxes. Landlord shall pay, as part of Operating
Expenses, all taxes, levies, assessments, and governmental charges of any kind
(collectively referred to as "Taxes") imposed by any federal, state,
regional, municipal, local, or other governmental authority or agency,
including, without limitation, quasi-public agencies (collectively,
"Governmental Authority") during the Term, including, without limitation,
all Taxes: (i) imposed on or measured by or based, in whole or in part, on
rent payable to Landlord under this Lease and/or from the rental by Landlord of
the Project or any portion thereof, or (ii) based on the square footage,
assessed value, or other measure or evaluation of any kind of the Premises or
the Project, or (iii) assessed or imposed by or on the operation or
maintenance of any portion of the Premises or the Project, including parking, or
(iv) assessed or imposed by, or at the direction of, or resulting from
statutes or regulations, or interpretations thereof, promulgated by, any
Governmental Authority, or (v) imposed as a license or other fee on
Landlord's business of leasing space in the Project. Landlord may contest by
appropriate legal proceedings the amount, validity, or application of any Taxes
or liens securing Taxes. Taxes shall not include any net income taxes imposed on
Landlord unless such net income taxes are in substitution for any Taxes payable
hereunder. If any such Tax is levied or assessed directly against Tenant, then
Tenant shall be responsible for and shall pay the same at such times and in such
manner as the taxing authority shall require. Tenant shall pay, prior to
delinquency, any and all Taxes levied or assessed against any personal property
or trade fixtures placed by Tenant in the Premises, whether levied or assessed
against Landlord or Tenant. If any Taxes on Tenant's personal property or trade
fixtures are levied against Landlord or Landlord's property, or if the assessed
valuation of the Project is increased by a value attributable to improvements in
or alterations to the Premises, whether owned by Landlord or Tenant and whether
or not affixed to the real property so as to become a part thereof, higher than
the base valuation on which Landlord from time-to-time allocates Taxes to all
tenants in the Project, Landlord shall have the right, but not the obligation,
to pay such Taxes. Landlord's determination of any excess assessed valuation
shall be binding and conclusive, absent manifest error. The amount of any such
payment by Landlord shall constitute Additional Rent due from Tenant to Landlord
immediately upon demand.

	Parking. Subject to Force Majeure (as defined in
Section 34 hereof), a Taking (as defined in Section 19 hereof), and
the exercise by Landlord of its rights hereunder, Tenant shall have the right to
park in common with other tenants of the Project pro rata in accordance with the
rentable area of the Premises and the rentable areas of the Project occupied by
such other tenants in those areas designated for non-reserved parking, subject
in each case to Landlord's reasonable rules and regulations (as provided in
Section 26 hereof). Landlord may allocate parking spaces among Tenant and
other tenants in the Project pro rata as described above if Landlord determines
that such parking facilities are becoming crowded. Landlord shall not be
responsible for enforcing Tenant's parking rights against any third parties,
including other tenants of the Project.

	Utilities, Services. Landlord shall provide,
subject to the terms of this Section 11, water, electricity, heat, light,
power, telephone, sewer, and other utilities (including gas and fire sprinklers
to the extent the Project is plumbed for such services), refuse and trash
collection and janitorial services (collectively, "Utilities"). Landlord
shall pay, as Operating Expenses or subject to Tenant's reimbursement
obligation, for all Utilities used on the Premises, all maintenance charges for
Utilities, and any storm sewer charges or other similar charges for Utilities
imposed by any Governmental Authority or Utility provider, and any taxes,
penalties, surcharges or similar charges thereon. Landlord may cause, at
Tenant's expense, any Utilities to be separately metered or charged directly to
Tenant by the provider. Tenant shall pay directly to the Utility provider, prior
to delinquency, any separately metered Utilities and services which may be
furnished to Tenant or the Premises during the Term. Tenant shall pay, as part
of Operating Expenses, its share of all charges for jointly metered Utilities
based upon consumption, as reasonably determined by Landlord. No interruption or
failure of Utilities, from any cause whatsoever other than Landlord's willful
misconduct, shall result in eviction or constructive eviction of Tenant,
termination of this Lease or the abatement of Rent. Tenant agrees to limit use
of water and sewer with respect to Common Areas to normal restroom use.

	Alterations and Tenant's Property. Any
alterations, additions, or improvements made to the Premises by or on behalf of
Tenant, including additional locks or bolts of any kind or nature upon any doors
or windows in the Premises, but excluding installation, removal, or realignment
of furniture systems (other than removal of furniture systems owned or paid for
by Landlord) not involving any modifications to the structure or
connections (other then by ordinary plugs or jacks) to Building Systems (as
defined in Section 14) ("Alterations") shall be subject to
Landlord's prior written consent, which may be given or withheld in Landlord's
sole discretion if any such Alteration affects the structure or Building
Systems. Tenant may construct nonstructural Alterations in the Premises without
Landlord's prior approval if the aggregate cost of all such work in any 12 month
period does not exceed $25,000.00 (a "Notice-Only Alteration"), provided
Tenant notifies Landlord in writing of such intended Notice-Only Alteration, and
such notice shall be accompanied by plans, specifications, work contracts, and
such other information concerning the nature and cost of the Notice-Only
Alteration as may be reasonably requested by Landlord, which notice and
accompanying materials shall be delivered to Landlord not less than 15 business
days in advance of any proposed construction. If Landlord approves any
Alterations, Landlord may impose such conditions on Tenant in connection with
the commencement, performance and completion of such Alterations as Landlord may
reasonably deem appropriate. Any request for approval shall be in writing,
delivered not less than 15 business days in advance of any proposed
construction, and accompanied by plans, specifications, bid proposals, work
contracts and such other information concerning the nature and cost of the
alterations as may be reasonably requested by Landlord, including the identities
and mailing addresses of all persons performing work or supplying materials.
Landlord's right to review plans and specifications and to monitor construction
shall be solely for its own benefit, and Landlord shall have no duty to ensure
that such plans and specifications or construction comply with applicable Legal
Requirements. Tenant shall cause, at its sole cost and expense, all Alterations
to comply with insurance requirements and with Legal Requirements and shall
implement at its sole cost and expense any alteration or modification required
by Legal Requirements as a result of any Alterations. Tenant shall pay to
Landlord on demand, as Additional Rent, an amount equal to 3.0% of all charges
incurred by Tenant or its contractors or agents in connection with any
Alteration or series of related Alterations (but not less than $1,000.00 nor
more than $50,000.00 per Alteration or series of related Alterations) in order
to cover Landlord's overhead and expenses for plan review, coordination,
scheduling, and supervision. Before Tenant begins any Alteration, Landlord may
post on and about the Premises notices of non-responsibility pursuant to
applicable law. Tenant shall reimburse Landlord for, and indemnify and hold
Landlord harmless from, any expense incurred by Landlord by reason of faulty
work done by Tenant or its contractors, delays caused by such work, or
inadequate cleanup.

Tenant shall furnish security or make other arrangements
reasonably satisfactory to Landlord to assure payment for the completion of all
Alterations work free and clear of liens, and shall provide (and cause each
contractor or subcontractor to provide) certificates of insurance for
workers' compensation and other coverage in amounts and from an insurance
company satisfactory to Landlord protecting Landlord against liability for
personal injury or property damage during construction. Upon completion of any
Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting
forth the names of all contractors and subcontractors who did the work and final
lien waivers from all such contractors and subcontractors; and (ii) "as
built" plans for any such Alteration.

Other than (a) the items, if any, listed on
Exhibit F attached hereto, (b) any items agreed by Landlord in
writing to be included on Exhibit F in the future, and (c) any
trade fixtures, machinery, equipment, and other personal property not paid for
by Landlord that may be removed without material damage to the Premises, which
damage shall be repaired (including capping or terminating utility hook-ups
behind walls) by Tenant during the Term (collectively, "Tenant's
Property"), all Alterations, real property fixtures, built-in machinery and
equipment, built-in casework and cabinets, and other similar additions and
improvements built into the Premises that are or become an integral part of the
Building Systems or of the floors, walls, ceiling, roof, glazing, built-in
cabinetry, or structural components of the Building (such as fume hoods that
penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms,
walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing
equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical
equipment and systems, and any power generator and transfer switch)
(collectively, "Installations"), shall be and shall remain the property
of Landlord during the Term and following the expiration or earlier termination
of the Term, shall not be removed by Tenant at any time during the Term, and
shall remain upon and be surrendered with the Premises as a part thereof in
accordance with Section 28 following the expiration or earlier termination
of this Lease. Notwithstanding the foregoing, (x) any property that is placed in
the Premises by Tenant after the Commencement Date that: (A) is not an
Installation, (B) is used for the production of Tenant's products and may be
removed without material damage to the Premises, and (C) is not paid for by
Landlord, together with (y) any item listed on Exhibit F, shall be
and shall remain the property of Tenant during the Term and following the
expiration or earlier termination of the Term and shall be removed by Tenant
upon the expiration or earlier termination of the Term, so long as the same are
removed without material damage to the Premises (and any immaterial damage
caused by their removal is repaired by Tenant (including capping or terminating
utility hook-ups behind walls) during the Term). Landlord shall, at the time its
approval of any Installation under this Lease is requested or at the time it
receives notice of a Notice-Only Alteration under this Lease, notify Tenant if
Landlord has elected to cause Tenant to remove any such Installation upon the
expiration or earlier termination of this Lease. If Landlord so elects, Tenant
shall remove the designated Installation upon the expiration or earlier
termination of this Lease and repair any damage caused by or occasioned as a
result of such removal, including, when removing any Installation that was
plumbed, wired, or otherwise connected to any of the Building Systems, capping
off all such connections behind the walls of the Premises and repairing any
holes. During any such restoration period, Tenant shall pay Rent to Landlord as
provided herein as if said space were otherwise occupied by Tenant. In addition
to the foregoing, Landlord may elect to have any or all improvements located
within the portion of the Premises designated or described on
Exhibit A as "manufacturing space" ("Manufacturing Space
Improvements") to be removed upon the expiration or earlier termination of
this Lease. Landlord may make such election by giving written notice to Tenant
of such election no later than 30 days prior to the scheduled expiration of this
Lease or within 15 days after the early termination of this Lease, as the case
may be. Such notice shall include a written estimate of all Removal Costs (as
defined below) and, within 30 days after such notice, Tenant shall pay to
Landlord an amount equal to the lesser of 50.0% of all estimated Removal
Costs and $110,000.00. For purposes of this Lease, the term "Removal
Costs" shall include all reasonable costs to remove completely the
designated Manufacturing Space Improvements and to repair any damage to the
Premises caused by or occasioned as a result of such removal. Landlord shall use
commercially reasonable efforts to cause such removal and repair to be performed
within 120 days after the expiration or earlier termination of this Lease,
subject to delays caused by Force Majeure and delays needed to obtain any
Hazardous Materials Clearances required to perform such removal and repair. All
removal and repair work shall be performed by duly licensed, insured, and bonded
contractors. Within 30 days after the completion of such removal and repair work
(or such longer period as may be reasonably required), Landlord shall furnish to
Tenant a statement showing in reasonable detail the total, actual Removal Costs.
If the amount previously paid to Landlord by Tenant hereunder was less than the
lesser of 50.0% of the total, actual Removal Costs and $110,000.00,
Tenant shall pay the difference to Landlord within 30 days after delivery of
such statement to Tenant. If the amount previously paid to Landlord by Tenant
hereunder was more than the lesser of 50.0% of the total, actual Removal
Costs and $110,000.00, Landlord shall pay the excess to Tenant (after deducting
any other amounts that may be due Landlord) within 30 days after delivery
of such statement.

	Landlord's Repairs. Landlord shall maintain all of
the structural, exterior, parking, and other Common Areas of the Project in good
repair, reasonable wear and tear and uninsured losses and damages caused by
Tenant or by any of Tenant's agents, servants, employees, invitees and
contractors (collectively, "Tenant Parties") excluded. Losses and damages
caused by Tenant or any Tenant Party shall be repaired by Landlord, to the
extent not covered by insurance, at Tenant's sole cost and expense. Landlord
reserves the right to stop Building System services when necessary (i) by
reason of accident or emergency, or (ii) for planned repairs, alterations,
or improvements that are, in the reasonable judgment of Landlord, desirable or
necessary to be made, until said repairs, alterations, or improvements shall
have been completed. Landlord shall have no responsibility or liability for
failure to supply Building System services during any such period of
interruption; provided, however, that Landlord shall give Tenant
24 hours advance notice of any stoppage of Building System services for any
planned repairs, alterations, or improvements. Tenant shall promptly give
Landlord written notice of any repair required by Landlord pursuant to this
Section, or with respect to any emergency, oral notice followed immediately by
written notice, after which Landlord shall have a reasonable opportunity to
effect such repair. Landlord shall not be liable for any failure to make any
repairs or to perform any maintenance unless such failure shall persist for an
unreasonable time after Tenant's written notice of the need for such repairs or
maintenance. Tenant waives its rights under any state or local law to terminate
this Lease or to make such repairs at Landlord's expense and agrees that the
parties' respective rights with respect to such matters shall be solely as set
forth herein. Repairs required as the result of fire, earthquake, flood,
vandalism, war, or similar cause of damage or destruction shall be controlled by
Section 18.

	Tenant's Repairs. Subject to Sections 13, 17
and 18 hereof, Tenant, at its expense, shall repair, replace, and maintain in
good condition all portions of the Premises, including, without limitation, gas,
electrical, water, HVAC, sanitary sewer, plumbing, fire protection (including,
without limitation, sprinklers), elevators, and all other building systems
serving the Premises ("Building Systems"), entries, doors, ceilings,
interior windows, interior walls, and the interior side of demising walls. Such
repair and replacements may include capital expenditures and repairs whose
benefit may extend beyond the Term. Should Tenant fail to make any such repair
or replacement or fail to maintain the Premises, Landlord shall give Tenant
notice of such failure. If Tenant fails to commence cure of such default within
10 days of Landlord's notice, and thereafter diligently prosecute such cure to
completion, Landlord may perform such work and shall be reimbursed by Tenant
within 10 days after demand therefor; provided, however, that if
such default by Tenant creates or could create an emergency, Landlord may
immediately commence cure of such default and shall thereafter be entitled to
recover the costs of such cure from Tenant. Subject to Sections 17 and 18,
Tenant shall bear the full uninsured cost of any repair or replacement to any
part of the Project that results from damage caused by Tenant or any Tenant
Party and any repair that benefits only the Premises. At all times during the
Term, Tenant shall either (i) keep in place a contract for the maintenance
of the Building Systems, with a contractor and using maintenance schedules and
procedures reasonably acceptable to, and previously approved by, Landlord, or
(ii) make other arrangements for such maintenance work, which arrangements
shall be reasonably acceptable to, and previously approved by,
Landlord.

	Mechanic's Liens. Tenant shall discharge, by bond
or otherwise, any mechanic's lien filed against the Premises or against the
Project for work claimed to have been done for, or materials claimed to have
been furnished to, Tenant within 20 days after the filing thereof, at Tenant's
sole cost and shall otherwise keep the Premises and the Project free from any
liens arising out of work performed, materials furnished, or obligations
incurred by Tenant. Should Tenant fail to discharge any lien described herein,
Landlord shall have the right, but not the obligation, to pay such claim or post
a bond or otherwise provide security to eliminate the lien as a claim against
title to the Project and the cost thereof shall be immediately due from Tenant
as Additional Rent. If Tenant shall lease or finance the acquisition of office
equipment, furnishings, or other personal property of a removable nature
utilized by Tenant in the operation of Tenant's business, Tenant warrants that
any Uniform Commercial Code Financing Statement executed by Tenant will upon its
face or by exhibit thereto indicate that such Financing Statement is applicable
only to removable personal property of Tenant located within the Premises. In no
event shall the address of the Premises or the Project be furnished on any such
Financing Statement without such qualifying language.

	Indemnification. Tenant hereby indemnifies and
agrees to defend, save and hold Landlord harmless from and against any and all
Claims for injury or death to persons or damage to property occurring within or
about the Premises, arising directly or indirectly out of use or occupancy of
the Premises or a breach or default by Tenant in the performance of any of its
obligations hereunder, unless caused solely by the willful misconduct or gross
negligence of Landlord. Landlord shall not be liable to Tenant for, and Tenant
assumes all risk of damage to, personal property (including, without limitation,
loss of records kept within the Premises). Tenant further waives any and all
Claims for injury to Tenant's business or loss of income relating to any such
damage or destruction of personal property (including, without limitation, any
loss of records). Landlord shall not be liable for any damages arising from any
act, omission or neglect of any tenant in the Project or of any other third
party.

	Insurance. Landlord shall maintain all risk
property and, if applicable, sprinkler damage insurance covering the full
replacement cost of the Project. Landlord shall further procure and maintain
commercial general liability insurance with a single loss limit of not less than
$2,000,000 for bodily injury and property damage with respect to the Project.
Landlord may maintain, but is not obligated to maintain, such other insurance
and additional coverages as Landlord may reasonably deem necessary or prudent,
including, but not limited to, flood, environmental hazard and earthquake, loss
or failure of building equipment, errors and omissions, rental loss during the
period of repair or rebuilding, workers' compensation insurance and fidelity
bonds for employees employed to perform services, and insurance for any
improvements installed by Tenant or that are in addition to the standard
improvements customarily furnished by Landlord without regard to whether or not
such are made a part of the Project. The premiums for all such insurance shall
be included as part of the Operating Expenses. The Project may be included in a
blanket policy (in which case the cost of such insurance allocable to the
Project will be determined by Landlord based upon the insurers cost
calculations).

Tenant, at its sole cost and expense, shall maintain during
the Term: all risk property insurance with business interruption and extra
expense coverage, covering the full replacement cost of all property and
improvements installed or placed in the Premises by Tenant at Tenant's expense;
workers' compensation insurance with no less than the minimum limits required by
law; employers liability insurance with such limits as required by law; and
commercial general liability insurance, with a minimum limit of not less than
$2,000,000 per occurrence for bodily injury and property damage with respect to
the Premises. The commercial general liability insurance policies shall name
Landlord, its officers, directors, employees, managers, agents, invitees and
contractors (collectively, "Landlord Parties"), as additional unsureds;
insure on an occurrence and not a claims-made basis; be issued by insurance
companies which have a rating of not less than policyholder rating of A and
financial category rating of at least Class X in "Best's Insurance Guide"; shall
not be cancelable for nonpayment of premium unless 30 days prior written notice
shall have been given to Landlord from the insurer; contain a hostile fire
endorsement and a contractual liability endorsement; and provide primary
coverage to Landlord (any policy issued to Landlord providing duplicate or
similar coverage shall be deemed excess over Tenant's policies). Such policies
or certificates thereof shall be delivered to Landlord by Tenant upon
commencement of the Term and upon each renewal of said insurance. Tenant's
policy may be a "blanket policy" with an aggregate per location endorsement
which specifically provides that the amount of insurance shall not be prejudiced
by other losses covered by the policy. Tenant shall, at least 5 days prior to
the expiration of such policies, furnish Landlord with renewal certificates.

In each instance where insurance is to name Landlord as an
additional insured, Tenant shall upon written request of Landlord also designate
and furnish certificates so evidencing Landlord as additional insured to:
(i) any lender of Landlord holding a security interest in the Project or
any portion thereof, (ii) the landlord under any lease wherein Landlord is
tenant of the real property on which the Project is located, if the interest of
Landlord is or shall become that of a tenant under a ground or other underlying
lease rather than that of a fee owner, and/or (iii) any management company
retained by Landlord to manage the Project.

The property insurance obtained by Landlord and Tenant shall
include a waiver of subrogation by the insurers and all rights based upon an
assignment from its insured, against Landlord or Tenant, and their respective
officers, directors, employees, managers, agents, invitees and contractors
("Related Parties"), in connection with any loss or damage thereby
insured against. Neither party nor its respective Related Parties shall be
liable to the other for loss or damage caused by any risk insured against under
property insurance required to be maintained hereunder, each party waives any
claims against the other party and its respective Related Parties for such loss
or damage, and Tenant shall not be required to indemnify Landlord under
Section 16 hereof for such loss or damage. The failure of a party to insure
its property shall not void this waiver. Landlord and its respective Related
Parties shall not be liable for, and Tenant hereby waives all claims against
such parties for, business interruption and losses occasioned thereby sustained
by Tenant or any person claiming through Tenant resulting from any accident or
occurrence in or upon the Premises or the Project from any cause whatsoever. If
the foregoing waivers shall contravene any law with respect to exculpatory
agreements, the liability of Landlord or Tenant shall be deemed not released but
shall be secondary to the other's insurer.

Landlord may require insurance policy limits to be raised to
conform with the reasonable requirements of Landlord's lender and/or to bring
coverage limits to levels then being generally required of new tenants in the
properties of Landlord and Landlord's affiliates in the greater San Diego,
California area.

	Restoration. If at any time during the Term the
Premises are damaged or destroyed by a fire or other insured casualty, Landlord
shall give Tenant written notice (a "Restoration Notice") of the amount
of time Landlord reasonably estimates it will take to restore the Premises (the
"Restoration Period"), which Restoration Notice shall be given within 60
days after the date Landlord discovers such damage or destruction (the
"Discovery Date"). If the Restoration Period is estimated to exceed 18
months (the "Maximum Restoration Period"), Landlord may, in such
Restoration Notice, elect to terminate this Lease as of the date that is 75 days
after the Discovery Date; provided, however, that notwithstanding
Landlord's election to restore the Premises, Tenant may elect to terminate this
Lease by written notice to Landlord delivered within 5 business days of receipt
of a Restoration Notice estimating a Restoration Period longer than the Maximum
Restoration Period. Further, if Landlord elects to restore the Premises and
Tenant either has no right to terminate this Lease pursuant to the foregoing or
does not elect to terminate this Lease, Tenant, by written notice to Landlord
delivered within 5 business days of receipt of a Restoration Notice, shall
notify Landlord whether Tenant will timely perform Tenant's Restoration
Obligations (as defined below). If Tenant elects not to perform Tenant's
Restoration Obligations (or fails to timely deliver to Landlord a written notice
expressly undertaking Tenant's Restoration Obligations) and the Restoration
Period is estimated to exceed 12 months, Landlord may, by written notice to
Tenant delivered within 5 business days of receipt of Tenant's notice regarding
Tenant's Restoration Obligations, elect to terminate this Lease as of the date
that is 75 days after the Discovery Date. Unless either Landlord or Tenant
elects to terminate this Lease as provided above, Landlord shall, subject to
receipt of sufficient insurance proceeds (with any deductible to be treated as a
current Operating Expense), promptly restore the Premises (excluding the
improvements installed by Tenant or by Landlord and paid for by Tenant), subject
to delays arising from the collection of insurance proceeds, from Force Majeure
events, or as needed to obtain any license, clearance, or other authorization of
any kind required to enter into and restore the Premises issued by any
Governmental Authority having jurisdiction over the use, storage, handling,
treatment, generation, release, disposal, removal, or remediation of Hazardous
Materials in, on, or about the Premises (collectively referred to herein as
"Hazardous Materials Clearances"); provided, however, that
if repair or restoration of the Premises is not substantially complete as of the
end of the Maximum Restoration Period or, if longer, the Restoration Period,
Landlord may, in its sole and absolute discretion, elect not to proceed with
such repair and restoration, or Tenant may, by written notice to Landlord
delivered within 5 business days of the expiration of the Maximum Restoration
Period or, if longer, the Restoration Period, elect to terminate this Lease, in
which event Landlord shall be relieved of its obligation to make such repairs or
restoration and this Lease shall terminate as of the date that is 75 days after
the later of: (i) the Discovery Date, or (ii) the date all required
Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent
paid and the right to any Rent payable by Tenant prior to such election by
Landlord or Tenant.

Unless Tenant timely and expressly elects otherwise as
provided above, Tenant, at its expense, shall promptly perform, subject to
delays arising from the collection of insurance proceeds, from Force Majeure
events or to obtain Hazardous Material Clearances, all repairs or restoration
not required to be done by Landlord and shall promptly re-enter the Premises and
commence doing business in accordance with this Lease (collectively,
"Tenant's Restoration Obligations"). Notwithstanding any of the
foregoing, Landlord may terminate this Lease by written notice to Tenant if
(a) the Premises are damaged during the last 6 months of the Base Term,
Tenant has not timely exercised the Extension Right (as defined in
Section 39 hereof)), and Landlord reasonably estimates that it will take
more than 2 months to repair such damage, (b) the Premises are damaged
during the last 6 months of the Extension Term and Landlord reasonably estimates
that it will take more than 2 months to repair such damage, (c) the
Premises are damaged during the last 24 months of the Base Term, Landlord
reasonably estimates that it will take more than 12 months to repair such
damage, and Tenant does not exercise the Extension Right within 5 business days
of receipt of the Restoration Notice, (d) the Premises are damaged during
the last 30 months of the Extension Term and Landlord reasonably estimates that
it will take more than 12 months to repair such damage, or (e) insurance
proceeds are not available for such restoration, provided that Landlord may not
terminate this Lease pursuant to clause (e) if Tenant, by written notice to
Landlord within 10 days after Landlord's notice of proposed termination, offers
to provide all funds necessary to repair such damage and thereafter deposits
with Landlord, within 10 days after written notice from Landlord of Landlord's
reasonable estimate of the cost to repair such damage, all such funds. Rent
shall be abated from the date all required Hazardous Material Clearances are
obtained until the Premises are restored, in the proportion that the area of the
Premises, if any, that is not usable by Tenant bears to the total area of the
Premises, unless Landlord provides Tenant with other space during the period of
restoration that is suitable for the temporary conduct of Tenant's business;
provided, however, that under no circumstances shall Rent be
abated pursuant to this Section for more than 12 months. Such abatement
shall be the sole remedy of Tenant, and except as provided herein, Tenant waives
any right to terminate the Lease by reason of damage or casualty loss.

The provisions of this Lease, including this Section 18,
constitute an express agreement between Landlord and Tenant with respect to any
and all damage to, or destruction of, all or any part of the Premises, or any
other portion of the Project, and any statute or regulation which is now or may
hereafter be in effect shall have no application to this Lease or any damage or
destruction to all or any part of the Premises or any other portion of the
Project, the parties hereto expressly agreeing that this Section 18 sets
forth their entire understanding and agreement with respect to such matters.

	Condemnation. If the whole or any material part of
the Premises or the Project is taken for any public or quasi-public use under
governmental law, ordinance, or regulation, or by right of eminent domain, or by
private purchase in lieu thereof (a "Taking" or "Taken"), and the
Taking would in Landlord's reasonable judgment either prevent or materially
interfere with Tenant's use of the Premises or materially interfere with or
impair Landlord's ownership or operation of the Project, then upon written
notice by Landlord this Lease shall terminate and Rent shall be apportioned as
of said date. If part of the Premises shall be Taken, and this Lease is not
terminated as provided above, Landlord shall promptly restore the Premises and
the Project as nearly as is commercially reasonable under the circumstances to
their condition prior to such partial Taking and the rentable square footage of
the Building, the rentable square footage of the Premises, Tenant's Share of
Operating Expenses and the Rent payable hereunder during the unexpired Term
shall be reduced to such extent as may be fair and reasonable under the
circumstances. Upon any such Taking, Landlord shall be entitled to receive the
entire price or award from any such Taking without any payment to Tenant, and
Tenant hereby assigns to Landlord Tenant's interest, if any, in such award.
Tenant shall have the right, to the extent that same shall not diminish
Landlord's award, to make a separate claim against the condemning authority (but
not Landlord) for such compensation as may be separately awarded or
recoverable by Tenant for moving expenses and damage to Tenant's trade fixtures,
if a separate award for such items is made to Tenant. Tenant hereby waives any
and all rights it might otherwise have pursuant to any provision of state law to
terminate this Lease upon a partial Taking of the Premises or the
Project.

	Events of Default. Each of the following events
shall be a default ("Default") by Tenant under this Lease:

	Payment Defaults. Tenant shall fail to pay any
installment of Rent or any other payment hereunder when due; provided,
however, that Landlord will give Tenant notice and an opportunity to cure
any failure to pay Rent within 3 days of any such notice not more than twice in
any 12 month period and Tenant agrees that such notice shall be in lieu of and
not in addition to, or shall be deemed to be, any notice required by
law.

	Insurance. Any insurance required to be maintained
by Tenant pursuant to this Lease shall be canceled or terminated or shall expire
or shall be reduced or materially changed, or Landlord shall receive a notice of
non-renewal of any such insurance and Tenant shall fail to obtain replacement
insurance at least 20 days before the expiration of the current
coverage.

	Abandonment. Tenant shall abandon the
Premises.

	Improper Transfer. Tenant shall assign, sublease,
or otherwise transfer or attempt to transfer all or any portion of Tenant's
interest in this Lease or the Premises except as expressly permitted herein, or
Tenant's interest in this Lease shall be attached, executed upon, or otherwise
judicially seized and such action is not released within 90 days of the
action.

	Liens. Tenant shall fail to discharge or otherwise
obtain the release of any lien placed upon the Premises in violation of this
Lease within 20 days after any such lien is filed against the Premises.

	Insolvency Events. Tenant or any guarantor or
surety of Tenant's obligations hereunder shall: (A) make a general assignment
for the benefit of creditors; (B) commence any case, proceeding or other action
seeking to have an order for relief entered on its behalf as a debtor or to
adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement,
adjustment, liquidation, dissolution or composition of it or its debts or
seeking appointment of a receiver, trustee, custodian or other similar official
for it or for all or of any substantial part of its property (collectively a
"Proceeding for Relief"); (C) become the subject of any Proceeding for
Relief that is not dismissed within 90 days of its filing or entry; or (D) die
or suffer a legal disability (if Tenant or any guarantor or surety is an
individual) or be dissolved or otherwise fail to maintain its legal existence
(if Tenant or any guarantor or surety is a corporation, partnership, or other
entity).

	Estoppel Certificate or Subordination Agreement.
Tenant fails to execute any document required from Tenant under Sections 23
or 27 within 5 days after a second notice requesting such document.

	Default Under 11075 Lease. At any time that Tenant
is also the tenant under the 11075 Lease, there is a Default under the 11075
Lease, as the term Default is defined in such 11075 Lease.

	Other Defaults. Tenant shall fail to comply with
any provision of this Lease other than those specifically referred to in this
Section 20, and, except as otherwise expressly provided herein, such
failure shall continue for a period of 20 days after written notice thereof from
Landlord to Tenant.

Any notice given under Section 20(i) hereof shall:
(i) specify the alleged default, (ii) demand that Tenant cure such
default, (iii) be in lieu of, and not in addition to, or shall be deemed to
be, any notice required under any provision of applicable law, and (iv) not
be deemed a forfeiture or a termination of this Lease unless Landlord elects
otherwise in such notice; provided that if the nature of Tenant's default
pursuant to Section 20(i) is such that it cannot be cured solely by the
payment of money and reasonably requires more than 20 days to cure, then Tenant
shall not be deemed to be in default if Tenant commences such cure within said
20-day period and thereafter diligently prosecutes the same to completion;
provided, however, that such cure shall be completed no later than
45 days from the date of Landlord's notice.

	Landlord's Remedies.

	Payment By Landlord; Interest. Upon a Default by
Tenant hereunder, Landlord may, without waiving or releasing any obligation of
Tenant hereunder, make such payment or perform such act. All sums so paid or
incurred by Landlord, together with interest thereon, from the date such sums
were paid or incurred, at the annual rate equal to 12.0% per annum or the
highest rate permitted by law (the "Default Rate"), whichever is less,
shall be payable to Landlord on demand as Additional Rent. Nothing herein shall
be construed to create or impose a duty on Landlord to mitigate any damages
resulting from Tenant's Default hereunder.

	Late Payment Rent. Late payment by Tenant to
Landlord of Rent and other sums due will cause Landlord to incur costs not
contemplated by this Lease, the exact amount of which will be extremely
difficult and impracticable to ascertain. Such costs include, but are not
limited to, processing and accounting charges and late charges which may be
imposed on Landlord under any Mortgage covering the Premises. Therefore, if any
installment of Rent due from Tenant is not received by Landlord within 5 days
after the date such payment is due, Tenant shall pay to Landlord an additional
sum equal to 6.0% of the overdue Rent as a late charge. The parties agree that
this late charge represents a fair and reasonable estimate of the costs Landlord
will incur by reason of late payment by Tenant. In addition to the late charge,
Rent not paid when due shall bear interest at the Default Rate from the 5th day
after the date due until paid.

	Remedies. Upon the occurrence of a Default,
Landlord, at its option, without further notice or demand to Tenant, shall have
in addition to all other rights and remedies provided in this Lease, at law or
in equity, the option to pursue any one or more of the following remedies, each
and all of which shall be cumulative and nonexclusive, without any notice or
demand whatsoever.

	Terminate this Lease, or at Landlord's option, Tenant's
right to possession only, in which event Tenant shall immediately surrender the
Premises to Landlord, and if Tenant fails to do so, Landlord may, without
prejudice to any other remedy which it may have for possession or arrearages in
rent, enter upon and take possession of the Premises and expel or remove Tenant
and any other person who may be occupying the Premises or any part thereof,
without being liable for prosecution or any claim or damages therefor;

	Upon any termination of this Lease, whether pursuant to
the foregoing Section 21 (c)(i) or otherwise, Landlord may recover from
Tenant the following;

	The worth at the time of award of any unpaid rent which
has been earned at the time of such termination; plus

	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 Tenant proves could have been
reasonably avoided; plus

	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 Tenant proves could have been reasonably
avoided; plus

	Any other amount necessary to compensate Landlord for all
the detriment proximately caused by Tenant's failure to perform its obligations
under this Lease or which in the ordinary course of things would be likely to
result therefrom, specifically including, but not limited to, brokerage
commissions and advertising expenses incurred, expenses of remodeling the
Premises or any portion thereof for a new tenant, whether for the same or a
different use, and any special concessions made to obtain a new tenant;
and

	At Landlord's election, such other amounts in addition to
or in lieu of the foregoing as may be permitted from time to time by applicable
law.

The term "rent" as used in this Section 21 shall
be deemed to be and to mean all sums of every nature required to be paid by
Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As
used in Sections 21(c)(ii) (A) and (B), above, the "worth at the
time of award" shall be computed by allowing interest at the Default Rate.
As used in Section 21(c)(ii)(C) above, the "worth at the time of
award" shall be computed by discounting such amount at the discount rate of
the Federal Reserve Bank of San Francisco at the time of award plus 1.0%.

	Landlord may continue this Lease in effect after Tenant's
Default and recover rent as it becomes due (Landlord and Tenant hereby agreeing
that Tenant has the right to sublet or assign hereunder, subject only to
reasonable limitations). Accordingly, if Landlord does not elect to terminate
this Lease following a Default by Tenant, Landlord may, from time to time,
without terminating this Lease, enforce all of its rights and remedies
hereunder, including the right to recover all Rent as it becomes due.

	If Landlord elects to terminate this Lease following a
Default by Tenant, Landlord shall have the right to terminate any and all
subleases, licenses, concessions or other consensual arrangements for possession
entered into by Tenant and affecting the Premises or may, in Landlord's sole
discretion, succeed to Tenant's interest in such subleases, licenses,
concessions or arrangements. Upon Landlord's election to succeed to Tenant's
interest in any such subleases, licenses, concessions or arrangements, Tenant
shall, as of the date of notice by Landlord of such election, have no further
right to or interest in the rent or other consideration receivable
thereunder.

	Independent of the exercise of any other remedy of
Landlord hereunder or under applicable law, Landlord may conduct an
environmental test of the Premises as generally described in
Section 30(d) hereof, at Tenant's expense.

	Effect of Exercise. Exercise by Landlord of any
remedies hereunder or otherwise available shall not be deemed to be an
acceptance of surrender of the Premises and/or a termination of this Lease by
Landlord, it being understood that such surrender and/or termination can be
effected only by the express written agreement of Landlord and Tenant. Any law,
usage, or custom to the contrary notwithstanding, Landlord shall have the right
at all times to enforce the provisions of this Lease in strict accordance with
the terms hereof; and the failure of Landlord at any time to enforce its rights
under this Lease strictly in accordance with same shall not be construed as
having created a custom in any way or manner contrary to the specific terms,
provisions, and covenants of this Lease or as having modified the same and shall
not be deemed a waiver of Landlord's right to enforce one or more of its rights
in connection with any subsequent default. A receipt by Landlord of Rent or
other payment with knowledge of the breach of any covenant hereof shall not be
deemed a waiver of such breach, and no waiver by Landlord of any provision of
this Lease shall be deemed to have been made unless expressed in writing and
signed by Landlord. To the greatest extent permitted by law, Tenant waives the
service of notice of Landlord's intention to re-enter, re-take or otherwise
obtain possession of the Premises as provided in any statute, or to institute
legal proceedings to that end, and also waives all right of redemption in case
Tenant shall be dispossessed by a judgment or by warrant of any court or judge.
Any reletting of the Premises or any portion thereof shall be on such terms and
conditions as Landlord in its sole discretion may determine. Landlord shall not
be liable for, nor shall Tenant's obligations hereunder be diminished because
of, Landlord's failure to relet the Premises or collect rent due in respect of
such reletting or otherwise to mitigate any damages arising by reason of
Tenant's Default.

	Assignment and Subletting.

	General Prohibition. Without Landlord's prior
written consent subject to and on the conditions described in this
Section 22, Tenant shall not, directly or indirectly, voluntarily or by
operation of law, assign this Lease or sublease the Premises or any part thereof
or mortgage, pledge, or hypothecate its leasehold interest or grant any
concession or license within the Premises, and any attempt to do any of the
foregoing shall be void and of no effect. If Tenant is a corporation,
partnership, or limited liability company, the shares or other ownership
interests thereof that are not actively traded upon a stock exchange or in the
over-the-counter market, a transfer or series of transfers whereby 25.0% or more
of the issued and outstanding shares or other ownership interests of such
corporation, partnership, or limited liability company are, or voting control
is, transferred (but excepting transfers upon deaths of individual owners) from
a person or persons or entity or entities that were owners thereof as of the
Lease Date to persons or entities that were not owners of shares or other
ownership interests of the corporation, partnership, or limited liability
company as of the Lease Date, shall be deemed an assignment of this Lease
requiring the consent of Landlord as provided in this Section 22.
Notwithstanding the foregoing, any public offering of shares or other ownership
interest in Tenant shall not be deemed an assignment.

	Permitted Transfers. If Tenant desires to assign,
hypothecate, or otherwise transfer this Lease or sublet the Premises other than
pursuant to a Permitted Assignment (as defined below), then at least 15 business
days, but not more than 45 business days, before the date (the "Proposed
Transfer Date") Tenant desires the assignment, hypothecation, other
transfer, or sublease to be effective (generally, "Proposed Transfer"),
Tenant shall give Landlord a notice (the "Proposed Transfer Notice")
containing such information about the proposed assignee or sublessee (the
"Proposed Transferee"), including the proposed use of the Premises and
any Hazardous Materials proposed to be used, stored handled, treated, generated
in, or released or disposed of from the Premises, the Proposed Transfer Date,
any relationship between Tenant and the Proposed Transferee, and all material
terms and conditions of the Proposed Transfer, including a copy of any
documents, in their final form, evidencing such Proposed Transfer ("Proposed
Transfer Documents"), and such other information as Landlord may deem
reasonably necessary or appropriate to its consideration whether to grant its
consent. Landlord may, by giving written notice to Tenant within 15 business
days after receipt of the Proposed Transfer Notice: (x) grant or refuse such
consent, in its sole discretion with respect to any Proposed Transfer that
involves an assignment of this Lease, or grant or refuse such consent, in its
reasonable discretion with respect to any Proposed Transfer that involves a
sublease of the Premises (a "Proposed Sublease") (provided that Landlord
shall further have the right to review and reasonably approve or disapprove the
forms of the Proposed Transfer Documents prior to the Proposed Transfer Date),
or (y) terminate this Lease with respect to the space described in the Proposed
Transfer Notice as of the Proposed Transfer Date (a "Proposed Transfer
Termination"). If Landlord elects a Proposed Transfer Termination, Tenant
shall have the right to withdraw such Proposed Transfer Notice by written notice
to Landlord of such election within 5 days after Landlord's notice electing to
exercise the Proposed Transfer Termination. If Tenant withdraws such Proposed
Transfer Notice, this Lease shall continue in full force and effect. If Tenant
does not withdraw such Proposed Transfer Notice, this Lease, and the term and
estate herein granted, shall terminate as of the Proposed Transfer Date with
respect to the space described in such Proposed Transfer Notice. No failure of
Landlord to exercise any such option to terminate this Lease shall be deemed to
be Landlord's consent to the Proposed Transfer. Tenant shall reimburse Landlord
for all of Landlord's reasonable out-of-pocket expenses in connection with its
consideration of any Proposed Transfer Notice (not to exceed $3,000.00). For
purposes of this Section, Landlord shall be conclusively presumed to have acted
reasonably in refusing consent to a Proposed Sublease if any of the following is
a basis for such refusal:

	in Landlord's reasonable judgment, the Proposed
Transferee's intended use of the Premises (A) will be inconsistent with the
Permitted Use, (B) will overload or materially increase the burden on, or cause
material overuse of, the Building Systems or the Common Areas (including,
without limitation, parking areas), (C) will materially increase the insurance
risk or cause the disallowance of any sprinkler or other insurance credits, (D)
will materially increase the sounds or vibrations extending from the Premises
into Common Areas or other space in the Project; (E) will materially alter the
times at which operations are being conducted within the Premises, or (F) will
otherwise materially increase Landlord's obligations under this Lease;

	in Landlord's reasonable judgment, the Proposed
Transferee's general character, reputation, or credit history is not consistent
with the general character or quality of the Project, or the Proposed Transferee
does not have adequate operating experience for its intended use of the
Premises',

	the Proposed Transferee is not in the pharmaceutical,
biotechnology, diagnostic and personal care products, contract research,
scientific research, or other life sciences industries;

	in Landlord's reasonable judgment, the Proposed
Transferee is not financially capable of fulfilling all of its obligations in
connection with the Proposed Sublease;

	the space subject to the Proposed Sublease is irregular
in shape and/or the configuration of the remaining space not subject to the
Proposed Sublease would be, in Landlord's sole and absolute discretion,
materially more difficult to lease;

	at that time of the Proposed Transfer Notice, the
Proposed Transferee occupies space in the Project and there is other space
available in the Project for lease that is contiguous to such Proposed
Transferee's existing space;

	the Proposed Transferee is a governmental agency or an
instrumentality of one (but only if the Project does not have a governmental
agency or instrumentality of similar type and size as a tenant at the time of
the Proposed Transfer Notice);

	during the 6 months immediately preceding the Proposed
Transfer Notice, the Proposed Transferee (or any of its affiliates) has inquired
about leasing space, or has been shown space for lease, in the Project or in any
other property of Landlord or Landlord's affiliates in the greater San Diego,
California area;

	the Proposed Transfer (A) would cause Landlord to violate
any other lease, agreement, covenant, condition, or restriction to which
Landlord is a party or by which the Project is bound, or (B) would give any
other tenant of the Project the right to terminate its lease;

	the rent to be charged the Proposed Transferee in
connection with the Proposed Sublease is less than 90.0% of the rent then being
quoted by Landlord for comparable available space in the Project for a
comparable term;

	either the Proposed Sublease or the Proposed Transferee
do not meet any of the conditions or requirements set forth in subsections
(c) or (f) below; or

	in Landlord's reasonable judgment (based on advice of
counsel), any fact or circumstance related to the Proposed Sublease or the
Proposed Transferee would be likely to affect Landlord's status as a "real
estate investment trust", as defined in Section 856 of the Internal Revenue
Code (as amended);

The foregoing list is not exhaustive and is not intended to
limit, in any way, the circumstances under which Landlord may act reasonably in
refusing consent to a Proposed Sublease. Tenant hereby waives the provisions of
any law, now or hereafter in force (including, without limitation,
Section 1995.310 of the California Civil Code), that provide that Tenant
may terminate this Lease if Landlord is determined to have unreasonably refused
consent to a Proposed Sublease in violation of Tenant's rights under this
Section, it being agreed that Tenant's sole remedy in such a case will be the
recovery of contract damages (if any) caused by Landlord's actions.

In addition to the foregoing, Tenant shall have the right to
assign this Lease, upon 30 days' prior written notice to Landlord but without
obtaining Landlord's prior written consent and without Landlord having the right
to give Tenant a Proposed Transfer Termination, to a corporation or other entity
that is a successor-in-interest to Tenant, by way of merger, consolidation, or
corporate reorganization, or by the purchase of all or substantially all of the
assets or the ownership interests of Tenant provided, that (x) such merger or
consolidation, or such acquisition or assumption, as the case may be, is for a
good business purpose and not principally for the purpose of transferring the
Lease, and (y) the net worth (as determined in accordance with generally
accepted accounting principles) of the assignee is at least $100,000,000.00, and
(z) such assignee shall agree in writing to assume all of the terms, covenants,
and conditions of this Lease arising after the effective date of the assignment
(a "Permitted Assignment").

	Additional Conditions. As a condition to any such
assignment or subletting, whether or not Landlord's consent is required,
Landlord may require:

	that any assignee or subtenant agree, in writing at the
time of such assignment or subletting, that if Landlord gives such party notice
that Tenant is in default under this Lease, such party shall thereafter make all
payments otherwise due Tenant directly to Landlord, which payments will be
received by Landlord without any liability except to credit such payment against
those due under the Lease, and any such third party shall agree to attorn to
Landlord or its successors and assigns should this Lease be terminated for any
reason; provided, however, in no event shall Landlord or its
successors or assigns be obligated to accept such attornment; and

	A list of Hazardous Materials, certified by the proposed
assignee or sublessee to be true and correct, which the proposed assignee or
sublessee intends to use, store, handle, treat, generate in or release or
dispose of from the Premises, together with copies of all documents relating to
such use, storage, handling, treatment, generation, release or disposal of
Hazardous Materials by the proposed assignee or subtenant in the Premises or on
the Project, prior to the proposed assignment or subletting, including, without
limitation: permits; approvals; reports and correspondence; storage and
management plans; plans relating to the installation of any storage tanks to be
installed in, on, or under the Project (provided, said installation of tanks
shall only be permitted after Landlord has given its written consent to do so,
which consent may be withheld in Landlord's sole and absolute discretion); and
all closure plans or any other documents required by any and all federal, state
and local Governmental Authorities for any storage tanks installed in, on or
under the Project for the closure of any such tanks. Neither Tenant nor any such
proposed assignee or subtenant is required, however, to provide Landlord with
any portion(s) of the such documents containing information of a proprietary
nature which, in and of themselves, do not contain a reference to any Hazardous
Materials or hazardous activities.

	No Release of Tenant, Sharing of Excess Rents.
Notwithstanding any assignment or subletting, Tenant and any guarantor or surety
of Tenant's obligations under this Lease shall at all times remain fully and
primarily responsible and liable for the payment of Rent and for compliance with
all of Tenant's other obligations under this Lease. If the Rent due and payable
by a sublessee or assignee (or a combination of the rental payable under such
sublease or assignment plus any bonus or other consideration therefor or
incident thereto) exceeds the rental payable under this Lease (excluding,
however, any Rent payable under this Section), plus actual and reasonable
brokerage fees, legal costs, and any design or construction fees directly
related to and required pursuant to the terms of any such sublease, then Tenant
shall be bound and obligated to pay Landlord as Additional Rent hereunder 50.0%
of such excess rental and other excess consideration within 10 days following
receipt thereof by Tenant. If Tenant shall sublet the Premises or any part
thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as
security for Tenant's obligations under this Lease, all rent from any such
subletting, and Landlord as assignee and as attorney-in-fact for Tenant, or a
receiver for Tenant appointed on Landlord's application, may collect such rent
and apply it toward Tenant's obligations under this Lease; except that, until
the occurrence of a Default, Tenant shall have the right to collect such
rent.

	No Waiver. The consent by Landlord to an
assignment or subletting shall not relieve Tenant or any assignees of this Lease
or any sublessees of the Premises from obtaining the consent of Landlord to any
further assignment or subletting nor shall it release Tenant or any assignee or
sublessee of Tenant from full and primary liability under the Lease. The
acceptance of Rent hereunder, or the acceptance of performance of any other
term, covenant, or condition thereof, from any other person or entity shall not
be deemed to be a waiver of any of the provisions of this Lease or a consent to
any subletting, assignment or other transfer of the Premises.

	Prior Conduct of Proposed Transferee.
Notwithstanding any other provision of this Section 22, if (i) the
proposed assignee or sublessee of Tenant has been required by any prior
landlord, lender, or Governmental Authority to take remedial action in
connection with Hazardous Materials contaminating a property, where the
contamination resulted from such party's action or use of the property in
question, (ii) the proposed assignee or sublessee is subject to an
enforcement order issued by any Governmental Authority in connection with the
use, storage, handling, treatment, generation, release, or disposal of Hazardous
Materials (including, without limitation, any order related to the failure to
make a required reporting to any Governmental Authority), or (iii) because
of the existence of a pre-existing environmental condition in the vicinity of or
underlying the Project, the risk that Landlord would be targeted as a
responsible party in connection with the remediation of such pre-existing
environmental condition would be materially increased or exacerbated by the
proposed use of Hazardous Materials by such proposed assignee or sublessee,
Landlord shall have the absolute right to refuse to consent to any assignment or
subletting to any such party.

	Estoppel Certificate. Tenant shall, within 10
business days of written notice from Landlord, execute, acknowledge and deliver
a statement in writing substantially in the form attached to this Lease as
Exhibit G with the blanks filled in, or on any other form reasonably
requested by a proposed lender or purchaser, (i) certifying that this Lease
is unmodified and in full force and effect (or, if modified, stating the nature
of such modification and certifying that this Lease as so modified is in full
force and effect) and the dates to which the rental and other charges are paid
in advance, if any, (ii) acknowledging that there are not any uncured
defaults on the part of Landlord hereunder, or specifying such defaults if any
are claimed, and (iii) setting forth such further information with respect
to the status of this Lease or the Premises as may be requested thereon. Any
such statement may be relied upon by any prospective purchaser or encumbrancer
of all or any portion of the real property of which the Premises are a part.
Tenant's failure to deliver such statement within such time shall be conclusive
upon Tenant that the Lease is in full force and effect and without modification
except as may be represented by Landlord in any certificate prepared by Landlord
and delivered to Tenant for execution.

	Quiet Enjoyment. So long as Tenant shall perform
all of the covenants and agreements herein required to be performed by Tenant,
Tenant shall, subject to the terms of this Lease, at all times during the Term,
have peaceful and quiet enjoyment of the Premises against any person claiming
by, through, or under Landlord.

	Prorations. All prorations required or permitted
to be made hereunder shall be made on the basis of a 360-day year and 30-day
months.

	Rules and Regulations. At all times during
the Term, Tenant shall comply with all reasonable rules and regulations covering
use of the Premises and the Project (the current rules and regulations are
attached hereto as Exhibit E). Landlord shall have the right to
promulgate or adopt, at any time and from time to time, any changes to such
rules and regulations as Landlord may deem necessary or appropriate, in
Landlord's sole and absolute discretion (provided, however, that
such changes must be uniformly applicable to all tenants of the Project and may
not materially, adversely affect Tenant's use or occupancy of the Premises for
the Permitted Use). If there is any conflict between said rules and regulations
and other provisions of this Lease, the terms and provisions of this Lease shall
control. Landlord shall not have any liability or obligation for the breach of
any rules or regulations by other tenants in the Project and shall not enforce
such rules and regulations in a discriminatory manner.

	Subordination. This Lease and Tenant's interest
and rights hereunder are and shall be subject and subordinate at all times to
the lien of any Mortgage now existing or hereafter created on or against the
Project or the Premises, and all amendments, restatements, renewals,
modifications, consolidations, refinancing, assignments and extensions thereof,
without the necessity of any further instrument or act on the part of Tenant;
provided, however that so long as there is no Default hereunder,
Tenant's right to possession of the Premises shall not be disturbed by the
Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any
such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to
execute, acknowledge and deliver a Subordination, Non-disturbance and Attornment
Agreement in substantially the form attached hereto as Exhibit H, or
such other instruments, confirming such subordination, and such instruments of
attornment as shall be reasonably requested by any such Holder, provided any
such instruments contain appropriate recognition and non-disturbance provisions
assuring Tenant's quiet enjoyment of the Premises as set forth in
Section 24 hereof. Tenant hereby appoints Landlord attorney-in-fact for
Tenant irrevocably (such power of attorney being coupled with an interest) to
execute, acknowledge and deliver any such instrument and instruments for and in
the name of Tenant and to cause any such instrument to be recorded.
Notwithstanding the foregoing, any such Holder may at any time subordinate its
Mortgage to this Lease, without Tenant's consent, by notice in writing to
Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without
regard to their respective dates of execution, delivery or recording and in that
event such Holder shall have the same rights with respect to this Lease as
though this Lease had been executed prior to the execution, delivery and
recording of such Mortgage and had been assigned to such Holder. The term
"Mortgage" whenever used in this Lease shall be deemed to include deeds
of trust, security assignments and any other encumbrances, and any reference to
the "Holder" of a Mortgage shall be deemed to include the beneficiary
under a deed of trust.

	Surrender. Upon the expiration of the Term or
earlier termination of Tenant's right of possession, Tenant shall surrender the
Premises to Landlord in the same condition as received, subject to any
Alterations or Installations permitted by Landlord or this Lease to remain in
the Premises, free of Hazardous Materials brought upon, kept, used, stored,
handled, treated, generated in, or released or disposed of from, the Premises by
any person other than a Landlord Party (collectively, "Tenant HazMat
Operations") and released of all Hazardous Materials Clearances, broom
clean, ordinary wear and tear and casualty loss and condemnation covered by
Sections 18 and 19 excepted. At least 3 months prior to the surrender of
the Premises, Tenant -shall deliver to Landlord a narrative description of the
actions proposed (or required by any Governmental Authority) to be taken by
Tenant in order to surrender the Premises (including any Installations permitted
by Landlord to remain in the Premises) at the expiration or earlier termination
of the Term, free from any residual impact from the Tenant HazMat Operations and
otherwise released for unrestricted use and occupancy (the "Surrender
Plan"). Such Surrender Plan shall be accompanied by a current listing of
(i) all Hazardous Materials licenses and permits held by or on behalf of
any Tenant Party with respect to the Premises, and (ii) all Hazardous
Materials used, stored, handled, treated, generated, released or disposed of
from the Premises, and shall be subject to the review and approval of Landlord's
environmental consultant. In connection with the review and approval of the
Surrender Plan, upon the request of Landlord, Tenant shall deliver to Landlord
or its consultant such additional non-proprietary information concerning Tenant
HazMat Operations as Landlord shall request. On or before such surrender, Tenant
shall deliver to Landlord evidence that the approved Surrender Plan shall have
been satisfactorily completed and Landlord shall have the right, subject to
reimbursement at Tenant's expense as set forth below, to cause Landlord's
environmental consultant to inspect the Premises and perform such additional
procedures as may be deemed reasonably necessary to confirm that the Premises
are, as of the effective date of such surrender or early termination of the
Lease, free from any residual impact from Tenant HazMat Operations. Tenant shall
reimburse Landlord, as Additional Rent, for the actual out-of pocket expense
incurred by Landlord for Landlord's environmental consultant to review and
approve the Surrender Plan and to visit the Premises and verify satisfactory
completion of the same, which cost shall not exceed $5,000. Landlord shall have
the unrestricted right to deliver such Surrender Plan and any report by
Landlord's environmental consultant with respect to the surrender of the
Premises to third parties.

If Tenant shall fail to prepare or submit a Surrender Plan
approved by Landlord, or if Tenant shall fail to complete the approved Surrender
Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail
to adequately address any residual effect of Tenant HazMat Operations in, on or
about the Premises, Landlord shall have the right to take such actions as
Landlord may deem reasonable or appropriate to assure that the Premises and the
Project are surrendered free from any residual impact from Tenant HazMat
Operations, the cost of which actions shall be reimbursed by Tenant as
Additional Rent, without regard to the limitation set forth in the first
paragraph of this Section 28.

Tenant shall immediately return to Landlord all keys and/or
access cards to parking, the Project, restrooms or all or any portion of the
Premises furnished to or otherwise procured by Tenant. If any such access card
or key is lost, Tenant shall pay to Landlord, at Landlord's election, either the
cost of replacing such lost access card or key or the cost of reprogramming the
access security system in which such access card was used or changing the lock
or locks opened by such lost key. Any Tenant's Property, Alterations and
property not so removed by Tenant as permitted or required herein shall be
deemed abandoned and may be stored, removed, and disposed of by Landlord at
Tenant's expense, and Tenant waives all claims against Landlord for any damages
resulting from Landlord's retention and/or disposition of such property. All
obligations of Tenant hereunder not fully performed as of the termination of the
Term, including the obligations of Tenant under Section 30 hereof, shall
survive the expiration or earlier termination of the Term, including, without
limitation, indemnity obligations, payment obligations with respect to Rent and
obligations concerning the condition and repair of the Premises.

	Waiver of Jury Trial. TENANT AND LANDLORD WAIVE
ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY
DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND
TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT
EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED
HERETO.

	Environmental Requirements.

	Prohibition/Compliance/indemnity. Tenant shall not
cause or permit any Hazardous Materials (as hereinafter defined) to be
brought upon, kept, used, stored, handled, treated, generated in or about, or
released or disposed of from, the Premises or the Project in violation of
applicable Environmental Requirements (as hereinafter defined) by Tenant or
any Tenant Party. If Tenant breaches the obligation stated in the preceding
sentence, or if the presence of Hazardous Materials in the Premises during the
Term or any holding over results in contamination of the Premises, the Project
or any adjacent property or if contamination of the Premises, the Project or any
adjacent property by Hazardous Materials brought into, kept, used, stored,
handled, treated, generated in or about, or released or disposed of from, the
Premises by anyone other than Landlord and Landlord's employees, agents and
contractors otherwise occurs during the Term or any holding over, Tenant hereby
indemnifies and shall defend and hold Landlord, its officers, directors,
employees, agents and contractors harmless from any and all actions (including,
without limitation, remedial or enforcement actions of any kind, administrative
or judicial proceedings, and orders or judgments arising out of or resulting
therefrom), costs, claims, damages (including, without limitation, punitive
damages and damages based upon diminution in value of the Premises or the
Project, or the loss of, or restriction on, use of the Premises or any portion
of the Project), expenses (including, without limitation, attorneys',
consultants' and experts' fees, court costs and amounts paid in settlement of
any claims or actions), fines, forfeitures or other civil, administrative or
criminal penalties, injunctive or other relief (whether or not based upon
personal injury, property damage, or contamination of, or adverse effects upon,
the environment, water tables or natural resources), liabilities or losses
(collectively, "Environmental Claims") which arise during or after the
Term as a result of such contamination. This indemnification of Landlord by
Tenant includes, without limitation, costs incurred in connection with any
investigation of site conditions or any cleanup, treatment, remedial, removal,
or restoration work required by any federal, state or local Governmental
Authority because of Hazardous Materials present in the air, soil or ground
water above, on, or under the Premises. Without limiting the foregoing, if the
presence of any Hazardous Materials on the Premises, the Building, the Project,
or any adjacent property caused or permitted by Tenant or any Tenant Party
results in any contamination of the Premises, the Building, the Project, or any
adjacent property, Tenant shall promptly take all actions at its sole expense
and in accordance with applicable Environmental Requirements as are necessary to
return the Premises, the Building, the Project, or any adjacent property to the
condition existing prior to the time of such contamination, provided that
Landlord's approval of such action shall first be obtained, which approval shall
not unreasonably be withheld so long as such actions would not potentially have
any material adverse long-term or short-term effect on the Premises, the
Building, or the Project.

	Business. Landlord acknowledges that it is not the
intent of this Section 30 to prohibit Tenant from using the Premises for
the Permitted Use. Tenant may operate its business according to prudent industry
practices so long as the use or presence of Hazardous Materials is strictly and
properly monitored according to all then applicable Environmental Requirements.
As a material inducement to Landlord to allow Tenant to use Hazardous Materials
in connection with its business, Tenant shall deliver to Landlord prior to the
Commencement Date a list identifying each type of Hazardous Materials to be
brought upon, kept, used, stored, handled, treated, generated on, or released or
disposed of from, the Premises and setting forth any and all governmental
approvals or permits required in connection with the presence, use, storage,
handling, treatment, generation, release or disposal of such Hazardous Materials
on or from the Premises ("Hazardous Materials List"). Tenant shall
deliver to Landlord an updated Hazardous Materials List at least once a year and
shall also deliver an updated list before any new Hazardous Material is brought
onto, kept, used, stored, handled, treated, generated on, or released or
disposed of from, the Premises. Tenant shall deliver to Landlord true and
correct copies of the following documents (the "HazMat Documents")
relating to the use, storage, handling, treatment, generation, release, or
disposal of Hazardous Materials prior to the Commencement Date, or if
unavailable at that time, concurrent with the receipt from or submission to a
Governmental Authority: permits; approvals; reports and correspondence; storage
and management plans; notice of violations of any Legal Requirements; plans
relating to the installation of any storage tanks to be installed in, on, or
under the Project (provided said installation of tanks shall only be
permitted after Landlord has given Tenant its written consent to do so, which
consent may be withheld in Landlord's sole and absolute discretion); all closure
plans or any other documents required by any and all federal, state, and local
Governmental Authorities for any storage tanks installed in, on, or under the
Project for the closure of any such tanks; and a Surrender Plan (to the extent
surrender in accordance with Section 28 cannot be accomplished in 3
months). Tenant is not required, however, to provide Landlord with any
portion(s) of the HazMat Documents containing information of a proprietary
nature which, in and of themselves, do not contain a reference to any Hazardous
Materials or hazardous activities. It is not the intent of this Section to
provide Landlord with information which could be detrimental to Tenant's
business should such information become possessed by Tenant's
competitors.

	Tenant Representation and Warranty. Tenant hereby
represents and warrants to Landlord that (i) neither Tenant nor any of its
legal predecessors has been required by any prior landlord, lender, or
Governmental Authority at any time to take remedial action in connection with
Hazardous Materials contaminating a property, which contamination was permitted
by Tenant of such predecessor or resulted from Tenant's or such predecessor's
action or use of the property in question, and (ii) Tenant is not subject
to any enforcement order issued by any Governmental Authority in connection with
the use, storage, handling, treatment, generation, release, or disposal of
Hazardous Materials (including, without limitation, any order related to the
failure to make a required reporting to any Governmental Authority). If Landlord
determines that this representation and warranty was not true as of the date of
this lease, Landlord shall have the right to terminate this Lease in Landlord's
sole and absolute discretion.

	Testing. Landlord shall have the right to conduct
annual tests of the Premises to determine whether any contamination of the
Premises, the Building, or the Project has occurred as a result of Tenant's use.
Tenant shall be required to pay the cost of such annual tests; provided,
however, that if Tenant conducts its own tests of the Premises and the
Building using third party contractors and test procedures reasonably acceptable
to Landlord, which tests are certified to Landlord, Landlord shall accept such
tests in lieu of the annual tests to be paid for by Tenant. In addition, at any
time, and from time to time, prior to the expiration or earlier termination of
the Term, Landlord shall have the right to conduct appropriate tests of the
Premises, the Building, and the Project to determine if contamination has
occurred as a result of Tenant's use of the Premises, the Building, or the
Project. In connection with such testing, upon the request of Landlord, Tenant
shall deliver to Landlord or its consultant such non-proprietary information
concerning the use of Hazardous Materials in or about the Premises, the
Building, or the Project by Tenant or any Tenant Party. If contamination has
occurred for which Tenant is liable under this Section 30, Tenant shall pay
all costs to conduct such tests. If no such contamination is found, Landlord
shall pay the costs of such tests (which shall not constitute an Operating
Expense). Landlord shall provide Tenant with a copy of all third party, non-
confidential reports and tests of the Premises and the Building made by or on
behalf of Landlord during the Term without representation or warranty and
subject to a confidentiality agreement. Tenant shall, at its sole cost and
expense, promptly and satisfactorily remediate any environmental conditions
identified by such testing in accordance with all Environmental Requirements.
Landlord's receipt of or satisfaction with any environmental assessment in no
way waives any rights which Landlord may have against Tenant.

	Underground Tanks. If underground or other storage
tanks storing Hazardous Materials located on the Premises or the Project are
used by Tenant or are hereafter placed on the Premises or the Project by Tenant,
Tenant shall install, use, monitor, operate, maintain, upgrade, and manage such
storage tanks, maintain appropriate records, obtain and maintain appropriate
insurance, implement reporting procedures, properly close any underground
storage tanks, and take or cause to be taken all other actions necessary or
required under applicable state and federal Legal Requirements, as such now
exists or may hereafter be adopted or amended in connection with the
installation, use, maintenance, management, operation, upgrading, and closure of
such storage tanks.

	Tenant's Obligations. Tenant's obligations under
this Section 30 shall survive the expiration or earlier termination of the
Lease. During any period of time after the expiration or earlier termination of
this Lease required by Tenant or Landlord to complete the removal from the
Premises of any Hazardous Materials (including, without limitation, the release
and termination of any licenses or permits restricting the use of the Premises
and the completion of the approved Surrender Plan), Tenant shall continue to pay
the full Rent in accordance with this Lease for any portion of the Premises not
relet by Landlord in Landlord's sole discretion, which Rent shall be prorated
daily.

	Definitions. As used herein, the term
"Environmental Requirements" means all applicable present and future
statutes, regulations, ordinances, rules, codes, judgments, orders, or other
similar enactments of any Governmental Authority regulating or relating to
health, safety, or environmental conditions on, under, or about the Premises,
the Building, or the Project, or the environment, including without limitation,
the following: the Comprehensive Environmental Response, Compensation and
Liability Act; the Resource Conservation and Recovery Act; and all state and
local counterparts thereto, and any regulations or policies promulgated or
issued thereunder. As used herein, the term "Hazardous Materials" means
and includes any substance, material, waste, pollutant, or contaminant listed or
defined as hazardous or toxic, or regulated by reason of its impact or potential
impact on humans, animals and/or the environment under any Environmental
Requirements, asbestos and petroleum, including crude oil or any fraction
thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for
fuel (or mixtures of natural gas and such synthetic gas). As defined in
Environmental Requirements, Tenant is and shall be deemed to be the
"operator" of Tenant's "facility" and the "owner" of all
Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and
the wastes, by-products, or residues generated, resulting, or produced
therefrom.

	Tenant's Remedies/Limitation of Liability.
Landlord shall not be in default hereunder unless Landlord fails to perform any
of its obligations hereunder within 30 days after written notice from Tenant
specifying such failure (unless such performance will, due to the nature of the
obligation, require a period of time in excess of 30 days, then after such
period of time as is reasonably necessary). Upon any default by Landlord, Tenant
shall give notice by registered or certified mail to any Holder of a Mortgage
covering the Premises and to any landlord of any lease of property in or on
which the Premises are located and Tenant shall offer such Holder and/or
landlord a reasonable opportunity to cure the default, including time to obtain
possession of the Project by power of sale or a judicial action if such should
prove necessary to effect a cure; provided Landlord shall have furnished
to Tenant in writing the names and addresses of all such persons who are to
receive such notices. All obligations of Landlord hereunder shall be construed
as covenants, not conditions; and, except as may be otherwise expressly provided
in this Lease, Tenant may not terminate this Lease for breach of Landlord's
obligations hereunder.

Notwithstanding the foregoing, if any claimed Landlord
default hereunder will immediately, materially, and adversely affect Tenant's
ability to conduct its business in the Premises (a "Material Landlord
Default"), Tenant, as soon as reasonably possible, but in any event within 2
business days of obtaining knowledge of such claimed Material Landlord Default,
shall give Landlord written notice of such claim and telephonic notice to
Tenant's principal contact with Landlord. Landlord shall then have 2 business
days to commence cure of such claimed Material Landlord Default and shall
diligently prosecute such cure to completion. If such claimed Material Landlord
Default is not a default by Landlord hereunder, or if Tenant failed to give
Landlord the notice required hereunder within 2 business days of learning of the
conditions giving rise to the claimed Material Landlord Default, Landlord shall
be entitled to recover from Tenant, as Additional Rent, any costs incurred by
Landlord in connection with such cure in excess of the costs, if any, that
Landlord would otherwise have been liable to pay hereunder, If Landlord fails to
commence cure of any claimed Material Landlord Default as provided above, Tenant
may commence and prosecute such cure to completion, and shall be entitled to
recover from Landlord the costs of such cure (but not any consequential or other
damages), to the extent of Landlord's obligation to cure such claimed Material
Landlord Default hereunder, subject to the limitations set forth in the
immediately preceding sentence of this paragraph and the other provisions of
this Lease.

All obligations of Landlord under this Lease will be binding
upon Landlord only during the period of its ownership of the Premises and not
thereafter. The term "Landlord" in this Lease shall mean only the owner for the
time being of the Premises. Upon the transfer by such owner of its interest in
the Premises, such owner shall thereupon be released and discharged from all
obligations of Landlord thereafter accruing, but such obligations shall be
binding during the Term upon each new owner for the duration of such owner's
ownership.

	Inspection and Access. Landlord and its agents,
representatives, and contractors may enter the Premises at any reasonable time
to inspect the Premises and to make such repairs as may be required or permitted
pursuant to this Lease and for any other business purpose. Landlord and
Landlord's representatives may enter the Premises during business hours on not
less than 48 hours advance written notice (except in the case of emergencies in
which case no such notice shall be required and such entry may be at any
time) for the purpose of effecting any such repairs, inspecting the
Premises, showing the Premises to prospective purchasers and, during the last
year of the Term, to prospective tenants or for any other business purpose.
Landlord may erect a suitable sign on the Premises stating the Premises are
available to let or that the Project is available for sale. Landlord may grant
easements, make public dedications, designate Common Areas and create
restrictions on or about the Premises, provided that no such easement,
dedication, designation, or restriction materially, adversely affects Tenant's
use or occupancy of the Premises for the Permitted Use. At Landlord's request,
Tenant shall execute such instruments as may be necessary for such easements,
dedications or restrictions. Tenant shall at all times, except in the case of
emergencies, have the right to escort Landlord or its agents, representatives,
contractors or guests while the same are in the Premises, provided such escort
does not materially and adversely affect Landlord's access rights
hereunder.

	Security. Tenant acknowledges and agrees that
security devices and services, if any, while intended to deter crime may not in
given instances prevent theft or other criminal acts and that Landlord is not
providing any security services with respect to the Premises. Tenant agrees that
Landlord shall not be liable to Tenant for, and Tenant waives any claim against
Landlord with respect to, any loss by theft or any other damage suffered or
incurred by Tenant in connection with any unauthorized entry into the Premises
or any other breach of security with respect to the Premises. Tenant shall be
solely responsible for the personal safety of Tenant's officers, employees,
agents, contractors, guests and invitees while any such person is in, on or
about the Premises and/or the Project. Tenant shall at Tenant's cost obtain
insurance coverage to the extent Tenant desires protection against such criminal
acts.

	Force Majeure. Landlord shall not be held
responsible for delays in the performance of its obligations hereunder when
caused by strikes, lockouts, labor disputes, weather, natural disasters.
inability to obtain labor or materials or reasonable substitutes therefor,
governmental restrictions, governmental regulations, governmental controls,
delay in issuance of permits, enemy or hostile governmental action, civil
commotion, fire or other casualty, and other causes beyond the reasonable
control of Landlord ("Force Majeure").

	Brokers, Entire Agreement, Amendment. Landlord and
Tenant each represents and warrants that it has not dealt with any broker,
agent, or other person (collectively, "Broker") in connection with this
transaction and that no Broker brought about this transaction, other than the
brokers doing business as CRESA Partners (whose commission, if any, shall be
Landlord's responsibility pursuant to a separate agreement among Landlord and
such brokers). Landlord and Tenant each hereby agree to indemnify and hold the
other harmless from and against any claims by any Broker (other than the broker,
if any, named in this Section 35) claiming a commission or other form of
compensation by virtue of having dealt with Tenant or Landlord, as applicable,
with regard to this leasing transaction. This Lease constitutes the entire
agreement of the parties with respect to the subject matter hereof. This Lease
may not be amended except by an instrument in writing signed by both parties
hereto.

	Limitation on Landlord's Liability.
NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN
LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT
OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK
OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT'S
PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION
TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC
EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC,
BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE
PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL
BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT
THE PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT
BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY
LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD'S
INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND
ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD'S INTEREST IN THE PROJECT
OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL
LIABILITY BE ASSERTED AGAINST LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL
ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF
LANDLORD'S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO
CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD'S OFFICERS, DIRECTORS,
EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT'S BUSINESS OR
FOR ANY LOSS OF INCOME OR PROFIT THEREFROM.

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

	Signs; Exterior Appearance. Tenant shall not,
without the prior written consent of Landlord, which may be granted or withheld
in Landlord's sole discretion: (i) attach any awnings, exterior lights,
decorations, balloons, flags, pennants, banners, painting, or other projection
to any outside wall of the Project, (ii) use any curtains, blinds, shades,
or screens other than Landlord's standard window coverings, (iii) coat or
otherwise sunscreen the interior or exterior of any windows, (iv) place any
bottles, parcels, or other articles on the window sills, (v) place any
equipment, furniture, or other items of personal property on any exterior
balcony, or (vi) paint, affix, or exhibit on any part of the Premises, the
Building, or the Project any signs, notices, window or door lettering, placards,
decorations, or advertising media of any type that can be viewed from the
exterior of the Premises. Interior signs on doors and the directory tablet shall
be inscribed, painted or affixed for Tenant by Landlord at the sole cost and
expense of Tenant, and shall be of a size, color, and type acceptable to
Landlord. Nothing may be placed on the exterior of corridor walls or corridor
doors other than Landlord's standard lettering. The directory tablet shall be
provided exclusively for the display of the name and location of
tenants.

	Right to Extend Term. Tenant shall have the right
to extend the Term of the Lease upon the following terms and
conditions:

	Extension Right. Tenant shall have 1 right (the
"Extension Right") to extend the term of this Lease for 3 years (the
"Extension Term") on the same terms and conditions as this Lease (except
as may be expressly provided below) by giving Landlord written notice of its
election to exercise the Extension Right at least 6 months prior, and no earlier
than 12 months prior, to the expiration of the Base Term (or by giving Landlord
written notice of its election to exercise the Extension Right in accordance
with the terms of Section 18 hereof). Upon the commencement of the
Extension Term, Base Rent shall be payable at the Market Rate (as defined
below). Base Rent shall thereafter be adjusted on each annual anniversary of the
commencement of the Extension Term by a percentage as determined by Landlord and
agreed to by Tenant at the time the Market Rate is determined. As used herein,
"Market Rate" shall mean the then market rental rate as determined by
Landlord and agreed to by Tenant, which shall in no event be less than the Base
Rent payable as of the date immediately preceding the commencement of the
Extension Term increased by the Rent Adjustment Percentage multiplied by such
Base Rent. In addition, Landlord may impose a market rent for any parking rights
hereunder, if such parking rights are not already reflected in the new Base
Rent. If, on or before the date that is 90 days prior to the expiration of the
Base Term of this Lease, Tenant, after negotiating in good faith, has not agreed
with Landlord's determination of the Market Rate and the rent escalations during
the Extension Term, Tenant may, by written notice to Landlord not later than 90
days prior to the expiration of the Base Term of this Lease, elect arbitration
as described in Section 39(b) below. If Tenant does not elect such
arbitration, Tenant shall be deemed to have waived any right to extend, or
further extend, the Term of the Lease and all of the remaining Extension Rights
shall terminate.

	Arbitration.

	Within 10 days of Tenant's notice to Landlord of its
election to arbitrate Market Rate and escalations, each party shall deliver to
the other a proposal containing the Market Rate and escalations that the
submitting party believes to be correct ("Extension Proposal"). If either
party fails to timely submit an Extension Proposal, the other party's submitted
proposal shall determine the Base Rent and escalations for the Extension Term.
If both parties submit Extension Proposals, then Landlord and Tenant shall meet
within 7 days after delivery of the last Extension Proposal and make a good
faith attempt to mutually appoint a single "Arbitrator" (and defined
below) to determine the Market Rate and escalations. If Landlord and Tenant are
unable to agree upon a single Arbitrator, then each shall, by written notice
delivered to the other within 10 days after the meeting, select an Arbitrator.
If either party fails to timely give notice of its selection for an Arbitrator,
the other party's submitted proposal shall determine the Base Rent for the
Extension Term. The 2 Arbitrators so appointed shall, within 5 business days
after their appointment, appoint a third Arbitrator. If the 2 Arbitrators so
selected cannot agree on the selection of the third Arbitrator within the time
above specified, then either party, on behalf of both parties, may request such
appointment of such third Arbitrator by application to any state court of
general jurisdiction in the jurisdiction in which the Premises are located, upon
10 days prior written notice to the other party of such intent.

	The decision of the Arbitrator(s) shall be made within 30
days after the appointment of a single Arbitrator or the third Arbitrator, as
applicable. The decision of the single Arbitrator shall be final and binding
upon the parties. The average of the two closest Arbitrators in a three
Arbitrator panel shall be final and binding upon the parties. Each party shall
pay the fees and expenses of the Arbitrator appointed by or on behalf of such
party and the fees and expenses of the third Arbitrator shall be borne equally
by both parties. If the Market Rate and escalations are not determined by the
first day of the Extension Term, then Tenant shall pay Landlord Base Rent in an
amount equal to the Base Rent in effect immediately prior to the Extension Term
and increased by the Rent Adjustment Percentage until such determination is
made. After the determination of the Market Rate and escalations, the parties
shall make any necessary adjustments to such payments made by Tenant. Landlord
and Tenant shall then execute an amendment recognizing the Market Rate and
escalations for the Extension Term.

	An "Arbitrator" shall be any person appointed by
or on behalf of either party or appointed pursuant to the provisions hereof and:
(i) shall be (A) a member of the American Institute of Real Estate
Appraisers with not less than 10 years of experience in the appraisal of
improved office and high tech industrial real estate in the greater San Diego,
California metropolitan area, or (B) a licensed commercial real estate broker
with not less than 15 years experience representing landlords and/or tenants in
the leasing of high tech or life sciences space in the greater San Diego,
California metropolitan area, (ii) devoting substantially all of their time
to professional appraisal or brokerage work, as applicable, at the time of
appointment and (iii) be in all respects impartial and
disinterested.

	Right Personal. The Extension Right is personal to
Tenant and is not assignable without Landlord's consent, which may be granted or
withheld in Landlord's sole discretion separate and apart from any consent by
Landlord to an assignment of Tenant's interest in the Lease, except that the
Extension Right may be assigned in connection with any Permitted
Assignment.

	Exceptions. Notwithstanding anything set forth
above to the contrary, Extension Rights shall not be in effect and Tenant may
not exercise any of the Extension Rights:

	during any period of time that Tenant is in Default under
any provision of this Lease; or

	if Tenant has been in Default under any provision of this
Lease 3 or more times, whether or not the Defaults are cured, during the 12
month period immediately prior to the date that Tenant intends to exercise an
Extension Right, whether or not the Defaults are cured.

	No Extensions. The period of time within which the
Extension Right may be exercised shall not be extended or enlarged by reason of
Tenant's inability to exercise the Extension Right.

	Termination. The Extension Right shall terminate
and be of no further force or effect even after Tenant's due and timely exercise
of the Extension Right, if, after such exercise, but prior to the commencement
date of the Extension Term, (i) Tenant fails to timely cure any default by
Tenant under this Lease; or (ii) Tenant has Defaulted 3 or more times
during the period from the date of the exercise of an Extension Right to the
date of the commencement of the Extension Term, whether or not such Defaults are
cured.

	Miscellaneous.

	Notices. All notices or other communications
between the parties shall be in writing and shall be deemed duly given upon
delivery or refusal to accept delivery by the addressee thereof if delivered in
person, or upon actual receipt if delivered by reputable overnight guaranty
courier, addressed and sent to the parties at their addresses set forth above.
Landlord and Tenant may from time to time by written notice to the other
designate another address for receipt of future notices.

	Joint and Several Liability. If and when included
within the term "Tenant", as used in this instrument, there is more than
one person or entity, each shall be jointly and severally liable for the
obligations of Tenant.

	Recordation. Neither this Lease nor a memorandum
of lease shall be filed by or on behalf of Tenant in any public record. Landlord
may prepare and file, and upon request by Landlord Tenant will execute, a
memorandum of lease.

	Interpretation. The normal rule of construction to
the effect that any ambiguities are to be resolved against the drafting party
shall not be employed in the interpretation of this Lease or any exhibits or
amendments hereto. Words of any gender used in this Lease shall be held and
construed to include any other gender, and words in the singular number shall be
held to include the plural, unless the context otherwise requires. The captions
inserted in this Lease are for convenience only and in no way define, limit or
otherwise describe the scope or intent of this Lease, or any provision hereof,
or in any way affect the interpretation of this Lease.

	Not Binding Until Executed. The submission by
Landlord to Tenant of this Lease shall have no binding force or effect, shall
not constitute an option for the leasing of the Premises, nor confer any right
or impose any obligations upon either party until execution of this Lease by
both parties.

	Limitations on Interest. It is expressly the
intent of Landlord and Tenant at all times to comply with applicable law
governing the maximum rate or amount of any interest payable on or in connection
with this Lease. If applicable law is ever judicially interpreted so as to
render usurious any interest called for under this Lease, or contracted for,
charged, taken, reserved, or received with respect to this Lease, then it is
Landlord's and Tenant's express intent that all excess amounts theretofore
collected by Landlord be credited on the applicable obligation (or, if the
obligation has been or would thereby be paid in full, refunded to Tenant), and
the provisions of this Lease immediately shall be deemed reformed and the
amounts thereafter collectible hereunder reduced, without the necessity of the
execution of any new document, so as to comply with the applicable law, but so
as to permit the recovery of the fullest amount otherwise called for
hereunder.

	Choice of Law. Construction and interpretation of
this Lease shall be governed by the internal laws of the state in which the
Premises are located, excluding any principles of conflicts of laws.

	Time. Time is of the essence as to the performance
of Tenant's obligations under this Lease.

	Incorporation by Reference. All exhibits and
addenda attached hereto are hereby incorporated into this Lease and made a part
hereof. If there is any conflict between such exhibits or addenda and the terms
of this Lease, such exhibits or addenda shall control.

	Hazardous Activities. Notwithstanding any other
provision of this Lease, Landlord, for itself and its employees, agents, and
contractors, reserves the right to refuse to perform any repairs or services in
any portion of the Premises that, pursuant to Tenant's routine safety
guidelines, practices, or custom or prudent industry practices, require any form
of protective clothing or equipment other than safety glasses. In any such case,
Tenant shall contract with parties who are acceptable to Landlord, in Landlord's
reasonable discretion, for all such repairs and services, and Landlord shall, to
the extent required, equitably adjust Tenant's Share of Operating Expenses in
respect of such repairs or services to reflect that Landlord is not providing
such repairs or services to Tenant.

[ Signatures on next page ]

IN WITNESS WHEREOF, Landlord and Tenant have executed
this Lease as of the day and year first above written.
TENANT:

CELL GENESYS, INC.,

a Delaware corporation

By: ___________________________

Print Name: ____________________

Print Title: _________________________

LANDLORD:

AREA 1025/11075 ROSELLE STREET, LLC,

a Delaware limited liability company

By:ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership, managing member

By:ARE-QRS CORP.,

a Maryland corporation, general partner

By: ___________________________

Michael C. Kelcy,

Senior Vice President,

Real Estate Legal Affairs11075 ROSELLE LEASE

LEASE AGREEMENT

This LEASE AGREEMENT is made this ___ day of June, 2001 (the "Lease
Date"), between ARE-11025/11075 ROSELLE STREET, LLC, a Delaware
limited liability company ("Landlord"), and CELL GENESYS, INC., a
Delaware corporation ("Tenant").

RECITALS

	As of the Lease Date, the Premises (as defined in the Basic Lease
Provisions) are subject to the following (collectively, the "Prior
Lease"):  (i) a certain Standard Industrial Lease-Net dated
June 15, 1992, between Trust Company of the West, as Trustee of the ATF Dow
Chemical Employees Retirement Trust, as lessor (the "ATF Dow Trust"), and
Viagene, Inc., as lessee ("Viagene"); and (ii) a certain First
Amendment To Standard Industrial Lease dated March 20, 1996, between the
ATF Dow Trust and Chiron Corporation ("Chiron") (who succeeded to
Viagene's interest in the Prior Lease in or about September, 1995, pursuant to a
plan of merger in which Viagene was merged into a wholly owned subsidiary of
Chiron).
	Pursuant to a certain Assignment and Assumption Agreement dated
January 8, 2001, between Tenant and Chiron, Tenant acquired Chiron's right,
title, and interest in and to, and assumed Chiron's obligations and liabilities
under, the Prior Lease.  The foregoing Assignment and Assumption Agreement was
part of Tenant's acquisition of Chiron's gene therapy assets located at the
Premises, at the building within the Project (as defined in the Basic Lease
Provisions) commonly known as 11055 Roselle Street, San Diego, California (the
"11055 Building"), and at a building adjacent to the Project commonly
known as 11080 Roselle Street, San Diego, California.
	The term of the Prior Lease expires on June 30, 2001, subject to 3
options to extend for a period of 1 year each (the "Prior Lease Extension
Options").  Tenant desires to extend its right to occupy the Premises beyond
the period possible under the Prior Lease, and Landlord is willing to permit
Tenant to do so, but only if: (i) Landlord and Tenant enter into this
Lease; (ii) Landlord and Tenant terminate the Prior Lease effective as of
June 30, 2001, and (iii) Landlord and Tenant concurrently enter into a
separate Lease Agreement for the 11055 Building (the "11055
Lease").

BASIC LEASE PROVISIONS

Address:11075 Roselle Street, San Diego, California.
Premises:That portion of the Project, containing approximately
24,208 rentable square feet, as determined by Landlord in accordance with this
Lease, as shown on Exhibit A.

Project:The real property on which the building in which the
Premises are located (the "Building") is situated, together with all
improvements thereon and appurtenances thereto, as shown on
Exhibit B.

Building:The specific building in the Project in which the
Premises are located, as shown on Exhibit B.

	
Rentable Area of Premises:  24,208 sq. ft.
	
Rentable Area of Building:  24,208 sq. ft.

	
Tenant's Share of Operating Expenses:  100%
	 
	
Building's Share of Project:  21.5071%
	
Rentable Area of Project:  112,558 sq. ft.

	
Base Rent:$53,257.60 per month.
	
Security Deposit:$159,772.80

	
Commencement Date:  July 1, 2001
	 
	
Rent Commencement Date:  Commencement Date

	
Rent Adjustment Percentage:
	
Greater of 3.5% or the CPI Adjustment Percentage (as defined in
Section 4 hereof), not to exceed 6.0%

	
Base Term:Beginning on the Commencement Date and ending on
June 30, 2006.

	Permitted Use:Research and development laboratory, related office
and other related uses consistent with the character of the Project and
otherwise in compliance with the provisions of Section 7
hereof.

	
Address for Rent Payment:

135 N. Los Robles Avenue, Suite 250

Pasadena, CA 91101

Attention:  Accounts Receivable
	
Landlord's Notice Address:

135 N. Los Robles Avenue, Suite 250

Pasadena, CA 91101

Attention:  General Counsel

	
Tenant's Notice Address:

Cell Genesys, Inc.

342 Lakeside Drive

Foster City, CA 94404

Attention:  Mr. Richard Campbell
	 

The following Exhibits and Addenda are attached hereto and
incorporated herein by this reference:

	
[X] EXHIBIT A - PREMISES
DESCRIPTION
	
[X] EXHIBIT B - DESCRIPTION OF
PROJECT

	
[--] EXHIBIT C - INTENTIONALLY
OMITTED
	
[--] EXHIBIT D - INTENTIONALLY
OMITTED

	
[X] EXHIBIT E - RULES AND
REGULATIONS
	
[X] EXHIBIT F - TENANT'S PERSONAL PROPERTY

	
[X] EXHIBIT G - ESTOPPEL
CERTIFICATE
	
[X] EXHIBIT H - NONDISTURBANCE
AGREEMENT

 

AGREEMENT

	Lease of Premises.  Upon and subject to all of the terms and conditions
hereof, Landlord hereby leases the Premises to Tenant and Tenant hereby leases
the Premises from Landlord.  The portions of the Project that are for the non-
exclusive use of tenants of the Project are collectively referred to herein as
the "Common Areas".  Landlord reserves the right to modify Common Areas,
provided that such modifications do not materially adversely affect Tenant's use
of the Premises for the Permitted Use.

	Termination of Prior Lease; Commencement Date; Term; Acceptance of
Premises.

	Termination of Prior Lease.

	Landlord and Tenant hereby acknowledge and agree that, as of the Lease Date,
the Prior Lease contains the complete agreement between Landlord and Tenant with
respect to the Premises.
	Tenant hereby certifies to Landlord (and its successors and assigns) that,
as of the Lease Date, (A) Tenant has no right, title, or interest in or to
the Premises or the Project other than as a lessee of the Premises under the
Prior Lease, (B) Tenant has no option, right of first refusal, right of
first offer, or other right to acquire or purchase all or any portion of, or
interest in, the Premises or the Project, (C) Tenant has not sublet any
portion of the Premises or assigned any portion of the Prior Lease to any
sublessee or assignee, and no one except Tenant and its employees currently
occupy the Premises, (D) Tenant has not prepaid any of the rent due under
the Prior Lease, (E) the security deposit given to Landlord under the Prior
Lease was $39,459.04 in cash (the "Prior Lease Deposit"), and
(F) Landlord has performed all obligations required of Landlord pursuant to
the Prior Lease, and Tenant is not entitled to any refunds or rebates of rent or
to any other payments or services from Landlord upon the termination of the
Prior Lease.  The matters described in the foregoing certification shall remain
and be true and correct, in all material respects, as of the Commencement
Date.
	Landlord and Tenant hereby terminate the Prior Lease effective as of
June 30, 2001 (including, without limitation, all Prior Lease Extension
Options, whether or not timely exercised prior to such date).  As of the time
such termination becomes effective (the "Prior Lease Termination Date"),
the Prior Lease shall be of no further force or effect and Tenant shall have no
other right, title, or interest, of any kind, direct or indirect, in any portion
of the Premises or the Project, except as expressly provided in this Lease.  All
obligations of Tenant under the Prior Lease not fully performed as of the Prior
Lease Termination Date (including, without limitation, indemnity obligations and
obligations concerning the condition and repair of the Premises and/or the
Project) (the "Prior Lease Obligations") shall survive such termination
of the Prior Lease for the benefit of Landlord (and its successors and assigns)
and thereafter shall constitute obligations under this Lease.  Landlord hereby
reserves all rights and claims that Landlord may have against Tenant for any
such Prior Lease Obligations.

	Commencement Date; Term.  The "Commencement Date" shall be
July 1, 2001, and the "Term" of this Lease shall be the Base Term and the
Extension Term, if Tenant so elects pursuant to Section 39
hereof.

	Acceptance of Premises.  Tenant has been in possession of, and
conducting business in, the Premises under the Prior Lease and intends to
continue conducting business in the Premises, without interruption, from and
after the Lease Date.  As a result, Tenant is the party most familiar with the
condition of the Premises as of the Lease Date and, as conclusively evidenced by
Tenant's execution and delivery of this Lease, Tenant accepts the Premises "as
is", in their condition as of the Lease Date without any qualifications,
restrictions, or limitations, subject to all applicable Legal Requirements (as
defined in Section 7 hereof).  Further, since the Premises will not
be empty and/or unoccupied at any time prior to the Commencement Date and
Landlord will have no opportunity to inspect, examine, and/or audit the Premises
in order to establish the condition of the Premises as of the Commencement Date,
Landlord shall have no liability for any defects in the Premises (whether latent
or patent) and shall have no obligation to perform any work or to refurbish,
finish, or otherwise alter the Premises in order to prepare the Premises for
Tenant's use or occupancy.  Tenant agrees and acknowledges that neither Landlord
nor any agent of Landlord has made any representation or warranty with respect
to the condition of all or any portion of the Premises or the Project, and/or
the suitability of the ' Premises or the Project for the conduct of Tenant's
business, and Tenant waives any implied warranty that the Premises or the
Project are suitable for the Permitted Use.  This Lease constitutes the complete
agreement of Landlord and Tenant with respect to the subject matter hereof and
supersedes any and all prior representations, inducements, promises, agreements,
understandings, and negotiations that are not contained herein.  Landlord, in
executing this Lease, does so in reliance upon Tenant's representations,
warranties, acknowledgments, and agreements contained herein.

	Rent.

	Base Rent.  The first month's Base Rent and the security required to
be deposited with Landlord pursuant to Section 6 hereof shall be due
and payable on delivery of an executed copy of this Lease to Landlord.  Tenant
shall pay to Landlord in advance, without demand, abatement, deduction, or set-
off, monthly installments of Base Rent on or before the first day of each
calendar month during the Term hereof, in lawful money of the United States of
America, at the office of Landlord for payment of Rent set forth above, or to
such other person or at such other place as Landlord may from time to time
designate in writing.  Payments of Base Rent for any fractional calendar month
shall be prorated.  The obligation of Tenant to pay Base Rent and other sums to
Landlord and the obligations of Landlord under this Lease are independent
obligations.  Tenant shall have no right at any time to abate, reduce, or set-
off any Rent due hereunder except for any abatement as may be expressly provided
in this Lease.

	Additional Rent.  In addition to Base Rent, Tenant agrees to pay to
Landlord as additional rent ("Additional Rent"):  (i) Tenant's Share
of Operating Expenses (as defined in Section 5), and (ii) any
and all other amounts Tenant assumes or agrees to pay under the provisions of
this Lease, including, without limitation, any and all other sums that may
become due by reason of any default of Tenant or failure to comply with the
agreements, terms, covenants and conditions of this Lease to be performed by
Tenant, after any applicable notice and cure period.

	Base Rent Adjustments.  Base Rent shall be increased on each annual
anniversary of the first day of the first full month during the Term of this
Lease (each an "Adjustment Date") by multiplying the Base Rent payable
immediately before such Adjustment Date by the Rent Adjustment Percentage and
adding the resulting amount to the Base Rent payable immediately before such
Adjustment Date.  Base Rent, as so adjusted, shall thereafter be due as provided
herein.  Base Rent adjustments for any fractional calendar month shall be
prorated.  "CPI Adjustment Percentage" means (i) a fraction, stated
as a percentage, the numerator of which shall be the Index (as defined below)
for the calendar month 3 months before the month in which the Adjustment Date
occurs, and the denominator of which shall be the Index for the calendar month 3
months before the last Adjustment Date or, if no prior Base Rent adjustment has
been made, 3 months before the first day of the first full month during the Term
of this Lease, less (ii) 1.00.  "Index" means the "Consumer Price
Index - All Urban Consumers - San Diego, California Metropolitan Area, All
Items" compiled by the U.S. Department of Labor, Bureau of Labor Statistics,
(1982-84 = 100).  If a substantial change is made in the Index, the revised
Index shall be used, subject to such adjustments as reasonably appropriate in
order to make the revised Index comparable to the prior Index.  If the Bureau of
Labor Statistics ceases to publish the Index, then the successor or most nearly
comparable index, as reasonably determined by Landlord, shall be used, subject
to such adjustments as reasonably appropriate in order to make the new index
comparable to the Index.  Landlord shall give Tenant written notice indicating
the Base Rent, as adjusted pursuant to this Section, and the method of
computation.  Failure to deliver such notice shall not reduce, abate, waive, or
diminish Tenant's obligation to pay the adjusted Base Rent.  If such notice is
delivered to Tenant on or after an Adjustment Date, Tenant shall pay to Landlord
an amount equal to any underpayment of Base Rent by Tenant within 15 days of
Landlord's notice to Tenant.

	Operating Expense Payments.  Landlord shall deliver to Tenant a
written estimate of Operating Expenses for each calendar year during the Term
(the "Annual Estimate"), which may be revised by Landlord from time to
time during such calendar year.  During each month of the Term, on the same date
that Base Rent is due, Tenant shall pay Landlord an amount equal to 1/12 of
Tenant's Share of the Annual Estimate Payments for any fractional calendar month
shall be prorated.

The term "Operating Expenses" means all costs and expenses of any kind
or description whatsoever incurred or accrued each calendar year by Landlord
with respect to the Building (including the Building's Share of all costs and
expenses of any kind or description incurred or accrued by Landlord with respect
to the Project which are not specific to the Building or any other building
located in the Project) (including, without duplication, Taxes (as defined in
Section 9), Utilities (as defined in Section 11 below),
insurance premiums (for the insurance described in Section 17
below), reasonable reserves consistent with good business practice for future
repairs and replacements ("Repair Reserves"), capital repairs and
improvements amortized over the lesser of 7 years and the useful life of such
capital items, and the costs of Landlord's third party property manager or, if
there is no third party property manager, administration rent in the amount of
4.0% of Base Rent), excluding only:

	the construction costs of the Project and renovation prior to the date of
the Lease and costs of correcting defects in such construction or
renovation;
	capital expenditures for expansion of the Project;
	interest, principal payments of Mortgage (as defined in
Section 27) debts of Landlord, financing costs and amortization of
funds borrowed by Landlord, whether secured or unsecured and all payments of
base rent (but not taxes or operating expenses) under any ground lease or other
underlying lease of all or any portion of the Project;
	depreciation of the Project (except for capital improvements, the costs of
which are to be amortized and included in Operating Expenses);
	advertising, legal, and space planning expenses and leasing commissions and
other costs and expenses incurred in procuring and leasing space to other
tenants of the Project, including any leasing office maintained in the Project
and any free rent and construction allowances for other tenants of the
Project;
	legal and other expenses incurred in the negotiation or enforcement of
leases for other tenants of the Project;
	completing, fixturing, improving, renovating, painting, redecorating, or
other work, which Landlord pays for or performs for other specific tenants of
the Project within their premises, and costs of correcting defects in such
work;
	costs of utilities outside normal business hours sold to other tenants of
the Project;
	costs to be reimbursed by other tenants of the Project or Taxes to be paid
directly by Tenant or other tenants of the Project, whether or not actually
paid;
	salaries, wages, benefits, and other compensation paid to officers and
employees of Landlord who are not assigned in whole or in part to the operation,
management, maintenance, or repair of the Project;
	general organizational, administrative, and overhead costs relating to
maintaining Landlord's existence, either as a corporation, partnership, or other
entity, including general corporate, legal, and accounting expenses;
	costs (including attorneys' fees and costs of settlement, judgments and
payments in lieu thereof) incurred in connection with disputes with other
tenants of the Project, other occupants of the Project, or prospective tenants
of the Project, and costs and expenses, including legal fees, incurred in
connection with negotiations or disputes with employees, consultants, management
agents, leasing agents, purchasers (including through the exercise or threat of
eminent domain), or mortgagees of all or any portion of the Project;
	costs incurred by Landlord due to the violation by Landlord or its
employees, agents, or contractors or by any other tenant of the Project of the
terms and conditions of any lease of any other space in the Project or of any
Legal Requirement;
	tax penalties, fines, or interest incurred as a result of Landlord's
negligence, inability, or unwillingness to make payment and/or to file any tax
or informational returns when due, or from Landlord's failure to make any
payment required to be made by Landlord hereunder before delinquency;
	overhead and profit increment paid to Landlord or to subsidiaries or
affiliates of Landlord for goods and/or services in or to the Project to the
extent the same exceed the costs of such goods and/or services rendered by
unaffiliated third parties on a competitive basis;
	costs arising from Landlord's charitable or political contributions or fine
art maintained at the Project;
	costs in connection with services (including electricity), items, or other
benefits of a type that are not standard for the Project and that are not
available to Tenant without specific charges therefor, but that are provided to
another tenant or occupant of the Project, whether or not such other tenant or
occupant is specifically charged therefor by Landlord;
	costs incurred in the sale or refinancing of the Project;
	costs arising from the presence of Hazardous Materials (as defined in
Section 30(g)) in, on, under, or about the Premises, the Building,
the Project, or any property adjacent to the Property for which Tenant is not
liable or responsible as part of the Prior Lease Obligations or pursuant to the
terms and conditions of Section 30 hereof;
	costs for (i) insurance coverages not typically passed through to
tenants as an operating expense in the properties of Landlord and Landlord's
affiliates in the greater San Diego, California area, and (ii) insurance
deductibles or co-insurance payments in excess of $25,000.00 per
occurrence;
	costs of repairs or replacements for which Repair Reserves have been
previously accrued as an Operating Expense, but only to the extent of such
accrual;
	net income taxes of Landlord or the owner of any interest in the Project,
franchise, capital stock, gift, estate, or inheritance taxes or any federal,
state, or local documentary taxes imposed against any portion of or interest in
the Project; and
	any expenses otherwise includable within Operating Expenses to the extent
actually reimbursed by persons other than tenants of the Project under leases
for space in the Project.

Within 90 days after the end of each calendar year (or such longer period as
may be reasonably required), Landlord shall furnish to Tenant a statement (an
"Annual Statement") showing in reasonable detail: (a) the total and
Tenant's Share of actual Operating Expenses for the previous calendar year, and
(b) the total of Tenant's payments in respect of Operating Expenses for
such year.  If Tenant's Share of actual Operating Expenses for such year exceeds
Tenant's payments of Operating Expenses for such year, the excess shall be due
and payable by Tenant as Rent within 30 days after delivery of such Annual
Statement to Tenant.  If Tenant's payments of Operating Expenses for such year
exceed Tenant's Share of actual Operating Expenses for such year Landlord shall
pay the excess to Tenant within 30 days after delivery of such Annual Statement,
except that after the expiration, or earlier termination of the Term or if
Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the
excess to Tenant after deducting all other amounts due Landlord.

The Annual Statement shall be final and binding upon Tenant unless Tenant,
within 30 days after Tenant's receipt thereof, shall contest any item therein by
giving written notice to Landlord, specifying each item contested and the reason
therefor.  If, during such 30-day period, Tenant reasonably and in good faith
questions or contests the correctness of Landlord's statement of Tenant's Share
of Operating Expenses, Landlord will provide Tenant with access to Landlord's
books and records relating to the operation of the Project and such information
as Landlord reasonably determines to be responsive to Tenant's questions (the
"Expense Information").  If after Tenant's review of such Expense
Information, Landlord and Tenant cannot agree upon the amount of Tenant's Share
of Operating Expenses, then Tenant shall have the right to have an independent
public accounting firm selected by Tenant from among the 5 largest in the United
States audit and/or review the Expense Information for the year in question (the
"Independent Review").  The independent public accounting firm selected
by Tenant shall be retained pursuant to a fee arrangement other than a
contingent fee, which fee arrangement shall be subject to Landlord's approval
(which approval shall not be unreasonably withheld or delayed), and, except as
may be expressly provided later in this paragraph, all fees due to such
accounting firm in performing the Independent Review shall be payable by Tenant
(at Tenant's sole cost and expense).  The results of any such Independent Review
shall be binding on Landlord and Tenant.  If the Independent Review shows that
the payments actually made by Tenant with respect to Operating Expenses for the
calendar year in question exceeded Tenant's Share of Operating Expenses for such
calendar year, Landlord shall pay the excess to Tenant within 30 days after
delivery of such statement, except that after the expiration or earlier
termination of the Term or if Tenant is delinquent in its obligation to pay
Rent, Landlord shall pay the excess to Tenant after deducting all other amounts
due Landlord.  If the Independent Review shows that Tenant's payments with
respect to Operating Expenses for such calendar year were less than Tenant's
Share of Operating Expenses for the calendar year, Tenant shall pay the
deficiency to Landlord within 30 days after delivery of such statement.  If the
Independent Review shows that Tenant has overpaid with respect to Operating
Expenses by more than 5.0% then Landlord shall reimburse Tenant for all costs
incurred by Tenant for the Independent Review.  Operating Expenses for the
calendar years in which Tenant's obligation to share therein begins and ends
shall be prorated.  Notwithstanding anything set forth herein to the contrary,
if the Project is not at least 95.0% occupied on average during any year of the
Term, Tenant's Share of Operating Expenses for such year shall be computed as
though the Project had been 95.0% occupied on average during such year.

"Tenant's Share" shall be the percentage set forth in the Basic Lease
Provisions as Tenant's Share of Operating Expenses.  The "Building's Share of
Project" set forth in the Basic Lease Provisions may be adjusted by Landlord
for changes in the physical size of the Premises or the Project occurring after
the Commencement Date.  Any such measurement shall be performed in accordance
with the 1996 Standard Method of Measuring Floor Area in Office Buildings as
adopted by the Building Owners and Managers Association (ANSI/BOMA Z65.1-1996).
Landlord may equitably increase Tenant's Share for any item of expense or cost
reimbursable by Tenant that relates to a repair, replacement, or service that
benefits only the Premises or only a portion of the Project that includes the
Premises or that varies with occupancy or use.  Base Rent, Tenant's Share of
Operating Expenses, and all other amounts payable by Tenant to Landlord
hereunder are collectively referred to herein as "Rent".

	Security Deposit.  Concurrently with Tenant's delivery to Landlord of
an executed copy of this Lease, Tenant shall deposit with Landlord security for
the performance of all of Tenant's obligations in an amount that when added to
the amount of the Prior Lease Deposit, will equal the aggregate amount of the
Security Deposit set forth in the Basic Lease Provisions (in the aggregate, the
"Security Deposit").  The security deposited by Tenant shall be in the
form of either cash or an unconditional and irrevocable letter of credit (the
"Letter of Credit"):  (i) in form and substance reasonably
satisfactory to Landlord, (ii) naming Landlord as beneficiary,
(iii) expressly allowing Landlord to draw upon it at any time from time to
time by delivering to the issuer notice that Landlord is entitled to draw
thereunder, (iv) drawable on an FDIC-insured financial institution
satisfactory to Landlord, and (v) redeemable in the state of California.
Within 10 days after the Prior Lease Termination Date, Landlord shall notify
Tenant of the amount (if any) of the Prior Lease Deposit used by Landlord to pay
or perform any obligation of Tenant under the Prior Lease or to compensate
Landlord for any loss or damage resulting from any default by Tenant under the
Prior Lease and, within 10 days after such notice, Tenant shall deposit with
Landlord the amount necessary to restore the Security Deposit to its required
aggregate amount.  Further, if the security initially deposited by Tenant under
this Lease is in the form of a Letter of Credit, Tenant may, at any time during
the first 3 months of the Base Term, deliver to Landlord a substitute Letter of
Credit complying with all of the requirements hereof in an amount equal to the
required aggregate amount of the Security Deposit and, within 10 days after
Landlord's receipt of such substitute Letter of Credit, Landlord shall return to
Tenant the portion of the Security Deposit then in the form of cash (after
deducting therefrom all amounts to which Landlord is then entitled under the
provisions of this Lease).  As to any Letter of Credit serving as security
hereunder, if Tenant does not provide Landlord with a substitute Letter of
Credit complying with all of the requirements hereof at least 30 days before the
stated expiration date of such Letter of Credit, Landlord shall have the right
to draw upon such Letter of Credit and hold the funds drawn as the Security
Deposit; provided, however, that (x) Tenant's failure to
timely provide a satisfactory substitute Letter of Credit shall not be a Default
(as defined in Section 20), and (y) Tenant, not more than once
during the Term, may subsequently provide Landlord with a substitute Letter of
Credit complying with all of the requirements hereof, at which time Landlord
shall return to Tenant the funds drawn by Landlord under the previous Letter of
Credit (after deducting therefrom all amounts to which Landlord is then entitled
under the provisions of this Lease).  The Security Deposit shall be held by
Landlord as security for the performance of Tenant's obligations under this
Lease.  The Security Deposit is not an advance rental deposit or a measure of
Landlord's damages in case of a Default.  Upon each occurrence of a Default,
Landlord may use all or any part of the Security Deposit to pay delinquent
payments due under this Lease, and the cost of any damage, injury, expense, or
liability caused by such Default, without prejudice to any other remedy provided
herein or provided by law; provided, however, that
(A) notwithstanding the amount that Landlord may actually draw on any
Letter of Credit serving as security hereunder, Landlord's damages upon the
occurrence of each Default shall be determined in accordance with
Section 21 hereof, and (B) it shall not be a default by
Landlord under this Lease if, upon the occurrence of a Default, Landlord
actually draws more on any such Letter of Credit than Landlord may be entitled
to pursuant to Section 21 hereof, it being understood and agreed
that any funds so drawn by Landlord in excess of Landlord's damages pursuant to
Section 21 hereof shall be deemed held by Landlord as part of the
Security Deposit and, upon Tenant's restoration of the Security Deposit to its
required amount, shall be returned to Tenant (after deducting therefrom all
amounts to which Landlord is then entitled under the provisions of this Lease).
Tenant hereby waives the provisions of any law, now or hereafter in force, that
provide that Landlord may claim from a security deposit only those sums
reasonably necessary to remedy defaults in the payment of Rent, to repair damage
caused by Tenant or to clean the Premises, it being agreed that Landlord may, in
addition, claim those sums reasonably necessary to compensate Landlord for any
other loss or damage, foreseeable or unforeseeable, caused by the act or
omission of Tenant or any officer, employee, agent, or invitee of Tenant.  Upon
bankruptcy or other debtor-creditor proceedings against Tenant, the Security
Deposit shall be deemed to be applied first to the payment of Rent and other
charges due Landlord for periods prior to the filing of such proceedings.  Upon
any use of all or any portion of the Security Deposit, Tenant shall, within 5
days after demand from Landlord, restore the Security Deposit to its required
amount.  The Security Deposit, or any balance thereof (i.e., after
deducting therefrom all amounts to which Landlord is entitled under the
provisions of this Lease), shall be returned to Tenant (or, at Landlord's
option, to the last assignee of Tenant's interest hereunder) within 90 days
after the expiration or earlier termination of this Lease.

If Landlord transfers its interest in the Project or this Lease, Landlord
shall either (a) transfer any Security Deposit then held by Landlord to a
person or entity assuming Landlord's obligations under this
Section 6, or (b) return to Tenant any Security Deposit then
held by Landlord and remaining after the deductions permitted herein.  Upon such
transfer to such transferee or the return of the Security Deposit to Tenant,
Landlord shall have no further obligation with respect to the Security Deposit,
and Tenant's right to the return of the Security Deposit shall apply solely
against Landlord's transferee.  Landlord's obligation respecting the Security
Deposit is that of a debtor, not a trustee and: no interest shall accrue
thereon.

	Use.  The Premises shall be used solely for the Permitted Use set
forth in the Basic Lease Provisions, in compliance with all laws, orders,
judgments, ordinances, regulations, codes, directives, permits, licenses,
covenants, and restrictions now or hereafter applicable to the Premises, and the
use and occupancy thereof, including, without limitation, the Americans With
Disabilities Act, 42 U.S.C.   12101, et seq. (together with the regulations
promulgated pursuant thereto, "ADA") (collectively, "Legal
Requirements").  Tenant shall, upon 5 days' written notice from Landlord,
discontinue any use of the Premises that is declared to be a violation of any
Legal Requirement by any Governmental Authority (as defined in
Section 9) having jurisdiction.  Tenant will not use or permit the
Premises to be used for any purpose or in any manner that would void Tenant's or
Landlord's insurance, increase the insurance risk, or cause the disallowance of
any sprinkler or other credits.  Tenant shall reimburse Landlord promptly upon
demand for any additional premium charged for any such insurance policy by
reason of Tenant's failure to comply with the provisions of this Section or
otherwise caused by Tenant's use and/or occupancy of the Premises.  Tenant will
use the Premises in a careful, safe, and proper manner and will not commit
waste, overload the floor or structure of the Premises, subject the Premises to
use that would damage the Premises, or obstruct or interfere with the rights of
Landlord or other tenants or occupants of the Project, including conducting or
giving notice of any auction, liquidation, or going out of business sale on the
Premises, or using or allowing the Premises to be used for any unlawful purpose.
Tenant shall cause any equipment or machinery to be installed in the Premises so
as to reasonably prevent sounds or vibrations from the Premises from extending
into Common Areas or other space in the Project.  Tenant shall not place any
machinery or equipment weighing 500 pounds or more in or upon the Premises or
transport or move such items through the Common Areas of the Project or in the
Project elevators without the prior written consent of Landlord.  Tenant shall
not, without the prior written consent of Landlord, use the Premises in any
manner that will require ventilation, air exchange, heating, gas, steam,
electricity, or water beyond the existing capacity of the Project as
proportionately allocated to the Premises based upon Tenant's Share as usually
furnished for the Permitted Use.

Tenant, at its sole expense, shall make any alterations or modifications to
the interior or the exterior of the Premises that may be required by Legal
Requirements (including, without limitation, compliance of the Premises with the
ADA) related to Tenant's use or occupancy of the Premises.  Notwithstanding any
other provision herein to the contrary, Tenant shall be responsible for any and
all demands, claims, liabilities, losses, costs, expenses, actions, causes of
action, damages, or judgments, and all reasonable expenses incurred in
investigating or resisting the same (including, without limitation, reasonable
attorneys' fees, charges, and disbursements and costs of suit) (collectively,
"Claims") arising out of or in connection with Legal Requirements, and
Tenant shall indemnify, defend, hold, and save Landlord harmless from and
against any and all Claims arising out of or in connection with any failure of
the Premises to comply with any Legal Requirement.

	Holding Over.  If, with Landlord's express written consent, Tenant
retains possession of the Premises after the termination of the Term,
(i) unless otherwise agreed in such written consent, such possession shall
be subject to immediate termination by Landlord at any time, (ii) all of
the other terms and provisions of this Lease (including, without limitation, the
adjustment of Base Rent pursuant to Section 4 hereof) shall remain
in full force and effect (excluding any expansion or renewal option or other
similar right or option) during such holdover period, (iii) Tenant shall
continue to pay Base Rent in an amount equal to 150% of the Rent in effect
during the last 30 days of the Term (the "Holdover Rent Amount"), and
(iv) all other payments shall continue under the terms of this Lease.  If
Tenant remains in possession of the Premises after the expiration or earlier
termination of the Term without the express written consent of Landlord,
(A) Tenant shall become a tenant at sufferance upon the terms of this Lease
except that the monthly rental shall be equal to the Holdover Rent Amount or
such other amount as Landlord may indicate, in Landlord's sole and absolute
discretion, by written notice to Tenant, and (B) Tenant shall be
responsible for all damages suffered by Landlord resulting from or occasioned by
Tenant's holding over, including consequential damages.  No holding over by
Tenant, whether with or without consent of Landlord, shall operate to extend
this Lease except as otherwise expressly provided, and this
Section 8 shall not be construed as consent for Tenant to retain
possession of the Premises.  Acceptance by Landlord of Rent after the expiration
of the Term or earlier termination of this Lease shall not result in a renewal
or reinstatement of this Lease.

	Taxes.  Landlord shall pay, as part of Operating Expenses, all taxes,
levies, assessments, and governmental charges of any kind (collectively referred
to as "Taxes") imposed by any federal, state, regional, municipal, local,
or other governmental authority or agency, including, without limitation, quasi-
public agencies (collectively, "Governmental Authority") during the Term,
including, without limitation, all Taxes: (i) imposed on or measured by or
based, in whole or in part, on rent payable to Landlord under this Lease and/or
from the rental by Landlord of the Project or any portion thereof, or
(ii) based on the square footage, assessed value, or other measure or
evaluation of any kind of the Premises or the Project, or (iii) assessed or
imposed by or on the operation or maintenance of any portion of the Premises or
the Project, including parking, or (iv) assessed or imposed by, or at the
direction of, or resulting from statutes or regulations, or interpretations
thereof, promulgated by, any Governmental Authority, or (v) imposed as a
license or other fee on Landlord's business of leasing space in the Project.
Landlord may contest by appropriate legal proceedings the amount, validity, or
application of any Taxes or liens securing Taxes.  Taxes shall not include any
net income taxes imposed on Landlord unless such net income taxes are in
substitution for any Taxes payable hereunder.  If any such Tax is levied or
assessed directly against Tenant, then Tenant shall be responsible for and shall
pay the same at such times and in such manner as the taxing authority shall
require.  Tenant shall pay, prior to delinquency, any and all Taxes levied or
assessed against any personal property or trade fixtures placed by Tenant in the
Premises, whether levied or assessed against Landlord or Tenant.  If any Taxes
on Tenant's personal property or trade fixtures are levied against Landlord or
Landlord's property, or if the assessed valuation of the Project is increased by
a value attributable to improvements in or alterations to the Premises, whether
owned by Landlord or Tenant and whether or not affixed to the real property so
as to become a part thereof, higher than the base valuation on which Landlord
from time-to-time allocates Taxes to all tenants in the Project, Landlord shall
have the right, but not the obligation, to pay such Taxes.  Landlord's
determination of any excess assessed valuation shall be binding and conclusive,
absent manifest error.  The amount of any such payment by Landlord shall
constitute Additional Rent due from Tenant to Landlord immediately upon
demand.

	Parking.  Subject to Force Majeure (as defined in
Section 34 hereof), a Taking (as defined in Section 19
hereof), and the exercise by Landlord of its rights hereunder, Tenant shall have
the right to park in common with other tenants of the Project pro rata in
accordance with the rentable area of the Premises and the rentable areas of the
Project occupied by such other tenants in those areas designated for non-
reserved parking, subject in each case to Landlord's reasonable rules and
regulations (as provided in Section 26 hereof). Landlord may
allocate parking spaces among Tenant and other tenants in the Project pro rata
as described above if Landlord determines that such parking facilities are
becoming crowded.  Landlord shall not be responsible for enforcing Tenant's
parking rights against any third parties, including other tenants of the
Project.

	Utilities, Services.  Landlord shall provide, subject to the terms of
this Section 11, water, electricity, heat, light, power, telephone,
sewer, and other utilities (including gas and fire sprinklers to the extent the
Project is plumbed for such services), refuse and trash collection and
janitorial services (collectively, "Utilities").  Landlord shall pay, as
Operating Expenses or subject to Tenant's reimbursement obligation, for all
Utilities used on the Premises, all maintenance charges for Utilities, and any
storm sewer charges or other similar charges for Utilities imposed by any
Governmental Authority or Utility provider, and any taxes, penalties, surcharges
or similar charges thereon.  Landlord may cause, at Tenant's expense, any
Utilities to be separately metered or charged directly to Tenant by the
provider.  Tenant shall pay directly to the Utility provider, prior to
delinquency, any separately metered Utilities and services which may be
furnished to Tenant or the Premises during the Term.  Tenant shall pay, as part
of Operating Expenses, its share of all charges for jointly metered Utilities
based upon consumption, as reasonably determined by Landlord.  No interruption
or failure of Utilities, from any cause whatsoever other than Landlord's willful
misconduct, shall result in eviction or constructive eviction of Tenant,
termination of this Lease or the abatement of Rent.  Tenant agrees to limit use
of water and sewer with respect to Common Areas to normal restroom use.

	Alterations and Tenant's Property.  Any alterations, additions, or
improvements made to the Premises by or on behalf of Tenant, including
additional locks or bolts of any kind or nature upon any doors or windows in the
Premises, but excluding installation, removal, or realignment of furniture
systems (other than removal of furniture systems owned or paid for by Landlord)
not involving any modifications to the structure or connections (other then by
ordinary plugs or jacks) to Building Systems (as defined in
Section 14) ("Alterations") shall be subject to Landlord's
prior written consent, which may be given or withheld in Landlord's sole
discretion if any such Alteration affects the structure or Building Systems.
Tenant may construct nonstructural Alterations in the Premises without
Landlord's prior approval if the aggregate cost of all such work in any 12 month
period does not exceed $25,000.00 (a "Notice-Only Alteration"), provided
Tenant notifies Landlord in writing of such intended Notice-Only Alteration, and
such notice shall be accompanied by plans, specifications, work contracts, and
such other information concerning the nature and cost of the Notice-Only
Alteration as may be reasonably requested by Landlord, which notice and
accompanying materials shall be delivered to Landlord not less than 15 business
days in advance of any proposed construction.  If Landlord approves any
Alterations, Landlord may impose such conditions on Tenant in connection with
the commencement, performance and completion of such Alterations as Landlord may
reasonably deem appropriate.  Any request for approval shall be in writing,
delivered not less than 15 business days in advance of any proposed
construction, and accompanied by plans, specifications, bid proposals, work
contracts and such other information concerning the nature and cost of the
alterations as may be reasonably requested by Landlord, including the identities
and mailing addresses of all persons performing work or supplying materials.
Landlord's right to review plans and specifications and to monitor construction
shall be solely for its own benefit, and Landlord shall have no duty to ensure
that such plans and specifications or construction comply with applicable Legal
Requirements.  Tenant shall cause, at its sole cost and expense, all Alterations
to comply with insurance requirements and with Legal Requirements and shall
implement at its sole cost and expense any alteration or modification required
by Legal Requirements as a result of any Alterations.  Tenant shall pay to
Landlord on demand, as Additional Rent, an amount equal to 3.0% of all charges
incurred by Tenant or its contractors or agents in connection with any
Alteration or series of related Alterations (but not less than $1,000.00 nor
more than $50,000.00 per Alteration or series of related Alterations) in order
to cover Landlord's overhead and expenses for plan review, coordination,
scheduling, and supervision.  Before Tenant begins any Alteration, Landlord may
post on and about the Premises notices of non-responsibility pursuant to
applicable law.  Tenant shall reimburse Landlord for, and indemnify and hold
Landlord harmless from, any expense incurred by Landlord by reason of faulty
work done by Tenant or its contractors, delays caused by such work, or
inadequate cleanup.

Tenant shall furnish security or make other arrangements reasonably
satisfactory to Landlord to assure payment for the completion of all Alterations
work free and clear of liens, and shall provide (and cause each contractor or
subcontractor to provide) certificates of insurance for workers' compensation
and other coverage in amounts and from an insurance company satisfactory to
Landlord protecting Landlord against liability for personal injury or property
damage during construction.  Upon completion of any Alterations, Tenant shall
deliver to Landlord: (i) sworn statements setting forth the names of all
contractors and subcontractors who did the work and final lien waivers from all
such contractors and subcontractors; and (ii) "as built" plans for any such
Alteration.

Other than (a) the items, if any, listed on Exhibit F
attached hereto, (b) any items agreed by Landlord in writing to be included
on Exhibit F in the future, and (c) any trade fixtures,
machinery, equipment, and other personal property not paid for by Landlord that
may be removed without material damage to the Premises, which damage shall be
repaired (including capping or terminating utility hook-ups behind walls) by
Tenant during the Term (collectively, "Tenant's Property"), all
Alterations, real property fixtures, built-in machinery and equipment, built-in
casework and cabinets, and other similar additions and improvements built into
the Premises that are or become an integral part of the Building Systems or of
the floors, walls, ceiling, roof, glazing, built-in cabinetry, or structural
components of the Building (such as fume hoods that penetrate the roof or plenum
area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm
rooms, deionized water systems, glass washing equipment, autoclaves, chillers,
built-in plumbing, electrical and mechanical equipment and systems, and any
power generator and transfer switch) (collectively, "Installations"),
shall be and shall remain the property of Landlord during the Term and following
the expiration or earlier termination of the Term, shall not be removed by
Tenant at any time during the Term, and shall remain upon and be surrendered
with the Premises as a part thereof in accordance with Section 28
following the expiration or earlier termination of this Lease.  Notwithstanding
the foregoing, (x) any property that is placed in the Premises by Tenant
after the Commencement Date that: (A) is not an Installation, (B) is
used for the production of Tenant's products and may be removed without material
damage to the Premises, and (C) is not paid for by Landlord, together with
(y) any item listed on Exhibit F, shall be and shall remain the
property of Tenant during the Term and following the expiration or earlier
termination of the Term and shall be removed by Tenant upon the expiration or
earlier termination of the Term, so long as the same are removed without
material damage to the Premises (and any immaterial damage caused by their
removal is repaired by Tenant (including capping or terminating utility hook-ups
behind walls) during the Term).  Landlord shall, at the time its approval of any
Installation under this Lease is requested or at the time it receives notice of
a Notice-Only Alteration under this Lease, notify Tenant if Landlord has elected
to cause Tenant to remove any such Installation upon the expiration or earlier
termination of this Lease.  If Landlord so elects, Tenant shall remove the
designated Installation upon the expiration or earlier termination of this Lease
and repair any damage caused by or occasioned as a result of such removal,
including, when removing any Installation that was plumbed, wired, or otherwise
connected to any of the Building Systems, capping off all such connections
behind the walls of the Premises and repairing any holes.  During any such
restoration period, Tenant shall pay Rent to Landlord as provided herein as if
said space were otherwise occupied by Tenant.  In addition to the foregoing,
Landlord may elect to have any or all improvements located within the portion of
the Premises designated or described on Exhibit A as "laboratory
space" ("Laboratory Space Improvements") to be removed upon the
expiration or earlier termination of this Lease.  Landlord may make such
election by giving written notice to Tenant of such election no later than 30
days prior to the scheduled expiration of this Lease or within 15 days after the
early termination of this Lease, as the case may be. Such notice shall include a
written estimate of all Removal Costs (as defined below) and, within 30 days
after such notice, Tenant shall pay to Landlord an amount equal to the
lesser of 50.0% of all estimated Removal Costs and $110,000.00.  For
purposes of this Lease, the term "Removal Costs" shall include all
reasonable costs to remove completely the designated Laboratory Space
Improvements and to repair any damage to the Premises caused by or occasioned as
a result of such removal.  Landlord shall use commercially reasonable efforts to
cause such removal and repair to be performed within 120 days after the
expiration or earlier termination of this Lease, subject to delays caused by
Force Majeure and delays needed to obtain any Hazardous Materials Clearances
required to perform such removal and repair.  All removal and repair work shall
be performed by duly licensed, insured, and bonded contractors.  Within 30 days
after the completion of such removal and repair work (or such longer period as
may be reasonably required), Landlord shall furnish to Tenant a statement
showing in reasonable detail the total, actual Removal Costs.  If the amount
previously paid to Landlord by Tenant hereunder was less than the lesser
of 50.0% of the total, actual Removal Costs and $110,000.00, Tenant shall pay
the difference to Landlord within 30 days after delivery of such statement to
Tenant.  If the amount previously paid to Landlord by Tenant hereunder was more
than the lesser of 50.0% of the total, actual Removal Costs and
$110,000.00, Landlord shall pay the excess to Tenant (after deducting any other
amounts that may be due Landlord) within 30 days after delivery of such
statement.

	Landlord's Repairs.  Landlord shall maintain all of the structural,
exterior, parking, and other Common Areas of the Project in good repair,
reasonable wear and tear and uninsured losses and damages caused by Tenant or by
any of Tenant's agents, servants, employees, invitees and contractors
(collectively, "Tenant Parties") excluded.  Losses and damages caused by
Tenant or any Tenant Party shall be repaired by Landlord, to the extent not
covered by insurance, at Tenant's sole cost and expense.  Landlord reserves the
right to stop Building System services when necessary (i) by reason of
accident or emergency, or (ii) for planned repairs, alterations, or
improvements that are, in the reasonable judgment of Landlord, desirable or
necessary to be made, until said repairs, alterations, or improvements shall
have been completed.  Landlord shall have no responsibility or liability for
failure to supply Building System services during any such period of
interruption; provided, however, that Landlord shall give Tenant
24 hours advance notice of any stoppage of Building System services for any
planned repairs, alterations, or improvements.  Tenant shall promptly give
Landlord written notice of any repair required by Landlord pursuant to this
Section, or with respect to any emergency, oral notice followed immediately by
written notice, after which Landlord shall have a reasonable opportunity to
effect such repair.  Landlord shall not be liable for any failure to make any
repairs or to perform any maintenance unless such failure shall persist for an
unreasonable time after Tenant's written notice of the need for such repairs or
maintenance.  Tenant waives its rights under any state or local law to terminate
this Lease or to make such repairs at Landlord's expense and agrees that the
parties' respective rights with respect to such matters shall be solely as set
forth herein.  Repairs required as the result of fire, earthquake, flood,
vandalism, war, or similar cause of damage or destruction shall be controlled by
Section 18.

	Tenant's Repairs.  Subject to Sections 13, 17 and
18 hereof, Tenant, at its expense, shall repair, replace, and maintain in
good condition all portions of the Premises, including, without limitation, gas,
electrical, water, HVAC, sanitary sewer, plumbing, fire protection (including,
without limitation, sprinklers), elevators, and all other building systems
serving the Premises ("Building Systems"), entries, doors, ceilings,
interior windows, interior walls, and the interior side of demising walls.  Such
repair and replacements may include capital expenditures and repairs whose
benefit may extend beyond the Term.  Should Tenant fail to make any such repair
or replacement or fail to maintain the Premises, Landlord shall give Tenant
notice of such failure.  If Tenant fails to commence cure of such default within
10 days of Landlord's notice, and thereafter diligently prosecute such cure to
completion, Landlord may perform such work and shall be reimbursed by Tenant
within 10 days after demand therefor; provided, however, that if
such default by Tenant creates or could create an emergency, Landlord may
immediately commence cure of such default and shall thereafter be entitled to
recover the costs of such cure from Tenant.  Subject to Sections 17
and 18, Tenant shall bear the full uninsured cost of any repair or
replacement to any part of the Project that results from damage caused by Tenant
or any Tenant Party and any repair that benefits only the Premises.  At all
times during the Term, Tenant shall either (i) keep in place a contract for
the maintenance of the Building Systems, with a contractor and using maintenance
schedules and procedures reasonably acceptable to, and previously approved by,
Landlord, or (ii) make other arrangements for such maintenance work, which
arrangements shall be reasonably acceptable to, and previously approved by,
Landlord.

	Mechanic's Liens.  Tenant shall discharge, by bond or otherwise, any
mechanic's lien filed against the Premises or against the Project for work
claimed to have been done for, or materials claimed to have been furnished to,
Tenant within 20 days after the filing thereof, at Tenant's sole cost and shall
otherwise keep the Premises and the Project free from any liens arising out of
work performed, materials furnished, or obligations incurred by Tenant.  Should
Tenant fail to discharge any lien described herein, Landlord shall have the
right, but not the obligation, to pay such claim or post a bond or otherwise
provide security to eliminate the lien as a claim against title to the Project
and the cost thereof shall be immediately due from Tenant as Additional Rent.
If Tenant shall lease or finance the acquisition of office equipment,
furnishings, or other personal property of a removable nature utilized by Tenant
in the operation of Tenant's business, Tenant warrants that any Uniform
Commercial Code Financing Statement executed by Tenant will upon its face or by
exhibit thereto indicate that such Financing Statement is applicable only to
removable personal property of Tenant located within the Premises.  In no event
shall the address of the Premises or the Project be furnished on any such
Financing Statement without such qualifying language.

	Indemnification.  Tenant hereby indemnifies and agrees to defend,
save and hold Landlord harmless from and against any and all Claims for injury
or death to persons or damage to property occurring within or about the
Premises, arising directly or indirectly out of use or occupancy of the Premises
or a breach or default by Tenant in the performance of any of its obligations
hereunder, unless caused solely by the willful misconduct or gross negligence of
Landlord.  Landlord shall not be liable to Tenant for, and Tenant assumes all
risk of damage to, personal property (including, without limitation, loss of
records kept within the Premises).  Tenant further waives any and all Claims for
injury to Tenant's business or loss of income relating to any such damage or
destruction of personal property (including, without limitation any loss of
records).  Landlord shall not be liable for any damages arising from any act,
omission or neglect of any tenant in the Project or of any other third
party.

	Insurance.  Landlord shall maintain all risk property and, if
applicable, sprinkler damage insurance covering the full replacement cost of the
Project.  Landlord shall further procure and maintain commercial general
liability insurance with a single loss limit of not less than $2,000,000 for
bodily injury and property damage with respect to the Project.  Landlord may
maintain, but is not obligated to maintain, such other insurance and additional
coverages as Landlord may reasonably deem necessary or prudent, including, but
not limited to, flood, environmental hazard and earthquake, loss or failure of
building equipment, errors and omissions, rental loss during the period of
repair or rebuilding, workers' compensation insurance and fidelity bonds for
employees employed to perform services, and insurance for any improvements
installed by Tenant or that are in addition to the standard improvements
customarily furnished by Landlord without regard to whether or not such are made
a part of the Project.  The premiums for all such insurance shall be included as
part of the Operating Expenses.  The Project may be included in a blanket policy
(in which case the cost of such insurance allocable to the Project will be
determined by Landlord based upon the insurer's cost calculations).

Tenant, at its sole cost and expense, shall maintain during the Term: all
risk property insurance with business interruption and extra expense coverage,
covering the full replacement cost of all property and improvements installed or
placed in the Premises by Tenant at Tenant's expense; workers' compensation
insurance with no less than the minimum limits required by law; employer's
liability insurance with such limits as required by law; and commercial general
liability insurance, with a minimum limit of not less than $2,000,000 per
occurrence for bodily injury and property damage with respect to the Premises.
The commercial general liability insurance policies shall name Landlord, its
officers, directors, employees, managers, agents, invitees and contractors
(collectively, "Landlord Parties"), as additional insureds; insure on an
occurrence and not a claims-made basis; be issued by insurance companies which
have a rating of not less than policyholder rating of A and financial category
rating of at least Class X in "Best's Insurance Guide"; shall not be cancelable
for nonpayment of premium unless 30 days prior written notice shall have been
given to Landlord from the insurer; contain a hostile fire endorsement and a
contractual liability endorsement; and provide primary coverage to Landlord (any
policy issued to Landlord providing duplicate or similar coverage shall be
deemed excess over Tenant's policies).  Such policies or certificates thereof
shall be delivered to Landlord by Tenant upon commencement of the Term and upon
each renewal of said insurance.  Tenant's policy may be a "blanket policy" with
an aggregate per location endorsement which specifically provides that the
amount of insurance shall not be prejudiced by other losses covered by the
policy.  Tenant shall, at least 5 days prior to the expiration of such policies,
furnish Landlord with renewal certificates.

In each instance where insurance is to name Landlord as an additional
insured, Tenant shall upon written request of Landlord also designate and
furnish certificates so evidencing Landlord as additional insured to:
(i) any lender of Landlord holding a security interest in the Project or
any portion thereof, (ii) the landlord under any lease wherein Landlord is
tenant of the real property on which the Project is located, if the interest of
Landlord is or shall become that of a tenant under a ground or other underlying
lease rather than that of a fee owner, and/or (iii) any management company
retained by Landlord to manage the Project.

The property insurance obtained by Landlord and Tenant shall include a waiver
of subrogation by the insurers and all rights based upon an assignment from its
insured, against Landlord or Tenant, and their respective officers, directors,
employees, managers, agents, invitees and contractors ("Related
Parties"), in connection with any loss or damage thereby insured against.
Neither party nor its respective Related Parties shall be liable to the other
for loss or damage caused by any risk insured against under property insurance
required to be maintained hereunder, each party waives any claims against the
other party and its respective Related Parties for such loss or damage, and
Tenant shall not be required to indemnify Landlord under Section 16
hereof for such loss or damage.  The failure of a party to insure its property
shall not void this waiver.  Landlord and its respective Related Parties shall
not be liable for, and Tenant hereby waives all claims against such parties for,
business interruption and losses occasioned thereby sustained by Tenant or any
person claiming through Tenant resulting from any accident or occurrence in or
upon the Premises or the Project from any cause whatsoever.  If the foregoing
waivers shall contravene any law with respect to exculpatory agreements, the
liability of Landlord or Tenant shall be deemed not released but shall be
secondary to the other's insurer.

Landlord may require insurance policy limits to be raised to conform with the
reasonable requirements of Landlord's lender and/or to bring coverage limits to
levels then being generally required of new tenants in the properties of
Landlord and Landlord's affiliates in the greater San Diego, California
area.

	Restoration.  If at any time during the Term the Premises are damaged
or destroyed by a fire or other insured casualty, Landlord shall give Tenant
written notice (a "Restoration Notice") of the amount of time Landlord
reasonably estimates it will take to restore the Premises (the "Restoration
Period"), which Restoration Notice shall be given within 60 days after the
date Landlord discovers such damage or destruction (the "Discovery
Date").  If the Restoration Period is estimated to exceed 18 months (the
"Maximum Restoration Period"), Landlord may, in such Restoration Notice,
elect to terminate this Lease as of the date that is 75 days after the Discovery
Date; provided, however, that notwithstanding Landlord's election
to restore the Premises, Tenant may elect to terminate this Lease by written
notice to Landlord delivered within 5 business days of receipt of a Restoration
Notice estimating a Restoration Period longer than the Maximum Restoration
Period.  Further, if Landlord elects to restore the Premises and Tenant either
has no right to terminate this Lease pursuant to the foregoing or does not elect
to terminate this Lease, Tenant, by written notice to Landlord delivered within
5 business days of receipt of a Restoration Notice, shall notify Landlord
whether Tenant will timely perform Tenant's Restoration Obligations (as defined
below).  If Tenant elects not to perform Tenant's Restoration Obligations (or
fails to timely deliver to Landlord a written notice expressly undertaking
Tenant's Restoration Obligations) and the Restoration Period is estimated to
exceed 12 months, Landlord may, by written notice to Tenant delivered within 5
business days of receipt of Tenant's notice regarding Tenant's Restoration
Obligations, elect to terminate this Lease as of the date that is 75 days after
the Discovery Date.  Unless either Landlord or Tenant elects to terminate this
Lease as provided above, Landlord shall, subject to receipt of sufficient
insurance proceeds (with any deductible to be treated as a current Operating
Expense), promptly restore the Premises (excluding the improvements installed by
Tenant or by Landlord and paid for by Tenant), subject to delays arising from
the collection of insurance proceeds, from Force Majeure events, or as needed to
obtain any license, clearance, or other authorization of any kind required to
enter into and restore the Premises issued by any Governmental Authority having
jurisdiction over the use, storage, handling, treatment, generation, release,
disposal, removal, or remediation of Hazardous Materials in, on, or about the
Premises (collectively referred to herein as "Hazardous Materials
Clearances"); provided, however, that if repair or restoration
of the Premises is not substantially complete as of the end of the Maximum
Restoration Period or, if longer, the Restoration Period, Landlord may, in its
sole and absolute discretion, elect not to proceed with such repair and
restoration, or Tenant may, by written notice to Landlord delivered within 5
business days of the expiration of the Maximum Restoration Period or, if longer,
the Restoration Period, elect to terminate this Lease, in which event Landlord
shall be relieved of its obligation to make such repairs or restoration and this
Lease shall terminate as of the date that is 75 days after the later of,
(i) the Discovery Date, or (ii) the date all required Hazardous
Materials Clearances are obtained, but Landlord shall retain any Rent paid and
the right to any Rent payable by Tenant prior to such election by Landlord or
Tenant.

Unless Tenant timely and expressly elects otherwise as provided above,
Tenant, at its expense, shall promptly perform, subject to delays arising from
the collection of insurance proceeds, from Force Majeure events or to obtain
Hazardous Material Clearances, all repairs or restoration not required to be
done by Landlord and shall promptly re-enter the Premises and commence doing
business in accordance with this Lease (collectively, "Tenant's Restoration
Obligations").  Notwithstanding any of the foregoing, Landlord may terminate
this Lease by written notice to Tenant if (a) the Premises are damaged during
the last 6 months of the Base Term, Tenant has not timely exercised the
Extension Right (as defined in Section 39 hereof)), and Landlord
reasonably estimates that it will take more than 2 months to repair such damage,
(b) the Premises are damaged during the last 6 months of the Extension Term and
Landlord reasonably estimates that it will take more than 2 months to repair
such damage, (c) the Premises are damaged during the last 24 months of the Base
Term, Landlord reasonably estimates that it will take more than 12 months to
repair such damage, and Tenant does not exercise the Extension Right within 5
business days of receipt of the Restoration Notice, (d) the Premises are damaged
during the last 30 months of the Extension Term and Landlord reasonably
estimates that it will take more than 12 months to repair such damage, or (e)
insurance proceeds are not available for such restoration, provided that
Landlord may not terminate this Lease pursuant to clause (e) if Tenant, by
written notice to Landlord within 10 days after Landlord's notice of proposed
termination, offers to provide all funds necessary to repair such damage and
thereafter deposits with Landlord, within 10 days after written notice from
Landlord of Landlord's reasonable estimate of the cost to repair such damage,
all such funds.  Rent shall be abated from the date all required Hazardous
Material Clearances are obtained until the Premises are restored, in the
proportion that the area of the Premises, if any, that is not usable by Tenant
bears to the total area of the Premises, unless Landlord provides Tenant with
other space during the period of restoration that is suitable for the temporary
conduct of Tenant's business; provided, however, that under no
circumstances shall Rent be abated pursuant to this Section for more than 12
months.  Such abatement shall be the sole remedy of Tenant, and except as
provided herein, Tenant waives any right to terminate the Lease by reason of
damage or casualty loss.

The provisions of this Lease, including this Section 18,
constitute an express agreement between Landlord and Tenant with respect to any
and all damage to, or destruction of, all or any part of the Premises, or any
other portion of the Project, and any statute or regulation which is now or may
hereafter be in effect shall have no application to this Lease or any damage or
destruction to all or any part of the Premises or any other portion of the
Project, the parties hereto expressly agreeing that this Section 18
sets forth their entire understanding and agreement with respect to such
matters.

	Condemnation.  If the whole or any material part of the Premises or
the Project is taken for any public or quasi-public use under governmental law,
ordinance, or regulation, or by right of eminent domain, or by private purchase
in lieu thereof (a "Taking" or "Taken"), and the Taking would in
Landlord's reasonable judgment either prevent or materially interfere with
Tenant's use of the Premises or materially interfere with or impair Landlord's
ownership or operation of the Project, then upon written notice by Landlord this
Lease shall terminate and Rent shall be apportioned as of said date.  If part of
the Premises shall be Taken, and this Lease is not terminated as provided above,
Landlord shall promptly restore the Premises and the Project as nearly as is
commercially reasonable under the circumstances to their condition prior to such
partial Taking and the rentable square footage of the Building, the rentable
square footage of the Premises, Tenant's Share of Operating Expenses and the
Rent payable hereunder during the unexpired Term shall be reduced to such extent
as may be fair and reasonable under the circumstances.  Upon any such Taking,
Landlord shall be entitled to receive the entire price or award from any such
Taking without any payment to Tenant, and Tenant hereby assigns to Landlord
Tenant's interest, if any, in such award.  Tenant shall have the right, to the
extent that same shall not diminish Landlord's award, to make a separate claim
against the condemning authority (but not Landlord) for such compensation as may
be separately awarded or recoverable by Tenant for moving expenses and damage to
Tenant's trade fixtures, if a separate award for such items is made to Tenant.
Tenant hereby waives any and all rights it might otherwise have pursuant to any
provision of state law to terminate this Lease upon a partial Taking of the
Premises or the Project.

	Events of Default.  Each of the following events shall be a default
("Default") by Tenant under this Lease:

	Payment Defaults.  Tenant shall fail to pay any installment of Rent
or any other payment hereunder when due; provided, however, that
Landlord will give Tenant notice and an opportunity to cure any failure to pay
Rent within 3 days of any such notice not more than twice in any 12 month period
and Tenant agrees that such notice shall be in lieu of and not in addition to,
or shall be deemed to be, any notice required by law.

	Insurance.  Any insurance required to be maintained by Tenant
pursuant to this Lease shall be canceled or terminated or shall expire or shall
be reduced or materially changed, or Landlord shall receive a notice of non-
renewal of any such insurance and Tenant shall fail to obtain replacement
insurance at least 20 days before the expiration of the current coverage.

	Abandonment.  Tenant shall abandon the Premises.

	Improper Transfer.  Tenant shall assign, sublease, or otherwise
transfer or attempt to transfer all or any portion of Tenant's interest in this
Lease or the Premises except as expressly permitted herein, or Tenant's interest
in this Lease shall be attached, executed upon, or otherwise judicially seized
and such action is not released within 90 days of the action.

	Liens.  Tenant shall fail to discharge or otherwise obtain the
release of any lien placed upon the Premises in violation of this Lease within
20 days after any such lien is filed against the Premises.

	Insolvency Events.  Tenant or any guarantor or surety of Tenant's
obligations hereunder shall: (A) make a general assignment for the benefit of
creditors; (B) commence any case, proceeding or other action seeking to have an
order for relief entered on its behalf as a debtor or to adjudicate it a
bankrupt or insolvent, or seeking reorganization, arrangement, adjustment,
liquidation, dissolution or composition of it or its debts or seeking
appointment of a receiver, trustee, custodian or other similar official for it
or for all or of any substantial part of its property (collectively a
"Proceeding for Relief"); (C) become the subject of any Proceeding for
Relief that is not dismissed within 90 days of its filing or entry; or (D) die
or suffer a legal disability (if Tenant or any guarantor or surety is an
individual) or be dissolved or otherwise fail to maintain its legal existence
(if Tenant or any guarantor or surety is a corporation, partnership, or other
entity).

	Estoppel Certificate or Subordination Agreement.  Tenant fails to
execute any document required from Tenant under Sections 23 or 27
within 5 days after a second notice requesting such document.

	Default Under 11055 Lease.  At any time that Tenant is also the
tenant under the 11055 Lease, there is a Default under the 11055 Lease, as the
term Default is defined in such 11055 Lease.

	Other Defaults.  Tenant shall fail to comply with any provision of
this Lease other than those specifically referred to in this Section 20,
and, except as otherwise expressly provided herein, such failure shall continue
for a period of 20 days after written notice thereof from Landlord to
Tenant.

Any notice given under Section 20(i) hereof shall:
(i) specify the alleged default, (ii) demand that Tenant cure such
default, (iii) be in lieu of, and not in addition to, or shall be deemed to
be, any notice required under any provision of applicable law, and (iv) not
be deemed a forfeiture or a termination of this Lease unless Landlord elects
otherwise in such notice; provided that if the nature of Tenant's default
pursuant to Section 20(i) is such that it cannot be cured solely by
the payment of money and reasonably requires more than 20 days to cure, then
Tenant shall not be deemed to be in default if Tenant commences such cure within
said 20-day period and thereafter diligently prosecutes the same to completion;
provided, however, that such cure shall be completed no later than
45 days from the date of Landlord's notice.

	Landlord's Remedies.

	Payment By Landlord; Interest.  Upon a Default by Tenant hereunder,
Landlord may, without waiving or releasing any obligation of Tenant hereunder,
make such payment or perform such act.  All sums so paid or incurred by
Landlord, together with interest thereon, from the date such sums were paid or
incurred, at the annual rate equal to 12.0% per annum or the highest rate
permitted by law (the "Default Rate"), whichever is less, shall be
payable to Landlord on demand as Additional Rent.  Nothing herein shall be
construed to create or impose a duty on Landlord to mitigate any damages
resulting from Tenant's Default hereunder.

	Late Payment Rent.  Late payment by Tenant to Landlord of Rent and
other sums due will cause Landlord to incur costs not contemplated by this
Lease, the exact amount of which will be extremely difficult and impracticable
to ascertain.  Such costs include, but are not limited to, processing and
accounting charges and late charges which may be imposed on Landlord under any
Mortgage covering the Premises.  Therefore, if any installment of Rent due from
Tenant is not received by Landlord within 5 days after the date such payment is
due, Tenant shall pay to Landlord an additional sum equal to 6.0% of the overdue
Rent as a late charge.  The parties agree that this late charge represents a
fair and reasonable estimate of the costs Landlord will incur by reason of late
payment by Tenant.  In addition to the late charge, Rent not paid when due shall
bear interest at the Default Rate from the 5th day after the date due until
paid.

	Remedies.  Upon the occurrence of a Default, Landlord, at its option,
without further notice or demand to Tenant, shall have in addition to all other
rights and remedies provided in this Lease, at law or in equity, the option to
pursue any one or more of the following remedies, each and all of which shall be
cumulative and nonexclusive, without any notice or demand whatsoever.

	Terminate this Lease, or at Landlord's option, Tenant's right to possession
only, in which event Tenant shall immediately surrender the Premises to
Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any
other remedy which it may have for possession or arrearages in rent, enter upon
and take possession of the Premises and expel or remove Tenant and any other
person who may be occupying the Premises or any part thereof, without being
liable for prosecution or any claim or damages therefor;
	Upon any termination of this Lease, whether pursuant to the foregoing
Section 21(c)(i) or otherwise, Landlord may recover from Tenant the
following:

	The worth at the time of award of any unpaid rent which has been earned at
the time of such termination; plus
	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 Tenant proves could have been reasonably
avoided; plus
	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 Tenant proves could have been reasonably avoided; plus
	Any other amount necessary to compensate Landlord for all the detriment
proximately caused by Tenant's failure to perform its obligations under this
Lease or which in the ordinary course of things would be likely to result
therefrom, specifically including, but not limited to, brokerage commissions and
advertising expenses incurred, expenses of remodeling the Premises or any
portion thereof for a new tenant, whether for the same or a different use, and
any special concessions made to obtain a new tenant; and
	At Landlord's election, such other amounts in addition to or in lieu of the
foregoing as may be permitted from time to time by applicable law.

The term "rent" as used in this Section 21 shall be deemed
to be and to mean all sums of every nature required to be paid by Tenant
pursuant to the terms of this Lease, whether to Landlord or to others.  As used
in Sections 21 (c)(ii) (A) and (B), above, the "worth at the
time of award" shall be computed by allowing interest at the Default Rate.
As used in Section 21(c)(ii)(C) above, the "worth at the time of
award" shall be computed by discounting such amount at the discount rate of
the Federal Reserve Bank of San Francisco at the time of award plus 1.0%.

	Landlord may continue this Lease in effect after Tenant's Default and
recover rent as it becomes due (Landlord and Tenant hereby agreeing that Tenant
has the right to sublet or assign hereunder, subject only to reasonable
limitations).  Accordingly, if Landlord does not elect to terminate this Lease
following a Default by Tenant, Landlord may, from time to time, without
terminating this Lease, enforce all of its rights and remedies hereunder,
including the right to recover all Rent as it becomes due.
	If Landlord elects to terminate this Lease following a Default by Tenant,
Landlord shall have the right to terminate any and all subleases, licenses,
concessions or other consensual arrangements for possession entered into by
Tenant and affecting the Premises or may, in Landlord's sole discretion, succeed
to Tenant's interest in such subleases, licenses, concessions or arrangements.
Upon Landlord's election to succeed to Tenant's interest in any such subleases,
licenses, concessions or arrangements, Tenant shall, as of the date of notice by
Landlord of such election, have no further right to or interest in the rent or
other consideration receivable thereunder.
	Independent of the exercise of any other remedy of Landlord hereunder or
under applicable law, Landlord may conduct an environmental test of the Premises
as generally described in Section 30(d) hereof, at Tenant's
expense.

	Effect of Exercise.  Exercise by Landlord of any remedies hereunder
or otherwise available shall not be deemed to be an acceptance of surrender of
the Premises and/or a termination of this Lease by Landlord, it being understood
that such surrender and/or termination can be effected only by the express
written agreement of Landlord and Tenant.  Any law, usage, or custom to the
contrary notwithstanding, Landlord shall have the right at all times to enforce
the provisions of this Lease in strict accordance with the terms hereof; and the
failure of Landlord at any time to enforce its rights under this Lease strictly
in accordance with same shall not be construed as having created a custom in any
way or manner contrary to the specific terms, provisions, and covenants of this
Lease or as having modified the same and shall not be deemed a waiver of
Landlord's right to enforce one or more of its rights in connection with any
subsequent default.  A receipt by Landlord of Rent or other payment with
knowledge of the breach of any covenant hereof shall not be deemed a waiver of
such breach, and no waiver by Landlord of any provision of this Lease shall be
deemed to have been made unless expressed in writing and signed by Landlord.  To
the greatest extent permitted by law, Tenant waives the service of notice of
Landlord's intention to re-enter, re-take or otherwise obtain possession of the
Premises as provided in any statute, or to institute legal proceedings to that
end, and also waives all right of redemption in case Tenant shall be
dispossessed by a judgment or by warrant of any court or judge.  Any reletting
of the Premises or any portion thereof shall be on such terms and conditions as
Landlord in its sole discretion may determine.  Landlord shall not be liable
for, nor shall Tenant's obligations hereunder be diminished because of,
Landlord's failure to relet the Premises or collect rent due in respect of such
reletting or otherwise to mitigate any damages arising by reason of Tenant's
Default.

	Assignment and Subletting.

	General Prohibition.  Without Landlord's prior written consent
subject to and on the conditions described in this Section 22,
Tenant shall not, directly or indirectly, voluntarily or by operation of law,
assign this Lease or sublease the Premises or any part thereof or mortgage,
pledge, or hypothecate its leasehold interest or grant any concession or license
within the Premises, and any attempt to do any of the foregoing shall be void
and of no effect.  If Tenant is a corporation, partnership, or limited liability
company, the shares or other ownership interests thereof that are not actively
traded upon a stock exchange or in the over-the-counter market, a transfer or
series of transfers whereby 25.0% or more of the issued and outstanding shares
or other ownership interests of such corporation, partnership, or limited
liability company are, or voting control is, transferred (but excepting
transfers upon deaths of individual owners) from a person or persons or entity
or entities that were owners thereof as of the Lease Date to persons or entities
that were not owners of shares or other ownership interests of the corporation,
partnership, or limited liability company as of the Lease Date, shall be deemed
an assignment of this Lease requiring the consent of Landlord as provided in
this Section 22.  Notwithstanding the foregoing, any public offering
of shares or other ownership interest in Tenant shall not be deemed an
assignment.

	Permitted Transfers.  If Tenant desires to assign, hypothecate, or
otherwise transfer this Lease or sublet the Premises other than pursuant to a
Permitted Assignment (as defined below), then at least 15 business days, but not
more than 45 business days, before the date (the "Proposed Transfer
Date") Tenant desires the assignment, hypothecation, other transfer, or
sublease to be effective (generally, "Proposed Transfer"), Tenant shall
give Landlord a notice (the "Proposed Transfer Notice") containing such
information about the proposed assignee or sublessee (the "Proposed
Transferee"), including the proposed use of the Premises and any Hazardous
Materials proposed to be used, stored handled, treated, generated in, or
released or disposed of from the Premises, the Proposed Transfer Date, any
relationship between Tenant and the Proposed Transferee, and all material terms
and conditions of the Proposed Transfer, including a copy of any documents, in
their final form, evidencing such Proposed Transfer ("Proposed Transfer
Documents"), and such other information as Landlord may deem reasonably
necessary or appropriate to its consideration whether to grant its consent.
Landlord may, by giving written notice to Tenant within 15 business days after
receipt of the Proposed Transfer Notice: (x) grant or refuse such consent, in
its sole discretion with respect to any Proposed Transfer that involves an
assignment of this Lease, or grant or refuse such consent, in its reasonable
discretion with respect to any Proposed Transfer that involves a sublease of the
Premises (a "Proposed Sublease") (provided that Landlord shall further
have the right to review and reasonably approve or disapprove the forms of the
Proposed Transfer Documents prior to the Proposed Transfer Date), or (y)
terminate this Lease with respect to the space described in the Proposed
Transfer Notice as of the Proposed Transfer Date (a "Proposed Transfer
Termination").  If Landlord elects a Proposed Transfer Termination, Tenant
shall have the right to withdraw such Proposed Transfer Notice by written notice
to Landlord of such election within 5 days after Landlord's notice electing to
exercise the Proposed Transfer Termination.  If Tenant withdraws such Proposed
Transfer Notice, this Lease shall continue in full force and effect.  If Tenant
does not withdraw such Proposed Transfer Notice, this Lease, and the term and
estate herein granted, shall terminate as of the Proposed Transfer Date with
respect to the space described in such Proposed Transfer Notice.  No failure of
Landlord to exercise any such option to terminate this Lease shall be deemed to
be Landlord's consent to the Proposed Transfer.  Tenant shall reimburse Landlord
for all of Landlord's reasonable out-of-pocket expenses in connection with its
consideration of any Proposed Transfer Notice (not to exceed $3,000.00).  For
purposes of this Section, Landlord shall be conclusively presumed to have acted
reasonably in refusing consent to a Proposed Sublease if any of the following is
a basis for such refusal:

	in Landlord's reasonable judgment, the Proposed Transferee's intended use of
the Premises (A) will be inconsistent with the Permitted Use, (B) will overload
or materially increase the burden on, or cause material overuse of, the Building
Systems or the Common Areas (including, without limitation, parking areas), (C)
will materially increase the insurance risk or cause the disallowance of any
sprinkler or other insurance credits, (D) will materially increase the sounds or
vibrations extending from the Premises into Common Areas or other space in the
Project; (E) will materially alter the times at which operations are being
conducted within the Premises, or (F) will otherwise materially increase
Landlord's obligations under this Lease;
	in Landlord's reasonable judgment, the Proposed Transferee's general
character, reputation, or credit history is not consistent with the general
character or quality of the Project, or the Proposed Transferee does not have
adequate operating experience for its intended use of the Premises;
	the Proposed Transferee is not in the pharmaceutical, biotechnology,
diagnostic and personal care products, contract research, scientific research,
or other life sciences industries;
	in Landlord's reasonable judgment, the Proposed Transferee is not
financially capable of fulfilling all of its obligations in connection with the
Proposed Sublease;
	the space subject to the Proposed Sublease is irregular in shape and/or the
configuration of the remaining space not subject to the Proposed Sublease would
be, in Landlord's sole and absolute discretion, materially more difficult to
lease;
	at that time of the Proposed Transfer Notice, the Proposed Transferee
occupies space in the Project and there is other space available in the Project
for lease that is contiguous to such Proposed Transferee's existing space;
	the Proposed Transferee is a governmental agency or an instrumentality of
one (but only if the Project does not have a governmental agency or
instrumentality of similar type and size as a tenant at the time of the Proposed
Transfer Notice);
	during the 6 months immediately preceding the Proposed Transfer Notice, the
Proposed Transferee (or any of its affiliates) has inquired about leasing space,
or has been shown space for lease, in the Project or in any other property of
Landlord or Landlord's affiliates in the greater San Diego, California
area;
	the Proposed Transfer (A) would cause Landlord to violate any other lease,
agreement, covenant, condition, or restriction to which Landlord is a party or
by which the Project is bound, or (B) would give any other tenant of the Project
the right to terminate its lease;
	the rent to be charged the Proposed Transferee in connection with the
Proposed Sublease is less than 90.0% of the rent then being quoted by Landlord
for comparable available space in the Project for a comparable term;
	either the Proposed Sublease or the Proposed Transferee do not meet any of
the conditions or requirements set forth in subsections (c) or (f) below;
or
	in Landlord's reasonable judgment (based on advice of counsel), any fact or
circumstance related to the Proposed Sublease or the Proposed Transferee would
be likely to affect Landlord's status as a "real estate investment trust", as
defined in Section 856 of the Internal Revenue Code (as amended);

The foregoing list is not exhaustive and is not intended to limit, in any
way, the circumstances under which Landlord may act reasonably in refusing
consent to a Proposed Sublease.  Tenant hereby waives the provisions of any law,
now or hereafter in force (including, without limitation, Section 1995.310
of the California Civil Code), that provide that Tenant may terminate this Lease
if Landlord is determined to have unreasonably refused consent to a Proposed
Sublease in violation of Tenant's rights under this Section, it being agreed
that Tenant's sole remedy in such a case will be the recovery of contract
damages (if any) caused by Landlord's actions.

In addition to the foregoing, Tenant shall have the right to assign this
Lease, upon 30 days' prior written notice to Landlord but without obtaining
Landlord's prior written consent and without Landlord having the right to give
Tenant a Proposed Transfer Termination, to a corporation or other entity that is
a successor-in-interest to Tenant, by way of merger, consolidation, or corporate
reorganization, or by the purchase of all or substantially all of the assets or
the ownership interests of Tenant provided, that (x) such merger or
consolidation, or such acquisition or assumption, as the case may be, is for a
good business purpose and not principally for the purpose of transferring the
Lease, and (y) the net worth (as determined in accordance with generally
accepted accounting principles) of the assignee is at least $100,000,000.00, and
(z) such assignee shall agree in writing to assume all of the terms, covenants,
and conditions of this Lease arising after the effective date of the assignment
(a "Permitted Assignment").

	Additional Conditions.  As a condition to any such assignment or
subletting, whether or not Landlord's consent is required, Landlord may
require:

	that any assignee or subtenant agree, in writing at the time of such
assignment or subletting, that if Landlord gives such party notice that Tenant
is in default under this Lease, such party shall thereafter make all payments
otherwise due Tenant directly to Landlord, which payments will be received by
Landlord without any liability except to credit such payment against those due
under the Lease, and any such third party shall agree to attorn to Landlord or
its successors and assigns should this Lease be terminated for any reason;
provided, however, in no event shall Landlord or its successors or
assigns be obligated to accept such attornment; and
	A list of Hazardous Materials, certified by the proposed assignee or
sublessee to be true and correct, which the proposed assignee or sublessee
intends to use, store, handle, treat, generate in or release or dispose of from
the Premises, together with copies of all documents relating to such use,
storage, handling, treatment, generation, release or disposal of Hazardous
Materials by the proposed assignee or subtenant in the Premises or on the
Project, prior to the proposed assignment or subletting, including, without
limitation: permits; approvals; reports and correspondence; storage and
management plans; plans relating to the installation of any storage tanks to be
installed in, on, or under the Project (provided, said installation of tanks
shall only be permitted after Landlord has given its written consent to do so,
which consent may be withheld in Landlord's sole and absolute discretion); and
all closure plans or any other documents required by any and all federal, state
and local Governmental Authorities for any storage tanks installed in, on or
under the Project for the closure of any such tanks.  Neither Tenant nor any
such proposed assignee or subtenant is required, however, to provide Landlord
with any portion(s) of the such documents containing information of a
proprietary nature which, in and of themselves, do not contain a reference to
any Hazardous Materials or hazardous activities.

	No Release of Tenant, Sharing of Excess Rents.  Notwithstanding any
assignment or subletting, Tenant and any guarantor or surety of Tenant's
obligations under this Lease shall at all times remain fully and primarily
responsible and liable for the payment of Rent and for compliance with all of
Tenant's other obligations under this Lease.  If the Rent due and payable by a
sublessee or assignee (or a combination of the rental payable under such
sublease or assignment plus any bonus or other consideration therefor or
incident thereto) exceeds the rental payable under this Lease (excluding,
however, any Rent payable under this Section), plus actual and reasonable
brokerage fees, legal costs, and any design or construction fees directly
related to and required pursuant to the terms of any such sublease, then Tenant
shall be bound and obligated to pay Landlord as Additional Rent hereunder 50.0%
of such excess rental and other excess consideration within 10 days following
receipt thereof by Tenant.  If Tenant shall sublet the Premises or any part
thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as
security for Tenant's obligations under this Lease, all rent from any such
subletting, and Landlord as assignee and as attorney-in-fact for Tenant, or a
receiver for Tenant appointed on Landlord's application, may collect such rent
and apply it toward Tenant's obligations under this Lease; except that, until
the occurrence of a Default, Tenant shall have the right to collect such
rent.

	No Waiver.  The consent by Landlord to an assignment or subletting
shall not relieve Tenant or any assignees of this Lease or any sublessees of the
Premises from obtaining the consent of Landlord to any further assignment or
subletting nor shall it release Tenant or any assignee or sublessee of Tenant
from full and primary liability under the Lease.  The acceptance of Rent
hereunder, or the acceptance of performance of any other term, covenant, or
condition thereof, from any other person or entity shall not be deemed to be a
waiver of any of the provisions of this Lease or a consent to any subletting,
assignment or other transfer of the Premises.

	Prior Conduct of Proposed Transferee.  Notwithstanding any other
provision of this Section 22, if (i) the proposed assignee or
sublessee of Tenant has been required by any prior landlord, lender, or
Governmental Authority to take remedial action in connection with Hazardous
Materials contaminating a property, where the contamination resulted from such
party's action or use of the property in question, (ii) the proposed
assignee or sublessee is subject to an enforcement order issued by any
Governmental Authority in connection with the use, storage, handling, treatment,
generation, release, or disposal of Hazardous Materials (including, without
limitation, any order related to the failure to make a required reporting to any
Governmental Authority), or (iii) because of the existence of a pre-
existing environmental condition in the vicinity of or underlying the Project,
the risk that Landlord would be targeted as a responsible party in connection
with the remediation of such pre-existing environmental condition would be
materially increased or exacerbated by the proposed use of Hazardous Materials
by such proposed assignee or sublessee, Landlord shall have the absolute right
to refuse to consent to any assignment or subletting to any such
party.

	Estoppel Certificate.  Tenant shall, within 10 business days of
written notice from Landlord, execute, acknowledge and deliver a statement in
writing substantially in the form attached to this Lease as
Exhibit G with the blanks filled in, or on any other form reasonably
requested by a proposed lender or purchaser, (i) certifying that this Lease
is unmodified and in full force and effect (or, if modified, stating the nature
of such modification and certifying that this Lease as so modified is in full
force and effect) and the dates to which the rental and other charges are paid
in advance, if any, (ii) acknowledging that there are not any uncured
defaults on the part of Landlord hereunder, or specifying such defaults if any
are claimed, and (iii) setting forth such further information with respect
to the status of this Lease or the Premises as may be requested thereon.  Any
such statement may be relied upon by any prospective purchaser or encumbrancer
of all or any portion of the real property of which the Premises are a part.
Tenant's failure to deliver such statement within such time shall be conclusive
upon Tenant that the Lease is in full force and effect and without modification
except as may be represented by Landlord in any certificate prepared by Landlord
and delivered to Tenant for execution.

	Quiet Enjoyment.  So long as Tenant shall perform all of the
covenants and agreements herein required to be performed by Tenant, Tenant shall
subject to the terms of this Lease, at all times during the Term, have peaceful
and quiet enjoyment of the Premises against any person claiming by, through, or
under Landlord.

	Prorations.  All prorations required or permitted to be made
hereunder shall be made on the basis of a 360-day year and 30-day months.

	Rules and Regulations.  At all times during the Term, Tenant shall
comply with all reasonable rules and regulations covering use of the Premises
and the Project (the current rules and regulations are attached hereto as
Exhibit E).  Landlord shall have the right to promulgate or adopt,
at any time and from time to time, any changes to such rules and regulations as
Landlord may deem necessary or appropriate, in Landlord's sole and absolute
discretion (provided, however, that such changes must be uniformly
applicable to all tenants of the Project and may not materially, adversely
affect Tenant's use or occupancy of the Premises for the Permitted Use).  If
there is any conflict between said rules and regulations and other provisions of
this Lease, the terms and provisions of this Lease shall control.  Landlord
shall not have any liability or obligation for the breach of any rules or
regulations by other tenants in the Project and shall not enforce such rules and
regulations in a discriminatory manner.

	Subordination.  This Lease and Tenant's interest and rights hereunder
are and shall be subject and subordinate at all times to the lien of any
Mortgage now existing or hereafter created on or against the Project or the
Premises, and all amendments, restatements, renewals, modifications,
consolidations, refinancing, assignments and extensions thereof, without the
necessity of any further instrument or act on the part of Tenant;
provided, however that so long as there is no Default hereunder,
Tenant's right to possession of the Premises shall not be disturbed by the
Holder of any such Mortgage.  Tenant agrees, at the election of the Holder of
any such Mortgage, to attorn to any such Holder.  Tenant agrees upon demand to
execute, acknowledge and deliver a Subordination, Non-disturbance and Attornment
Agreement in substantially the form attached hereto as Exhibit H, or
such other instruments, confirming such subordination, and such instruments of
attornment as shall be reasonably requested by any such Holder, provided any
such instruments contain appropriate recognition and non-disturbance provisions
assuring Tenant's quiet enjoyment of the Premises as set forth in
Section 24 hereof.  Tenant hereby appoints Landlord attorney-in-fact for
Tenant irrevocably (such power of attorney being coupled with an interest) to
execute, acknowledge and deliver any such instrument and instruments for and in
the name of Tenant and to cause any such instrument to be recorded.
Notwithstanding the foregoing, any such Holder may at any time subordinate its
Mortgage to this Lease, without Tenant's consent, by notice in writing to
Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without
regard to their respective dates of execution, delivery or recording and in that
event such Holder shall have the same rights with respect to this Lease as
though this Lease had been executed prior to the execution, delivery and
recording of such Mortgage and had been assigned to such Holder.  The term
"Mortgage" whenever used in this Lease shall be deemed to include deeds of
trust, security assignments and any other encumbrances, and any reference to the
"Holder" of a Mortgage shall be deemed to include the beneficiary under a
deed of trust.

	Surrender.  Upon the expiration of the Term or earlier termination of
Tenant's right of possession, Tenant shall surrender the Premises to Landlord in
the same condition as received, subject to any Alterations or Installations
permitted by Landlord or this Lease to remain in the Premises, free of Hazardous
Materials brought upon, kept, used, stored, handled, treated, generated in, or
released or disposed of from, the Premises by any person other than a Landlord
Party (collectively, "Tenant HazMat Operations") and released of all
Hazardous Materials Clearances, broom clean, ordinary wear and tear and casualty
loss and condemnation covered by Sections 18 and 19 excepted.  At
least 3 months prior to the surrender of the Premises, Tenant shall deliver to
Landlord a narrative description of the actions proposed (or required by any
Governmental Authority) to be taken by Tenant in order to surrender the Premises
(including any Installations permitted by Landlord to remain in the Premises) at
the expiration or earlier termination of the Term, free from any residual impact
from the Tenant HazMat Operations and otherwise released for unrestricted use
and occupancy (the "Surrender Plan").  Such Surrender Plan shall be
accompanied by a current listing of (i) all Hazardous Materials licenses
and permits held by or on behalf of any Tenant Party with respect to the
Premises, and (ii) all Hazardous Materials used, stored, handled, treated,
generated, released or disposed of from the Premises, and shall be subject to
the review and approval of Landlord's environmental consultant.  In connection
with the review and approval of the Surrender Plan, upon the request of
Landlord, Tenant shall deliver to Landlord or its consultant such additional
non-proprietary information concerning Tenant HazMat Operations as Landlord
shall request.  On or before such surrender, Tenant shall deliver to Landlord
evidence that the approved Surrender Plan shall have been satisfactorily
completed and Landlord shall have the right, subject to reimbursement at
Tenant's expense as set forth below, to cause Landlord's environmental
consultant to inspect the Premises and perform such additional procedures as may
be deemed reasonably necessary to confirm that the Premises are, as of the
effective date of such surrender or early termination of the Lease, free from
any residual impact from Tenant HazMat Operations.  Tenant shall reimburse
Landlord, as Additional Rent, for the actual out-of pocket expense incurred by
Landlord for Landlord's environmental consultant to review and approve the
Surrender Plan and to visit the Premises and verify satisfactory completion of
the same, which cost shall not exceed $5,000.  Landlord shall have the
unrestricted right to deliver such Surrender Plan and any report by Landlord's
environmental consultant with respect to the surrender of the Premises to third
parties.

If Tenant shall fail to prepare or submit a Surrender Plan approved by
Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if
such Surrender Plan, whether or not approved by Landlord, shall fail to
adequately address any residual effect of Tenant HazMat Operations in, on or
about the Premises, Landlord shall have the right to take such actions as
Landlord may deem reasonable or appropriate to assure that the Premises and the
Project are surrendered free from any residual impact from Tenant HazMat
Operations, the cost of which actions shall be reimbursed by Tenant as
Additional Rent, without regard to the limitation set forth in the first
paragraph of this Section 28.

Tenant shall immediately return to Landlord all keys and/or access cards to
parking, the Project, restrooms or all or any portion of the Premises furnished
to or otherwise procured by Tenant.  If any such access card or key is lost,
Tenant shall pay to Landlord, at Landlord's election, either the cost of
replacing such lost access card or key or the cost of reprogramming the access
security system in which such access card was used or changing the lock or locks
opened by such lost key.  Any Tenant's Property, Alterations and property not so
removed by Tenant as permitted or required herein shall be deemed abandoned and
may be stored, removed, and disposed of by Landlord at Tenant's expense, and
Tenant waives all claims against Landlord for any damages resulting from
Landlord's retention and/or disposition of such property.  All obligations of
Tenant hereunder not fully performed as of the termination of the Term,
including the obligations of Tenant under Section 30 hereof, shall
survive the expiration or earlier termination of the Term, including, without
limitation, indemnity obligations, payment obligations with respect to Rent and
obligations concerning the condition and repair of the Premises.

	Waiver of Jury Trial.  TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL
BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING
IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS
LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN
CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.

	Environmental Requirements.

	Prohibition/Compliance/indemnity.  Tenant shall not cause or permit
any Hazardous Materials (as hereinafter defined) to be brought upon, kept, used,
stored, handled, treated, generated in or about, or released or disposed of
from, the Premises or the Project in violation of applicable Environmental
Requirements (as hereinafter defined) by Tenant or any Tenant Party.  If Tenant
breaches the obligation stated in the preceding sentence, or if the presence of
Hazardous Materials in the Premises during the Term or any holding over results
in contamination of the Premises, the Project or any adjacent property or if
contamination of the Premises, the Project or any adjacent property by Hazardous
Materials brought into, kept, used, stored, handled, treated, generated in or
about, or released or disposed of from, the Premises by anyone other than
Landlord and Landlord's employees, agents and contractors otherwise occurs
during the Term or any holding over, Tenant hereby indemnifies and shall defend
and hold Landlord, its officers, directors, employees, agents and contractors
harmless from any and all actions (including, without limitation, remedial or
enforcement actions of any kind, administrative or judicial proceedings, and
orders or judgments arising out of or resulting therefrom), costs, claims,
damages (including, without limitation, punitive damages and damages based upon
diminution in value of the Premises or the Project, or the loss of, or
restriction on, use of the Premises or any portion of the Project), expenses
(including, without limitation, attorneys', consultants' and experts' fees,
court costs and amounts paid in settlement of any claims or actions), fines,
forfeitures or other civil, administrative or criminal penalties, injunctive or
other relief (whether or not based upon personal injury, property damage, or
contamination of, or adverse effects upon, the environment, water tables or
natural resources), liabilities or losses (collectively, "Environmental
Claims") which arise during or after the Term as a result of such
contamination.  This indemnification of Landlord by Tenant includes, without
limitation, costs incurred in connection with any investigation of site
conditions or any cleanup, treatment, remedial, removal, or restoration work
required by any federal, state or local Governmental Authority because of
Hazardous Materials present in the air, soil or ground water above, on, or under
the Premises.  Without limiting the foregoing, if the presence of any Hazardous
Materials on the Premises, the Building, the Project, or any adjacent property
caused or permitted by Tenant or any Tenant Party results in any contamination
of the Premises, the Building, the Project, or any adjacent property, Tenant
shall promptly take all actions at its sole expense and in accordance with
applicable Environmental Requirements as are necessary to return the Premises,
the Building, the Project, or any adjacent property to the condition existing
prior to the time of such contamination, provided that Landlord's approval of
such action shall first be obtained, which approval shall not unreasonably be
withheld so long as such actions would not potentially have any material adverse
long-term or short-term effect on the Premises, the Building, or the
Project.

	Business.  Landlord acknowledges that it is not the intent of this
Section 30 to prohibit Tenant from using the Premises for the
Permitted Use.  Tenant may operate its business according to prudent industry
practices so long as the use or presence of Hazardous Materials is strictly and
properly monitored according to all then applicable Environmental Requirements.
As a material inducement to Landlord to allow Tenant to use Hazardous Materials
in connection with its business, Tenant shall deliver to Landlord prior to the
Commencement Date a list identifying each type of Hazardous Materials to be
brought upon, kept, used, stored, handled, treated, generated on, or released or
disposed of from, the Premises and setting forth any and all governmental
approvals or permits required in connection with the presence, use, storage,
handling, treatment, generation, release or disposal of such Hazardous Materials
on or from the Premises ("Hazardous Materials List").  Tenant shall
deliver to Landlord an updated Hazardous Materials List at least once a year and
shall also deliver an updated list before any new Hazardous Material is brought
onto, kept, used, stored, handled, treated, generated on, or released or
disposed of from, the Premises.  Tenant shall deliver to Landlord true and
correct copies of the following documents (the "HazMat Documents")
relating to the use, storage, handling, treatment, generation, release, or
disposal of Hazardous Materials prior to the Commencement Date, or if
unavailable at that time, concurrent with the receipt from or submission to a
Governmental Authority: permits; approvals; reports and correspondence; storage
and management plans; notice of violations of any Legal Requirements; plans
relating to the installation of any storage tanks to be installed in, on, or
under the Project (provided said installation of tanks shall only be
permitted after Landlord has given Tenant its written consent to do so, which
consent may be withheld in Landlord's sole and absolute discretion); all closure
plans or any other documents required by any and all federal, state, and local
Governmental Authorities for any storage tanks installed in, on, or under the
Project for the closure of any such tanks; and a Surrender Plan (to the extent
surrender in accordance with Section 28 cannot be accomplished in 3
months).  Tenant is not required, however, to provide Landlord with any
portion(s) of the HazMat Documents containing information of a proprietary
nature which, in and of themselves, do not contain a reference to any Hazardous
Materials or hazardous activities.  It is not the intent of this Section to
provide Landlord with information which could be detrimental to Tenant's
business should such information become possessed by Tenant's competitors.

	Tenant Representation and Warranty.  Tenant hereby represents and
warrants to Landlord that (i) neither Tenant nor any of its legal
predecessors has been required by any prior landlord, lender, or Governmental
Authority at any time to take remedial action in connection with Hazardous
Materials contaminating a property, which contamination was permitted by Tenant
of such predecessor or resulted from Tenant's or such predecessor's action or
use of the property in question, and (ii) Tenant is not subject to any
enforcement order issued by any Governmental Authority in connection with the
use, storage, handling, treatment, generation, release, or disposal of Hazardous
Materials (including, without limitation, any order related to the failure to
make a required reporting to any Governmental Authority).  If Landlord
determines that this representation and warranty was not true as of the date of
this lease, Landlord shall have the right to terminate this Lease in Landlord's
sole and absolute discretion.

	Testing.  Landlord shall have the right to conduct annual tests of
the Premises to determine whether any contamination of the Premises, the
Building, or the Project has occurred as a result of Tenant's use.  Tenant shall
be required to pay the cost of such annual tests; provided,
however, that if Tenant conducts its own tests of the Premises and the
Building using third party contractors and test procedures reasonably acceptable
to Landlord, which tests are certified to Landlord, Landlord shall accept such
tests in lieu of the annual tests to be paid for by Tenant.  In addition, at any
time, and from time to time, prior to the expiration or earlier termination of
the Term, Landlord shall have the right to conduct appropriate tests of the
Premises, the Building, and the Project to determine if contamination has
occurred as a result of Tenant's use of the Premises, the Building, or the
Project.  In connection with such testing, upon the request of Landlord, Tenant
shall deliver to Landlord or its consultant such non-proprietary information
concerning the use of Hazardous Materials in or about the Premises, the
Building, or the Project by Tenant or any Tenant Party.  If contamination has
occurred for which Tenant is liable under this Section 30, Tenant
shall pay all costs to conduct such tests.  If no such contamination is found,
Landlord shall pay the costs of such tests (which shall not constitute an
Operating Expense).  Landlord shall provide Tenant with a copy of all third
party, non-confidential reports and tests of the Premises and the Building made
by or on behalf of Landlord during the Term without representation or warranty
and subject to a confidentiality agreement.  Tenant shall, at its sole cost and
expense, promptly and satisfactorily remediate any environmental conditions
identified by such testing in accordance with all Environmental Requirements.
Landlord's receipt of or satisfaction with any environmental assessment in no
way waives any rights which Landlord may have against Tenant.

	Underground Tanks.  If underground or other storage tanks storing
Hazardous Materials located on the Premises or the Project are used by Tenant or
are hereafter placed on the Premises or the Project by Tenant, Tenant shall
install, use, monitor, operate, maintain, upgrade, and manage such storage
tanks, maintain appropriate records, obtain and maintain appropriate insurance,
implement reporting procedures, properly close any underground storage tanks,
and take or cause to be taken all other actions necessary or required under
applicable state and federal Legal Requirements, as such now exists or may
hereafter be adopted or amended in connection with the installation, use,
maintenance, management, operation, upgrading, and closure of such storage
tanks.

	Tenant's Obligations.  Tenant's obligations under this
Section 30 shall survive the expiration or earlier termination of
the Lease.  During any period of time after the expiration or earlier
termination of this Lease required by Tenant or Landlord to complete the removal
from the Premises of any Hazardous Materials (including, without limitation, the
release and termination of any licenses or permits restricting the use of the
Premises and the completion of the approved Surrender Plan), Tenant shall
continue to pay the full Rent in accordance with this Lease for any portion of
the Premises not relet by Landlord in Landlord's sole discretion, which Rent
shall be prorated daily.

	Definitions.  As used herein, the term "Environmental
Requirements" means all applicable present and future statutes, regulations,
ordinances, rules, codes, judgments, orders, or other similar enactments of any
Governmental Authority regulating or relating to health, safety, or
environmental conditions on, under, or about the Premises, the Building, or the
Project, or the environment, including without limitation, the following: the
Comprehensive Environmental Response, Compensation and Liability Act; the
Resource Conservation and Recovery Act; and all state and local counterparts
thereto, and any regulations or policies promulgated or issued thereunder.  As
used herein, the term "Hazardous Materials" means and includes any
substance, material, waste, pollutant, or contaminant listed or defined as
hazardous or toxic, or regulated by reason of its impact or potential impact on
humans, animals and/or the environment under any Environmental Requirements,
asbestos and petroleum, including crude oil or any fraction thereof, natural gas
liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of
natural gas and such synthetic gas).  As defined in Environmental Requirements,
Tenant is and shall be deemed to be the "operator" of Tenant's
"facility" and the "owner" of all Hazardous Materials brought on
the Premises by Tenant or any Tenant Party, and the wastes, by-products, or
residues generated, resulting, or produced therefrom.

	Tenant's Remedies/Limitation of Liability.  Landlord shall not be in
default hereunder unless Landlord fails to perform any of its obligations
hereunder within 30 days after written notice from Tenant specifying such
failure (unless such performance will, due to the  nature of the obligation,
require a period of time in excess of 30 days, then after such period of time as
is reasonably necessary).  Upon any default by Landlord, Tenant shall give
notice by registered or certified mail to any Holder of a Mortgage covering the
Premises and to any landlord of any lease of property in or on which the
Premises are located and Tenant shall offer such Holder and/or landlord a
reasonable opportunity to cure the default, including time to obtain possession
of the Project by power of sale or a judicial action if such should prove
necessary to effect a cure; provided Landlord shall have furnished to
Tenant in writing the names and addresses of all such persons who are to receive
such notices.  All obligations of Landlord hereunder shall be construed as
covenants, not conditions; and, except as may be otherwise expressly provided in
this Lease, Tenant may not terminate this Lease for breach of Landlord's
obligations hereunder.

Notwithstanding the foregoing, if any claimed Landlord default hereunder will
immediately, materially, and adversely affect Tenant's ability to conduct its
business in the Premises (a "Material Landlord Default"), Tenant, as soon
as reasonably possible, but in any event within 2 business days of obtaining
knowledge of such claimed Material Landlord Default, shall give Landlord written
notice of such claim and telephonic notice to Tenant's principal contact with
Landlord.  Landlord shall then have 2 business days to commence cure of such
claimed Material Landlord Default and shall diligently prosecute such cure to
completion.  If such claimed Material Landlord Default is not a default by
Landlord hereunder, or if Tenant failed to give Landlord the notice required
hereunder within 2 business days of learning of the conditions giving rise to
the claimed Material Landlord Default, Landlord shall be entitled to recover
from Tenant, as Additional Rent, any costs incurred by Landlord in connection
with such cure in excess of the costs, if any, that Landlord would otherwise
have been liable to pay hereunder.  If Landlord fails to commence cure of any
claimed Material Landlord Default as provided above, Tenant may commence and
prosecute such cure to completion, and shall be entitled to recover from
Landlord the costs of such cure (but not any consequential or other damages), to
the extent of Landlord's obligation to cure such claimed Material Landlord
Default hereunder, subject to the limitations set forth in the immediately
preceding sentence of this paragraph and the other provisions of this Lease.

All obligations of Landlord under this Lease will be binding upon Landlord
only during the period of its ownership of the Premises and not thereafter.  The
term "Landlord" in this Lease shall mean only the owner for the time being of
the Premises.  Upon the transfer by such owner of its interest in the Premises,
such owner shall thereupon be released and discharged from all obligations of
Landlord thereafter accruing, but such obligations shall be binding during the
Term upon each new owner for the duration of such owner's ownership.

	Inspection and Access.  Landlord and its agents, representatives, and
contractors may enter the Premises at any reasonable time to inspect the
Premises and to make such repairs as may be required or permitted pursuant to
this Lease and for any other business purpose.  Landlord and Landlord's
representatives may enter the Premises during business hours on not less than 48
hours advance written notice (except in the case of emergencies in which case no
such notice shall be required and such entry may be at any time) for the purpose
of effecting any such repairs, inspecting the Premises, showing the Premises to
prospective purchasers and, during the last year of the Term, to prospective
tenants or for any other business purpose.  Landlord may erect a suitable sign
on the Premises stating the Premises are available to let or that the Project is
available for sale.  Landlord may grant easements, make public dedications,
designate Common Areas and create restrictions on or about the Premises,
provided that no such easement, dedication, designation, or restriction
materially, adversely affects Tenant's use or occupancy of the Premises for the
Permitted Use.  At Landlord's request, Tenant shall execute such instruments as
may be necessary for such easements, dedications or restrictions.  Tenant shall
at all times, except in the case of emergencies, have the right to escort
Landlord or its agents, representatives, contractors or guests while the same
are in the Premises, provided such escort does not materially and adversely
affect Landlord's access rights hereunder.

	Security.  Tenant acknowledges and agrees that security devices and
services, if any, while intended to deter crime may not in given instances
prevent theft or other criminal acts and that Landlord is not providing any
security services with respect to the Premises.  Tenant agrees that Landlord
shall not be liable to Tenant for, and Tenant waives any claim against Landlord
with respect to, any loss by theft or any other damage suffered or incurred by
Tenant in connection with any unauthorized entry into the Premises or any other
breach of security with respect to the Premises.  Tenant shall be solely
responsible for the personal safety of Tenant's officers, employees, agents,
contractors, guests and invitees while any such person is in, on or about the
Premises and/or the Project.  Tenant shall at Tenant's cost obtain insurance
coverage to the extent Tenant desires protection against such criminal
acts.

	Force Majeure.  Landlord shall not be held responsible for delays in
the performance of its obligations hereunder when caused by strikes, lockouts,
labor disputes, weather, natural disasters, inability to obtain labor or
materials or reasonable substitutes therefor, governmental restrictions,
governmental regulations, governmental controls, delay in issuance of permits,
enemy or hostile governmental action, civil commotion, fire or other casualty,
and other causes beyond the reasonable control of Landlord ("Force
Majeure").

	Brokers, Entire Agreement, Amendment.  Landlord and Tenant each
represents and warrants that it has not dealt with any broker, agent, or other
person (collectively, "Broker") in connection with this transaction and
that no Broker brought about this transaction, other than the brokers doing
business as CRESA Partners (whose commission, if any, shall be Landlord's
responsibility pursuant to a separate agreement among Landlord and such
brokers).  Landlord and Tenant each hereby agree to indemnify and hold the other
harmless from and against any claims by any Broker (other than the broker, if
any, named in this Section 35) claiming a commission or other form
of compensation by virtue of having dealt with Tenant or Landlord, as
applicable, with regard to this leasing transaction.  This Lease constitutes the
entire agreement of the parties with respect to the subject matter hereof.  This
Lease may not be amended except by an instrument in writing signed by both
parties hereto.

	Limitation on 'Landlord's Liability.  NOTWITHSTANDING ANYTHING SET
FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT TO THE
CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR
(AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR
INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT'S PERSONAL PROPERTY OF EVERY
KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT,
INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS,
PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER
RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL
INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE
TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN
ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH
RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER
SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD'S INTEREST IN THE PROJECT OR ANY
PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN
RESPECT OF LANDLORD'S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH
LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST
LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY
OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD'S OFFICERS, DIRECTORS,
EMPLOYEES, AGENTS OR CONTRACTORS.  UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY
OF LANDLORD'S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE
FOR INJURY TO TENANT'S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT
THEREFROM.

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

	Signs; Exterior Appearance.  Tenant shall not, without the prior
written consent of Landlord, which may be granted or withheld in Landlord's sole
discretion: (i) attach any awnings, exterior lights, decorations, balloons,
flags, pennants, banners, painting, or other projection to any outside wall of
the Project, (ii) use any curtains, blinds, shades, or screens other than
Landlord's standard window coverings, (iii) coat or otherwise sunscreen the
interior or exterior of any windows, (iv) place any bottles, parcels, or
other articles on the window sills, (v) place any equipment, furniture, or
other items of personal property on any exterior balcony, or (vi) paint,
affix, or exhibit on any part of the Premises, the Building, or the Project any
signs, notices, window or door lettering, placards, decorations, or advertising
media of any type that can be viewed from the exterior of the Premises.
Interior signs on doors and the directory tablet shall be inscribed, painted or
affixed for Tenant by Landlord at the sole cost and expense of Tenant, and shall
be of a size, color, and type acceptable to Landlord.  Nothing may be placed on
the exterior of corridor walls or corridor doors other than Landlord's standard
lettering.  The directory tablet shall be provided exclusively for the display
of the name and location of tenants.

	Right to Extend Term.  Tenant shall have the right to extend the Term
of the Lease upon the following terms and conditions:

	Extension Right.  Tenant shall have 1 right (the "Extension
Right") to extend the term of this Lease for 3 years (the "Extension
Term") on the same terms and conditions as this Lease (except as may be
expressly provided below) by giving Landlord written notice of its election to
exercise the Extension Right at least 6 months prior, and no earlier than 12
months prior, to the expiration of the Base Term (or by giving Landlord written
notice of its election to exercise the Extension Right in accordance with the
terms of Section 18 hereof).  Upon the commencement of the Extension
Term, Base Rent shall be payable at the Market Rate (as defined below).  Base
Rent shall thereafter be adjusted on each annual anniversary of the commencement
of the Extension Term by a percentage as determined by Landlord and agreed to by
Tenant at the time the Market Rate is determined.  As used herein, "Market
Rate" shall mean the then market rental rate as determined by Landlord and
agreed to by Tenant, which shall in no event be less than the Base Rent payable
as of the date immediately preceding the commencement of the Extension Term
increased by the Rent Adjustment Percentage multiplied by such Base Rent.  In
addition, Landlord may impose a market rent for any parking rights hereunder, if
such parking rights are not already reflected in the new Base Rent.  If, on or
before the date that is 90 days prior to the expiration of the Base Term of this
Lease, Tenant, after negotiating in good faith, has not agreed with Landlord's
determination of the Market Rate and the rent escalations during the Extension
Term, Tenant may, by written notice to Landlord not later than 90 days prior to
the expiration of the Base Term of this Lease, elect arbitration as described in
Section 39(b) below.  If Tenant does not elect such arbitration, Tenant
shall be deemed to have waived any right to extend, or further extend, the Term
of the Lease and all of the remaining Extension Rights shall terminate.

	Arbitration.

	Within 10 days of Tenant's notice to Landlord of its election to arbitrate
Market Rate and escalations, each party shall deliver to the other a proposal
containing the Market Rate and escalations that the submitting party believes to
be correct ("Extension Proposal").  If either party fails to timely
submit an Extension Proposal, the other party's submitted proposal shall
determine the Base Rent and escalations for the Extension Term.  If both parties
submit Extension Proposals, then Landlord and Tenant shall meet within 7 days
after delivery of the last Extension Proposal and make a good faith attempt to
mutually appoint a single "Arbitrator" (and defined below) to determine
the Market Rate and escalations.  If Landlord and Tenant are unable to agree
upon a single Arbitrator, then each shall, by written notice delivered to the
other within 10 days after the meeting, select an Arbitrator.  If either party
fails to timely give notice of its selection for an Arbitrator, the other
party's submitted proposal shall determine the Base Rent for the Extension Term.
The 2 Arbitrators so appointed shall, within 5 business days after their
appointment, appoint a third Arbitrator.  If the 2 Arbitrators so selected
cannot agree on the selection of the third Arbitrator within the time above
specified, then either party, on behalf of both parties, may request such
appointment of such third Arbitrator by application to any state court of
general jurisdiction in the jurisdiction in which the Premises are located, upon
10 days prior written notice to the other party of such intent.
	The decision of the Arbitrator(s) shall be made within 30 days after the
appointment of a single Arbitrator or the third Arbitrator, as applicable.  The
decision of the single Arbitrator shall be final and binding upon the parties.
The average of the two closest Arbitrators in a three Arbitrator panel shall be
final and binding upon the parties.  Each party shall pay the fees and expenses
of the Arbitrator appointed by or on behalf of such party and the fees and
expenses of the third Arbitrator shall be borne equally by both parties.  If the
Market Rate and escalations are not determined by the first day of the Extension
Term, then Tenant shall pay Landlord Base Rent in an amount equal to the Base
Rent in effect immediately prior to the Extension Term and increased by the Rent
Adjustment Percentage until such determination is made.  After the determination
of the Market Rate and escalations, the parties shall make any necessary
adjustments to such payments made by Tenant.  Landlord and Tenant shall then
execute an amendment recognizing the Market Rate and escalations for the
Extension Term.
	An "Arbitrator" shall be any person appointed by or on behalf of
either party or appointed pursuant to the provisions hereof and: (i) shall
be (A) a member of the American Institute of Real Estate Appraisers with not
less than 10 years of experience in the appraisal of improved office and high
tech industrial real estate in the greater San Diego, California metropolitan
area, or (B) a licensed commercial real estate broker with not less than 15
years experience representing landlords and/or tenants in the leasing of high
tech or life sciences space in the greater San Diego, California metropolitan
area, (ii) devoting substantially all of their time to professional
appraisal or brokerage work, as applicable, at the time of appointment and
(iii) be in all respects impartial and disinterested.

	Right Personal.  The Extension Right is personal to Tenant and is not
assignable without ' Landlord's consent, which may be granted or withheld in
Landlord's sole discretion separate and apart from any consent by Landlord to an
assignment of Tenant's interest in the Lease, except that the Extension Right
may be assigned in connection with any Permitted Assignment.

	Exceptions.  Notwithstanding anything set forth above to the
contrary, Extension Rights shall not be in effect and Tenant may not exercise
any of the Extension Rights:

	during any period of time that Tenant is in Default under any provision of
this Lease; or
	if Tenant has been in Default under any provision of this Lease 3 or more
times, whether or not the Defaults are cured, during the 12 month period
immediately prior to the date that Tenant intends to exercise an Extension
Right, whether or not the Defaults are cured.

	No Extensions.  The period of time within which the Extension Right
may be exercised shall not be extended or enlarged by reason of Tenant's
inability to exercise the Extension Right.

	Termination.  The Extension Right shall terminate and be of no
further force or effect even after Tenant's due and timely exercise of the
Extension Right, if, after such exercise, but prior to the commencement date of
the Extension Term, (i) Tenant fails to timely cure any default by Tenant
under this Lease; or (ii) Tenant has Defaulted 3 or more times during the
period from the date of the exercise of an Extension Right to the date of the
commencement of the Extension Term, whether or not such Defaults are
cured.

	Miscellaneous.

	Notices.  All notices or other communications between the parties
shall be in writing and shall be deemed duly given upon delivery or refusal to
accept delivery by the addressee thereof if delivered in person, or upon actual
receipt if delivered by reputable overnight guaranty courier, addressed and sent
to the parties at their addresses set forth above.  Landlord and Tenant may from
time to time by written notice to the other designate another address for
receipt of future notices.

	Joint and Several Liability.  If and when included within the term
"Tenant", as used in this instrument, there is more than one person or
entity, each shall be jointly and severally liable for the obligations of
Tenant.

	Recordation.  Neither this Lease nor a memorandum of lease shall be
filed by or on behalf of Tenant in any public record.  Landlord may prepare and
file, and upon request by Landlord Tenant will execute, a memorandum of
lease.

	Interpretation.  The normal rule of construction to the effect that
any ambiguities are to be resolved against the drafting party shall not be
employed in the interpretation of this Lease or any exhibits or amendments
hereto.  Words of any gender used in this Lease shall be held and construed to
include any other gender, and words in the singular number shall be held to
include the plural, unless the context otherwise requires.  The captions
inserted in this Lease are for convenience only and in no way define, limit or
otherwise describe the scope or intent of this Lease, or any provision hereof,
or in any way affect the interpretation of this Lease.

	Not Binding Until Executed.  The submission by Landlord to Tenant of
this Lease shall have no binding force or effect, shall not constitute an
option- for the leasing of the Premises, nor confer any right or impose any
obligations upon either party until execution of this Lease by both
parties.

	Limitations on Interest.  It is expressly the intent of Landlord and
Tenant at all times to comply with applicable law governing the maximum rate or
amount of any interest payable on or in connection with this Lease.  If
applicable law is ever judicially interpreted so as to render usurious any
interest called for under this Lease, or contracted for, charged, taken,
reserved, or received with respect to this Lease, then it is Landlord's and
Tenant's express intent that all excess amounts theretofore collected by
Landlord be credited on the applicable obligation (or, if the obligation has
been or would thereby be paid in full, refunded to Tenant), and the provisions
of this Lease immediately shall be deemed reformed and the amounts thereafter
collectible hereunder reduced, without the necessity of the execution of any new
document, so as to comply with the applicable law, but so as to permit the
recovery of the fullest amount otherwise called for hereunder.

	Choice of Law.  Construction and interpretation of this Lease shall
be governed by the internal laws of the state in which the Premises are located,
excluding any principles of conflicts of laws.

	Time.  Time is of the essence as to the performance of Tenant's
obligations under this Lease.

	Incorporation by Reference.  All exhibits and addenda attached hereto
are hereby incorporated into this Lease and made a part hereof.  If there is any
conflict between such exhibits or addenda and the terms of this Lease, such
exhibits or addenda shall control.

	Hazardous Activities.  Notwithstanding any other provision of this
Lease, Landlord, for itself and its employees, agents, and contractors, reserves
the right to refuse to perform any repairs or services in any portion of the
Premises that, pursuant to Tenant's routine safety guidelines, practices, or
custom or prudent industry practices, require any form of protective clothing or
equipment other than safety glasses.  In any such case, Tenant shall contract
with parties who are acceptable to Landlord, in Landlord's reasonable
discretion, for all such repairs and services, and Landlord shall, to the extent
required, equitably adjust Tenant's Share of Operating Expenses in respect of
such repairs or services to reflect that Landlord is not providing such repairs
or services to Tenant.

[Signatures on next page]

 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the
day and year first above written.
TENANT:

CELL GENESYS, INC.,

a Delaware corporation

By: ___________________________

Print Name: ____________________

Print Title: _________________________

LANDLORD:

AREA 1025/11075 ROSELLE STREET, LLC,

a Delaware limited liability company

By:ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership, managing member

By:ARE-QRS CORP.,

a Maryland corporation, general partner

By: ___________________________

Michael C. Kelcy,

Senior Vice President,

Real Estate Legal Affairs

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