Document:

<PAGE>
                                                                   EXHIBIT 10.19

                   LOAN ASSUMPTION AND MODIFICATION AGREEMENT

This Agreement, dated as of January 10, 2002, is entered into by and between BNY
WESTERN TRUST COMPANY AS TRUSTEE FOR WASHINGTON CAPITAL JOINT MASTER TRUST
MORTGAGE INCOME FUND ("Lender"), DIVERSIFIED EASTGATE VENTURE, an Illinois
general partnership ("Borrower"), and ILLUMINA, INC., a Delaware corporation
("Assuming Party"), with reference to the following facts:

A.      Borrower has signed, and is obligated to Lender under, the following
        documents, all of which are dated as of September 26, 2000, unless
        otherwise noted:

        1.   A Construction Loan Agreement (the "Loan Agreement");

        2.   A Promissory Note (the "Note") in the original principal amount of
             Twenty Four Million Dollars ($24,000,000.00), payable to Lender,
             evidencing a loan (the "Loan") in the same principal amount;

        3.   A Deed of Trust, Security Agreement, Assignment of Rents and
             Fixture Filing (the "Deed of Trust") dated September 27, 2000,
             which secures the Note and other obligations of Borrower, which was
             recorded on September 27, 2000, as Document No. 2000-0516004, in
             the records of the County Recorder of San Diego County, California.
             The land, improvements and other real property which are subject to
             the Deed of Trust are hereinafter defined as the "Property";

        4.   A UCC-1 financing statement filed with the California Secretary of
             State on October 2, 2000, as file no. 0027760702 (the "Existing
             UCC-1 Financing Statement");

        5.   An Assignment of Leases and Rents dated September 27, 2000 (the
             "Assignment of Leases and Rents");

        6.   An Environmental Indemnity Agreement (the "Existing Environmental
             Indemnity Agreement");

        7.   An Assignment of Construction Agreements;

        8.   An Assignment of Architectural Agreements and Plans and
             Specifications;

        9.   An Assignment of Licenses, Permits and Contracts;

        10.  A Tenant Improvement and Leasing Commission Reserve Agreement (the
             "Existing TILC Reserve Agreement");

        11.  A Replacement Reserve Agreement (the "Existing Replacement Reserve
             Agreement"); and

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        12.    That certain modification to the Loan Documents dated September
               27, 2001, modifying the terms of the Loan by, among other things,
               increasing the maximum amount thereof to Twenty Six Million
               Dollars ($26,000,000.00).

        The above documents, including any modifications and amendments thereto,
        together with this Agreement are hereinafter collectively defined as the
        "Loan Documents."

B.      The outstanding disbursed principal balance under the Note is Twenty Six
        Million Dollars ($26,000,000.00) and accrued interest on the Note is
        paid to January 1, 2002.

C.      Borrower has sold and conveyed the Property to Assuming Party, or is
        about to sell and convey the Property to Assuming Party.

NOW, THEREFORE, FOR VALUABLE CONSIDERATION, including, without limitation, the
mutual covenants and promises contained herein, the parties agree as follows:

1.      INCORPORATION. The foregoing recitals are incorporated by this
        reference.

2.      CONDITIONS PRECEDENT. Satisfaction, in the sole discretion of Lender, of
        each of the following is a condition precedent to Lender's obligations
        under this Agreement, (which satisfaction shall be evidenced by the
        recordation of the short form of this Agreement referred to below):

        2.1    Receipt and approval by Lender of a title insurance policy issued
               by Chicago Title Insurance Company ("Title Company"), without any
               exception to fee title other than those expressly approved by
               Lender in writing, insuring Lender that the priority and validity
               of the Deed of Trust has not been and will not be impaired by
               this Agreement or the transactions contemplated hereby;

        2.2    Receipt and approval by Lender of: (i) the executed original of
               this Agreement; (ii) a short form of this Agreement in form
               proper for recording; (iii) an Environmental Indemnity Agreement,
               (iv) Tenant Improvement and Leasing Reserve Agreement, (v) a
               Replacement Reserve Agreement, and (vi) any other documents and
               agreements which are required pursuant to this Agreement or which
               Lender requests;

        2.3    Recordation in the Official Records of the County where the
               Property is located of the short form of this Agreement, together
               with such other documents and agreements, if any, required by
               this Agreement to be recorded;

        2.4    Filing with the Delaware Secretary of State of a UCC Financing
               Statement (and such other filing offices as Lender requires),
               covering the collateral described in the Existing UCC-1 Financing
               Statement, which Financing Statement(s) Assuming Party hereby
               authorizes Lender to file;

        2.5    Assuming Party's reimbursement to Lender of Lender's costs
               and expenses incurred in connection with this Agreement and the
               transactions contemplated hereby, including, without limitation,
               title insurance costs, recording fees,

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<PAGE>

               attorneys' fees, appraisal, engineers' and inspection fees and
               documentation costs and charges, whether such services are
               furnished by Lender's employees or agents or independent
               contractors;

        2.6    The representations and warranties contained in this Agreement
               are true and correct as of the date on which the other conditions
               precedent defined above are satisfied;

        2.7    Receipt of by Lender of an opinion of counsel to Assuming Party,
               in form and content and covering such matters as Lender may
               require; and

        2.8    Such other matters as Lender may require.

3.      MODIFICATION OF LOAN DOCUMENTS.

        3.1    The second paragraph on page 1 of the Deed of Trust is hereby
               amended and restated in its entirety to provide as follows:

               "Borrower, by its promissory note dated September 26, 2000, given
        to Lender, is indebted to Lender in the principal sum of Twenty-Four
        Million Dollars ($24,000,000.00), in lawful money of the United States
        of America (the note, together with all extensions, renewals,
        modifications, consolidations, substitutions, replacements, restatements
        and increases thereof, including but not limited to that certain
        modification dated September 27, 2001, which, among other things,
        increases the maximum amount thereof to Twenty Six Million Dollars
        ($26,000,000.00), shall collectively be referred to as the "Note"), with
        interest from the date thereof at the rates set forth in the Note,
        principal and interest to be payable in accordance with the terms and
        conditions provided in the Note."

        3.2    Section 1 of the Assignment of Leases and Rents is hereby amended
               and restated in its entirety to provide as follows:

               "Security. This Assignment is made in consideration of that
        certain mortgage loan made by Assignor to Assignee, as evidenced by that
        certain note made by Assignor to Assignee, dated September 26, 2000, in
        the principal sum of Twenty-Four Million Dollars ($24,000,000.00)
        (together with all extensions, renewals, modifications, consolidations,
        substitutions, replacements, restatements and increases thereof,
        including but not limited to that certain modification dated September
        27, 2001, which, among other things, increases the maximum amount
        thereof to Twenty Six Million Dollars ($26,000,000.00), collectively be
        referred to the `Note'), and secured by that certain Deed of Trust,
        Security Agreement, Assignment of Rents and Fixture Filing given by
        Assignor to Assignee, dated the date hereof, covering the Property and
        intended to be duly recorded (the `Deed of Trust'). The principal sum,
        interest and all other sums due and payable under the Note, the Deed of
        Trust and the Other Security Documents (hereinafter defined) are
        collectively referred to as the `Debt.' The documents other than this
        Assignment, the Note or the Deed of Trust now or hereafter executed by
        Assignor and/or others and by or in favor of Assignee which wholly or
        partially secure or guarantee payment of the Debt are hereinafter
        referred to as the `Other Security Documents.'"

                                  Page 3 of 8
<PAGE>

4.      CONVERSION TO PERMANENT TERM. Upon satisfaction of each of the
        conditions precedent to this Agreement defined above, the term of the
        Note shall be deemed converted to the Permanent Term (as defined in the
        Note).

5.      EFFECTIVE DATE. The effective date of this Agreement shall be the date
        all of the conditions precedent defined above have been met to Lender's
        satisfaction.

6.      ASSUMPTION. Assuming Party hereby assumes and agrees to pay when due all
        sums now due and owing or which hereafter become due and owing under the
        Note and the other Loan Documents and shall hereafter faithfully perform
        all of Borrower's obligations under and be bound by all of the
        provisions of the Loan Documents as if Assuming Party were an original
        signatory thereto and the execution of this Agreement by Assuming Party
        shall be deemed its execution of the Note, Deed of Trust and other Loan
        Documents.

7.      RELEASE OF BORROWER. The parties acknowledge that Borrower shall be
        released from liability under the Loan Documents upon satisfaction of
        each of the conditions precedent to this Agreement defined above. In
        partial consideration of such release, Borrower warrants to Lender that
        Borrower has no further interest in the Property or in any other real or
        personal property in which Lender has a security interest under any Loan
        Document.

8.      TERMINATION OF CERTAIN EXISTING DOCUMENTS. Upon satisfaction of each of
        the conditions precedent to this Agreement defined above, (i) that
        certain Repayment Guaranty dated September 26, 2000, executed by WILLIAM
        P. TSCHANTZ, in his individual capacity and as Trustee of the Tschantz
        Family Trust dated November 30, 1993; JANET A. TSCHANTZ, an individual;
        ROBERT C. TSCHANTZ, an individual; ANGELA D. TSCHANTZ, an individual;
        EDMUND T. BANNING, in his individual capacity and as Co-Trustee of the
        Edmund and Laura Banning Trust dated April 27, 1988 (as amended from
        time to time, the "Banning Trust") and LAURA L. BANNING, in her
        individual capacity and as Co-Trustee of the Banning Trust, to, with,
        and for the benefit of WASHINGTON CAPITAL JOINT MASTER TRUST MORTGAGE
        INCOME FUND, and (ii) the Existing Environmental Indemnity Agreement,
        the Existing TILC Reserve Agreement and the Replacement Reserve
        Agreement shall be deemed terminated and of no further force or effect.

9.      ASSIGNMENT. Borrower hereby irrevocably and unconditionally assigns to
        Assuming Party all of Borrower's right, title and interest in and to:

        9.1    The Property;

        9.2    The Loan Documents;

        9.3    All plans and specifications and contracts for construction of
               all or any part of the Improvements (as defined in the Loan
               Agreement);

        9.4    All contracts for architectural and engineering work for all or
               any part of the Improvements;

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<PAGE>

        9.5    All reciprocal easement agreements, operating agreements, and
               declarations of conditions, covenants and restrictions related to
               the Property;

        9.6    All leases related to the Property; and

        9.7    All sums currently held by or for the benefit of Lender under the
               Existing TILC Reserve Agreement and the Existing Replacement
               Reserve Agreement.

Borrower represents and warrants to Lender that Borrower has obtained all
consents to such assignments which are required by any agreement respecting any
of the above.

Borrower and Assuming Party agree as follows, which agreement shall have no
effect on the rights of Lender or on the duties and obligations owing by
Borrower or Assuming Party with respect to Lender: Assuming Party indemnifies
and agrees to hold Borrower harmless from and against all claims, liabilities,
losses, damages, causes of action and expenses (including court costs and
reasonable attorneys' fees) (collectively, "Claims") incurred in connection with
any obligations under the Loan Documents where the basis for such Claims arises
out of an act or omission of Assuming Party occurring on or after the date of
this assignment. Assignor indemnifies and agrees to hold Assuming Party harmless
from and against all Claims incurred in connection with any obligations under
the Loan Documents where the basis for such Claims arises out of an act or
omission of Borrower before the date of this assignment.

10.     NO CONSENTS NECESSARY. Assuming Party and Borrower each hereby represent
        and warrant to Lender, each to the best of its respective knowledge,
        that: (i) no Default, breach or failure of condition has occurred, or
        would exist with notice or the lapse of time or both, under any of the
        Loan Documents (as modified by this Agreement), and that all
        representations and warranties herein and in the other Loan Documents
        are true and correct as of the date hereof; and (ii) no consent to the
        transfer of the Property to Assuming Party is required under any
        agreement to which Borrower or Assuming Party is a party, including,
        without limitation, under any lease, construction agreement, operating
        agreement, deed of trust, mortgage or security instrument (other than
        the Loan Documents).

11.     STATUS OF ASSUMING PARTY. Assuming Party represents and warrants to
        Lender that (i)) Assuming Party is not in default under any other loan
        of Assuming Party in favor of any other lender, and (ii) Assuming Party
        is not currently a debtor in any bankruptcy, reorganization, insolvency
        or similar proceeding.

12.     WAIVER OF ACCELERATION. Lender hereby agrees that it shall not exercise
        its right to cause all sums secured by the Deed of Trust to become
        immediately due and payable because of the conveyance of the Property
        from Borrower to Assuming Party; provided, however, Lender reserves its
        right under the terms of the Deed of Trust to accelerate all principal
        and interest in the event of any subsequent sale, transfer, encumbrance
        or other conveyance of the Property.

13.     KNOWLEDGE OF LOAN DOCUMENTS. Assuming Party warrants that Assuming Party
        has personal knowledge of all terms and conditions of the Loan
        Documents, and

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<PAGE>

        further agrees that Lender has no obligation or duty to provide any
        information to Assuming Party regarding the terms and conditions of the
        Loan Documents. Assuming Party further understands and acknowledges
        that, except as expressly provided in a writing executed by Lender,
        Lender has not waived any right of Lender or obligation under the Loan
        Documents and Lender has not agreed to any modification of any provision
        of any Loan Document or to any extension of the Loan.

14.     HAZARDOUS MATERIALS; CCP SECTION 726.5; SECTION 736. Without in any way
        limiting any other provision of this Agreement, Assuming Party expressly
        reaffirms as of the date hereof, and continuing hereafter: (i) each and
        every representation and warranty in the Loan Documents respecting
        "Hazardous Materials"; and (ii) each and every covenant and indemnity in
        the Loan Documents respecting "Hazardous Materials". In addition,
        Assuming Party and Lender agree that: (i) this Section is intended as
        Lender's written request for information (and Assuming Party's response)
        concerning the environmental condition of the real property security
        under the terms of California Code of Civil Procedure Section 726.5; and
        (ii) each representation and/or covenant in this Agreement or any other
        Loan Document (together with any indemnity applicable to a breach of any
        such representation and/or covenant) with respect to the environmental
        condition of the real property security is intended by Lender and
        Assuming Party to be an "environmental provision" for purposes of
        California Code of Civil Procedure Section 736.

15.     MULTIPLE PARTIES. If more than one person or entity has signed this
        Agreement as Assuming Party or Borrower, then all references in this
        Agreement to Assuming Party or Borrower shall mean each and all of the
        persons so signing, as applicable. The liability of all persons and
        entities signing shall be joint and several.

16.     CONFIRMATION OF SECURITY INTEREST. Nothing contained herein shall affect
        or be construed to affect any lien, charge or encumbrance created by any
        Loan Document or the priority of any such lien, charge or encumbrance
        over any other liens, charges or encumbrances. All assignments and
        transfers by Borrower to Assuming Party are subject to any security
        interest(s) held by Lender.

17.     INTEGRATION; INTERPRETATION. The Loan Documents, including this
        Agreement, contain or expressly incorporate by reference the entire
        agreement of the parties with respect to the matters contemplated herein
        and supersede all prior negotiations and shall not be modified except by
        written instrument executed by all parties.

18.     SUCCESSORS AND ASSIGNS. Subject to all prohibitions against transfer
        contained in any Loan Document, this Agreement is binding upon and shall
        inure to the benefit of the heirs, successors and assigns of the
        parties.

19.     ATTORNEYS' FEES; ENFORCEMENT. If any attorney is engaged by Lender
        to enforce or defend any provision of this Agreement, or as a
        consequence of any default under this Agreement, with or without the
        filing of any legal action or proceeding, Assuming Party shall pay to
        Lender, immediately upon demand, all attorneys' fees and all costs
        incurred by Lender in connection therewith, together with interest
        thereon from

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<PAGE>

        the date of such demand until paid at the rate of interest applicable to
        the principal balance of the Note as specified therein.

20.     MISCELLANEOUS. This Agreement shall be governed by and interpreted in
        accordance with the laws of the State of California, except to the
        extent preempted by federal law. Any term of this Agreement which is
        determined by a court of competent jurisdiction to be invalid, illegal
        or unenforceable shall be deemed severed herefrom and the remaining
        parts shall remain in full force as though the invalid, illegal or
        unenforceable portion had not been a part hereof. The headings used in
        this Agreement are for convenience only and shall be disregarded in
        interpreting the substantive provisions of this Agreement. Time is of
        the essence.

IN WITNESS THEREOF, Borrower, Assuming Party and Lender hereby execute this
Agreement.

                              "LENDER"

                              BNY WESTERN TRUST COMPANY AS TRUSTEE FOR
                              WASHINGTON CAPITAL JOINT MASTER TRUST MORTGAGE
                              INCOME FUND

                              By:     /s/ COLLEEN IWANO
                                      ----------------------------
                                      Colleen Iwano
                                      Its:  Senior Vice President

                              "BORROWER"

                              DIVERSIFIED EASTGATE VENTURE,
                              an Illinois general partnership

                              By:     Diversified Eastgate Pointe, LLC,
                                      a California limited liability company
                              Its:    General Partner

                                      By:    /s/ WILLIAM P. TSCHANTZ
                                             -------------------------
                                             William P. Tschantz
                                      Its:   Manager

                              By:     GFBP Partners, LLC., a California limited
                                      liability company
                              Its:    General Partner

                                      By:    /s/ WILLIAM P. TSCHANTZ
                                             -------------------------
                                             William P. Tschantz
                                      Its:   Manager

                                  Page 7 of 8
<PAGE>

                              "ASSUMING PARTY"

                              ILLUMINA, INC., a Delaware corporation

                              By:      /s/ TIMOTHY M. KISH
                                      --------------------------------
                                      Timothy M. Kish
                                      Its:  Vice President and Chief Financial
                                            Officer

                                  Page 8 of 8<PAGE>
                                                                   EXHIBIT 10.20

                             TENANT IMPROVEMENT AND
                      LEASING COMMISSION RESERVE AGREEMENT

        This TENANT IMPROVEMENT AND LEASING COMMISSION RESERVE AGREEMENT
("Agreement") is made as of January 10, 2002, by and between ILLUMINA, INC., a
Delaware corporation, having its principal place of business at 9885 Towne
Centre Drive, San Diego, California 92121 ("Borrower"), and BNY WESTERN TRUST
COMPANY AS TRUSTEE FOR WASHINGTON CAPITAL JOINT MASTER TRUST MORTGAGE INCOME
FUND, having an address at c/o Washington Capital Management, Inc., 4350 La
Jolla Village Drive, Suite 960, San Diego, California 92122 ("Lender"), with
reference to the following facts:

        A. Borrower, by its assumption of a promissory note dated September 26,
2000, executed by Eastgate Diversified Venture, an Illinois general partnership,
given to Lender (the note, together with all extensions, renewals,
modifications, consolidations, substitutions, replacements, restatements and
increases thereof shall collectively be referred to as the "Note") is indebted
to Lender in the principal sum of Twenty Six Million Dollars ($26,000,000.00),
in lawful money of the United States of America, with interest at the rates set
forth in the Note (the indebtedness evidenced by the Note, together with such
interest accrued thereon, shall collectively be referred to as the "Loan"),
principal and interest to be payable in accordance with the terms and conditions
provided in the Note.

        B. The Loan is secured by, among other things, a Deed of Trust, Security
Agreement, Assignment of Rents and Fixture Filing (the "Deed of Trust"), dated
as of September 27, 2000, which grants Lender a first lien on the property
encumbered thereby (the "Property"). All and any of the documents other than the
Note, the Deed of Trust and this Agreement now or hereafter executed by Borrower
and/or others and by or in favor of Lender, which wholly or partially secure or
guarantee payment of the Note are referred to as the "Other Security Documents."

        C. Lender requires as a condition to the assumption of the Loan by
Borrower that Borrower enter into this Agreement and make certain deposits with
Lender as provided in this Agreement as additional security for all of
Borrower's obligations under the Note, the Deed of Trust and the Other Security
Documents.

        NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties hereto agree as
follows:

        1.     Deposits to the Tenant Improvement and Leasing Commission
Reserve.

               1.1 Monthly Deposit. On each date that a regularly scheduled
payment of principal or interest is due under the Note, Borrower shall deposit
with Lender (or, at Lender's election, in a pledged bank or escrow account in
the name of Borrower and pledged to and selected by Lender) the sum of Twenty
Thousand Dollars ($20,000.00) (the "Monthly Deposit").

1.2     Reassessment of Monthly Deposit. No more often than once each "Loan
        Year" (as defined below), Lender may reassess its estimate of the amount
        necessary for the

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<PAGE>

Tenant Improvement and Leasing Commission Reserve Fund (defined below) and may
increase the amount of the Monthly Deposit by thirty (30) calendar days written
notice to Borrower, if Lender determines in its reasonable discretion that an
increase is commercially reasonable and necessary to maintain a proper reserve
to fund the costs of likely Tenant Improvements and/or Leasing Commissions (each
as defined below) for the retenanting of the Property during the remaining term
of the Loan. For purposes of this Section 1.2, a "Loan Year" means each 365 day
period (or 366 day period in leap years) commencing with the date of this
Agreement and ending on each anniversary thereof.

               1.3 Shell Space Reserve. If any unimproved shell space exists, as
of the Conversion Date, in (a) that certain two-story building consisting of
approximately 46,250 rentable square feet ("Building A") on the Property, or (b)
that certain two-story building consisting of approximately 51,250 rentable
square feet ("Building B") on the Property, Borrower shall deposit with Lender
One Hundred Dollars ($100.00) for each square foot of such unimproved shell
space (the "Shell Space Reserve"). Monthly Deposits and the Shell Space Reserve
shall collectively be referred to herein as the "Tenant Improvement and Leasing
Commission Reserve Fund."

               1.4 Tenant Improvement and Leasing Commission Reserve. Lender
shall invest or cause to be invested the Tenant Improvement and Leasing
Commission Reserve Fund, as received, in highly liquid, short-term U.S.
government securities (the "Tenant Improvement and Leasing Commission Reserve")
selected by Lender with any interest and gains in investment value accruing
thereon to Borrower's benefit. Borrower hereby acknowledges and confirms that
(a) the Tenant Improvement and Leasing Commission Reserve Fund shall not
constitute a trust fund (and, if deposited in Lender's name, such funds may be
commingled with other monies held by Lender, but, if held in the name of
Borrower, such funds shall not be commingled with any other monies held by
Borrower), and (b) Lender or its designee shall have the sole right to make or
approve withdrawals from the Tenant Improvement and Leasing Commission Reserve.

        2.     Pledge of Tenant Improvement and Leasing Commission Reserve.

        As additional security for the payment of all sums due under the Loan
and the performance by Borrower of the Obligations (as defined in the Deed of
Trust), Borrower hereby pledges, assigns and grants to Lender a continuing
perfected security interest in and to and a first lien upon, the Tenant
Improvement and Leasing Commission Reserve Fund and the Tenant Improvement and
Leasing Commission Reserve; provided that, Lender shall make disbursements from
the Tenant Improvement and Leasing Commission Reserve in accordance with the
terms of this Agreement.

        3.     Disbursements From Tenant Improvement and Leasing Commission
Reserve

               3.1 Disbursements for Tenant Improvements and Leasing Commissions
Only. Lender shall make disbursements from the Tenant Improvement and Leasing
Commission Reserve to pay or reimburse Borrower only for the cost of (a) tenant
improvements required under any new lease or modification, renewal or extension
of any existing lease which is entered into after the date hereof for the
Property, provided that any such new lease or modification, renewal or extension
of any existing lease which is entered into after the date hereof is done so in

                                        2
<PAGE>

accordance with the terms and provisions of the Deed of Trust and the Other
Security Documents (collectively, the "Tenant Improvements"), and (b) leasing
commissions incurred by Borrower in connection with the leasing of the Property
or a portion thereof, provided that (x) such leasing commissions are reasonable
and customary for properties similar to the Property and (y) the amount of such
leasing commission is determined pursuant to arms length transactions between
Borrower and any leasing agent to which a leasing commission is due, and
excluding any leasing commissions which shall be due any member, general partner
or shareholder of Borrower or any affiliate of Borrower (collectively, "Leasing
Commissions"), in each case in the manner provided in this Section 3. Lender
shall, upon written request from Borrower and satisfaction of the requirements
set forth in this Section 3 and Section 4 of this Agreement, disburse to
Borrower amounts from the Tenant Improvement and Leasing Commission Reserve
necessary to pay for the actual approved costs of (I) Tenant Improvements or to
reimburse Borrower therefor, upon completion of such Tenant Improvements (or,
upon partial completion in the case of Tenant Improvements made pursuant to
Section 3.5) as determined by Lender, and (II) Leasing Commissions upon
satisfactory evidence that the obligations of the leasing agent have been fully
performed. In no event shall Lender be obligated to disburse funds from the
Tenant Improvement and Leasing Commission Reserve if an Event of Default
(hereinafter defined) exists.

               3.2 Request for Disbursement for Tenant Improvement. Each request
for disbursement from the Tenant Improvement and Leasing Commission Reserve in
connection with a Tenant Improvement shall be in a form specified or approved by
Lender and shall specify (a) the specific Tenant Improvements for which the
disbursement is requested, (b) the quantity and price of each item purchased, if
the Tenant Improvement includes the purchase or replacement of specific items,
(c) the price of all materials (grouped by type or category) used in any Tenant
Improvement other than the purchase or replacement of specific items, and (d)
the cost of all contracted labor or other services applicable to each Tenant
Improvement for which such request for disbursement is made. With each such
request, Borrower shall certify that all Tenant Improvements have been made in
accordance with applicable laws and shall also deliver a certificate from the
tenants for which the Tenant Improvements have been performed stating that such
Tenant Improvements have been completed in a manner satisfactory and acceptable
to such tenant, that such tenant has accepted the premises and containing such
other information as Lender may require, in form and substance reasonably
satisfactory to Lender. Each request for disbursement shall include copies of
invoices for all items or materials purchased and all contracted labor or
services provided and each request shall include evidence satisfactory to Lender
of payment of all such amounts. Except as provided in Section 3.5, each request
for disbursement from the Tenant Improvement and Leasing Commission Reserve
shall be made only after completion of the Tenant Improvement for which
disbursement is requested. Borrower shall provide Lender evidence of completion
satisfactory to Lender in its reasonable judgment.

               3.3 Request for Disbursement for Leasing Commissions. Each
request for disbursement from the Tenant Improvement and Leasing Commission
Reserve in connection with a Leasing Commission shall be in a form specified or
approved by Lender and shall specify (a) the Leasing Commissions for which such
disbursement is requested, and (b) the amount of each Leasing Commission. With
each such request, Borrower shall certify that the obligations of the leasing
agent have been fully performed, and Borrower shall also deliver a certification
from

                                        3
<PAGE>

the leasing agent that no further sums are due to it in connection with the
applicable Leasing Commission. Each request for disbursement shall include
copies of invoices and bills for such Leasing Commissions marked paid; or Lender
may in its sole discretion, accept copies of cancelled checks in satisfaction of
this requirement.

               3.4 Disbursement Conditions. Borrower shall pay all invoices in
connection with the Tenant Improvements with respect to which a disbursement is
requested prior to submitting such request for disbursement from the Tenant
Improvement and Leasing Commission Reserve unless all such invoices do not
exceed $10,000.00, in which case Lender shall disburse the amount for such
invoices directly to Borrower and Borrower covenants and agrees to promptly pay
such invoices. In addition, as a condition to any disbursement, Lender may
require Borrower to obtain lien waivers from each contractor, supplier,
materialman, mechanic or subcontractor who receives payment in an amount equal
to or greater than $10,000.00 for completion of its work or delivery of its
materials. Any lien waiver delivered hereunder shall conform to the requirements
of applicable law and shall cover all work performed and materials supplied
(including equipment and fixtures) for the Property by that contractor,
supplier, subcontractor, mechanic or materialman through the date covered by the
current reimbursement request. Lender may in its sole discretion, accept copies
of cancelled checks in lieu of, or in addition to any of the foregoing invoice
and/or lien waiver requirements.

               3.5 Partial Completion. If (a) the time required to complete a
Tenant Improvement exceeds one month, (b) the contractor performing such Tenant
Improvement requires periodic payments pursuant to the terms of a written
contract, (c) Lender has approved in writing in advance such periodic payments,
and (d) the cost of the portion of the work completed under such contract
exceeds Ten Thousand Dollars ($10,000.00), a request for reimbursement from the
Tenant Improvement and Leasing Commission Reserve may be made after completion
of a portion of the work under such contract, provided (i) such contract
requires payment upon completion of such portion of the work, (ii) the materials
for which the request is made are on site at the Property and are properly
secured or have been installed in the Property, (iii) all other conditions in
this Agreement for disbursement have been satisfied, (iv) funds remaining in the
Tenant Improvement and Leasing Commission Reserve are, in Lender's judgment,
sufficient to complete such Tenant Improvement and fund other Tenant
Improvements and Leasing Commissions when required, and (v) each contractor or
subcontractor receiving payments under such contract shall provide a waiver of
lien with respect to amounts which have been paid to that contractor or
subcontractor.

               3.6 Number of Requests. Except as provided in Section 3.5,
Borrower shall not make a request for disbursement from the Tenant Improvement
and Leasing Commission Reserve more frequently than once in any calendar month.

        4.     Performance of Tenant Improvements.

               4.1 Workmanlike Completion. Borrower shall make Tenant
Improvements when required under the terms of the applicable Lease. Borrower
shall complete all Tenant Improvements in a good and workmanlike manner as soon
as practicable following the commencement of making each such Tenant
Improvement.

                                        4
<PAGE>

               4.2 Contracts. Lender reserves the right, at its option, to
approve all contracts or work orders with materialmen, mechanics, suppliers,
subcontractors, contractors or other parties providing labor or materials in
connection with the Tenant Improvements. Upon Lender's request, Borrower shall
assign any contract or subcontract to Lender.

               4.3 Lender's Right to Complete Tenant Improvements. In the event
Lender determines in its reasonable discretion that any Tenant Improvement is
not being performed in a workmanlike or timely manner or that any Tenant
Improvement has not been completed in a workmanlike or timely manner, Lender
shall have the option to withhold disbursement for such unsatisfactory Tenant
Improvement and to proceed under existing contracts or to contract with third
parties to complete such Tenant Improvement and to apply the Tenant Improvement
and Leasing Commission Reserve Fund toward the labor and materials necessary to
complete such Tenant Improvement, without providing any prior notice to
Borrower, and to exercise any and all other remedies available to Lender upon an
Event of Default.

               4.4 Entry onto Property. In order to facilitate Lender's
completion or making of the Tenant Improvements pursuant to Section 4.3 above,
Borrower grants Lender the right to enter onto the Property and perform any and
all work and labor necessary to complete or make the Tenant Improvements and/or
employ watchmen to protect the Property from damage. All sums so expended by
Lender shall be deemed to have been advanced under the Loan to Borrower and
secured by the Deed of Trust. For this purpose, Borrower constitutes and
appoints Lender its true and lawful attorney-in-fact with full power of
substitution to complete or undertake the Tenant Improvements in the name of
Borrower. Such power of attorney shall be deemed to be a power coupled with an
interest and cannot be revoked. Borrower empowers said attorney-in-fact as
follows: (a) to use any funds in the Tenant Improvement and Leasing Commission
Reserve for the purpose of making or completing the Tenant Improvements; (b) to
make such additions, changes and corrections to the Tenant Improvements as shall
be necessary or desirable to complete the Tenant Improvements; (c) to employ
such contractors, subcontractors, agents, architects and inspectors as shall be
required for such purposes; (d) to pay, settle or compromise all existing bills
and claims which are or may become liens against the Property, or as may be
necessary or desirable for the completion of the Tenant Improvements, or for
clearance of title; (e) to execute all applications and certificates in the name
of Borrower which may be required by any of the contract documents; (f) in its
reasonable discretion, to prosecute and defend all actions or proceedings in
connection with the Property or the rehabilitation and repair of the Property;
and (g) to do any and every act which Borrower might do in its own behalf to
fulfill the terms of this Agreement.

               4.5 No Obligation of Lender. Nothing in this Section 4 shall: (a)
make Lender responsible for making or completing the Tenant Improvements; (b)
require Lender to expend funds in addition to the Tenant Improvement and Leasing
Commission Reserve Fund to make or complete any Tenant Improvement; (c) obligate
Lender to proceed with the Tenant Improvements; or (d) obligate Lender to demand
from Borrower additional sums to make or complete any Tenant Improvement.

               4.6    Inspections.

                                        5
<PAGE>

                      (a) Borrower shall permit Lender and Lender's agents and
representatives (including, without limitation, Lender's engineer, architect or
inspector) or third parties making Tenant Improvements pursuant to this Section
4 to enter onto the Property during normal business hours (subject to the rights
of tenants under their Leases) to inspect the progress of any Tenant
Improvements and all materials being used in connection therewith, to examine
all plans and shop drawings relating to such Tenant Improvements which are or
may be kept at the Property, and to complete any Tenant Improvements made
pursuant to this Section 4. Borrower shall cause all contractors and
subcontractors to cooperate with Lender or Lender's representatives or such
other persons described above in connection with inspections described in this
Section 4.6 or the completion of Tenant Improvements pursuant to this Section 4.

                      (b) Lender may require an inspection of the Property at
Borrower's expense prior to making a monthly disbursement from the Tenant
Improvement and Leasing Commission Reserve in order to verify completion of the
Tenant Improvements for which reimbursement is sought. Lender may require that
such inspection be conducted by an appropriate, independent, qualified
professional selected by Lender and/or may require a copy of a certificate of
completion by an independent, qualified professional acceptable to Lender prior
to the disbursement of any amounts from the Tenant Improvement and Leasing
Commission Reserve. Borrower shall pay the expense of the inspection as required
hereunder, whether such inspection is conducted by Lender or by an independent,
qualified professional.

               4.7    Lien-Free Completion.

                      (a) The Tenant Improvements and all materials, equipment,
fixtures, or any other item comprising a part of any Tenant Improvement shall be
constructed, installed or completed, as applicable, free and clear of all
mechanic's, materialman's or other liens (except for those liens existing on the
date of this Agreement which have been approved in writing by Lender, if any).

                      (b) Lender may require Borrower to provide Lender with a
search of title to the Property effective to the date of the disbursement, which
search shows that no mechanic's or materialmen's liens or other liens of any
nature have been placed against the Property since the date of recordation of
the Deed of Trust and that title to the Property is free and clear of all liens
(other than the lien of the Deed of Trust and any other liens previously
approved in writing by Lender, if any).

               4.8 Compliance with Laws. All Tenant Improvements shall comply
with all applicable laws and applicable insurance requirements, including,
without limitation, applicable building codes, special use permits,
environmental regulations and requirements of insurance underwriters.

               4.9 Insurance Requirements. In addition to any insurance required
under the Deed of Trust and the Other Security Documents, Borrower shall provide
or cause to be provided workmen's compensation insurance, builder's risk, and
public liability insurance and other insurance to the extent required under
applicable law in connection with a particular Tenant Improvement. All such
policies shall be in form and amount reasonably satisfactory to Lender. All such
policies which can be endorsed with standard mortgagee clauses making loss
payable to

                                        6
<PAGE>

Lender or its assigns shall be so endorsed. Certified copies of such policies
shall be delivered to Lender.

        5.     Failure to Make Tenant Improvements.

               5.1 Event of Default. It shall be an "Event of Default" under
this Agreement if Borrower (a) fails to make any Monthly Deposit payment
required hereunder within ten (10) calendar days of the date when due, or (b)
fails to comply with any provision of this Agreement and such failure is not
cured within thirty (30) calendar days after notice from Lender; provided that
if such default cannot reasonably be cured within such thirty (30) day period
and Borrower shall have commenced to cure such default within such thirty (30)
day period and thereafter diligently and expeditiously proceeds to cure the
same, such thirty (30) day period shall be extended for so long as it shall
require Borrower in the exercise of due diligence to cure such default, it being
agreed that no such extension shall be for a period in excess of one hundred
twenty (120) days, unless, only in the case of cures that require construction
or remedial work, such cure cannot with diligence be completed within such one
hundred twenty (120) day period, in which case such period shall be extended for
an additional one hundred twenty (120) days. The occurrence of an Event of
Default, as defined in the Note, the Deed of Trust or any of the Other Security
Documents, shall also be an "Event of Default" under this Agreement. Upon the
occurrence and during the continuance of an Event of Default, Borrower shall not
be entitled to receive any funds from the Tenant Improvement and Leasing
Commission Reserve and Lender may use the Tenant Improvement and Leasing
Commission Reserve Fund (or any portion thereof) for any purpose, including, but
not limited to, completion of the Tenant Improvements as provided in Section 4,
payment of any Leasing Commissions then due and payable, or for any other repair
or replacement to the Property or toward payment of the Debt in such order,
proportion and priority as Lender may determine in its sole discretion. Lender's
right to withdraw and apply the Tenant Improvement and Leasing Commission
Reserve Fund shall be in addition to all other rights and remedies provided to
Lender under this Agreement, the Note, the Deed of Trust, the Other Security
Documents, and at law or in equity.

               5.2 Insufficient Funds in the Tenant Improvement and Leasing
Commission Reserve. The insufficiency of any balance in the Tenant Improvement
and Leasing Commission Reserve shall not relieve Borrower from its obligation to
fulfill (a) all covenants in the Deed of Trust and the Other Security Documents,
(b) any covenants or agreements with any tenants under any Leases, or (c) any
agreements with any leasing agents.

        6.     Waivers.

               6.1 Waiver of Counterclaim. Borrower hereby waives the right to
assert a counterclaim, other than a mandatory or compulsory counterclaim, in any
action or proceeding brought against it by Lender arising out of or in any way
connected with this Agreement, the Note, the Deed of Trust, any of the Other
Security Documents, or the Obligations.

               6.2 Waiver of Notice. To the extent permitted by applicable law,
Borrower shall not be entitled to any notices of any nature whatsoever from
Lender except with respect to matters for which this Agreement specifically and
expressly provides for the giving of notice by Lender to Borrower and except
with respect to matters for which Lender is required by

                                        7
<PAGE>

applicable law to give notice, and Borrower hereby expressly waives the right to
receive any notice from Lender with respect to any matter for which this
Agreement does not specifically and expressly provide for the giving of notice
by Lender to Borrower.

               6.3 Waiver of Statute of Limitations. Borrower hereby expressly
waives and releases to the fullest extent permitted by law, the pleading of any
statute of limitations as a defense to any and all of its obligations hereunder.

               6.4 Waiver of Trial By Jury. BORROWER HEREBY WAIVES, TO THE
FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM, WHETHER IN CONTRACT, TORT OR OTHERWISE, RELATING
DIRECTLY OR INDIRECTLY TO THE LOAN EVIDENCED BY THE NOTE, THE APPLICATION FOR
THE LOAN EVIDENCED BY THE NOTE, THE NOTE, THIS AGREEMENT, THE DEED OF TRUST OR
THE OTHER SECURITY DOCUMENTS OR ANY ACTS OR OMISSIONS OF LENDER, ITS OFFICERS,
EMPLOYEES, DIRECTORS OR AGENTS IN CONNECTION THEREWITH.

        7.     Miscellaneous Provisions.

               7.1 Notices. All notices or other written communications
hereunder shall be given and become effective as provided in the Deed of Trust.

               7.2 Choice of Law. This Agreement shall be governed, construed,
applied and enforced in accordance with the laws of the State of California and
the applicable laws of the United States of America.

               7.3 Provisions Subject to Applicable Law. All rights, powers and
remedies provided in this Agreement may be exercised only to the extent that the
exercise thereof does not violate any applicable provisions of law and are
intended to be limited to the extent necessary so that they will not render this
Agreement invalid or unenforceable under the provisions of any applicable law.

               7.4 Inapplicable Provision. If any term of this Agreement or any
application thereof shall be invalid or unenforceable, the remainder of this
Agreement and any other application of the term shall not be affected thereby.

               7.5 Costs. Borrower agrees to indemnify Lender and to hold Lender
harmless from and against any and all actions, suits, claims, demands,
liabilities, losses, damages, obligations and costs and expenses (including
litigation costs) arising from or in any way connected with the performance of
the Tenant Improvements or in connection with any Leasing Commissions or the
holding or disbursing of the Tenant Improvement and Leasing Commission Reserve
or the Tenant Improvement and Leasing Commission Reserve Fund. Wherever it is
provided for herein that Borrower pay any costs and expenses, such costs and
expenses shall include, but not be limited to, all legal fees and disbursements
of Lender (whether of retained firms, the reimbursement for the expenses of
in-house staff or otherwise). Borrower hereby assigns to Lender all rights and
claims Borrower may have against all persons or entities acting as a leasing
agent in connection with Leasing Commissions.

                                        8
<PAGE>

               7.6 Headings, Etc. The headings and captions of various Sections
of this Agreement are for convenience of reference only and are not to be
construed as defining or limiting in any way, the scope or intent of the
provisions hereof.

               7.7 No Oral Change. This Agreement, and any provisions hereof,
may not be modified, amended, waived, extended, changed, discharged or
terminated orally or by any act or failure to act on the part of Borrower or
Lender, but only by an agreement in writing, signed by the party against whom
enforcement of any modification, amendment, waiver, extension, change, discharge
or termination is sought.

               7.8 Liability. If Borrower consists of more than one person, the
obligations and liabilities of each such person hereunder shall be joint and
several. This Agreement shall be binding upon and inure to the benefit of
Borrower and Lender and their respective successors and assigns forever.

               7.9 Duplicate Originals; Counterparts. This Agreement may be
executed in any number of duplicate originals and each duplicate original shall
be deemed to be an original. This Agreement may be executed in several
counterparts, each of which counterparts shall be deemed an original instrument
and all of which together shall constitute a single Agreement. The failure of
any party hereto to execute this Agreement, or any counterpart hereof, shall not
relieve the other signatories from their obligations hereunder.

               7.10 Number and Gender. Whenever the context may require, any
pronouns used herein shall include the corresponding masculine, feminine or
neuter forms, and the singular form of nouns and pronouns shall include the
plural and vice versa.

               7.11 Borrower's Records. Borrower shall furnish such financial
statements, invoices, records, papers and documents relating to the Property as
Lender may reasonably require from time to time to make the determinations
permitted or required to be made by Lender under this Agreement.

               7.12 No Third Part Beneficiary. This Agreement is intended solely
for the benefit of Borrower and Lender and their respective successors and
assigns, and no third party shall have any rights or interest in the Tenant
Improvement and Leasing Commission Reserve, the Tenant Improvement and Leasing
Commission Reserve Fund, this Agreement, the Note, the Deed of Trust or any of
the Other Security Documents. Nothing contained in this Agreement shall be
deemed or construed to create an obligation on the part of Lender to any third
party, nor shall any third party have a right to enforce against Lender any
right that Borrower may have under this Agreement.

               7.13 No Agency or Partnership. Nothing contained in this
Agreement shall constitute Lender as a joint venturer, partner, agent,
tenant-in-common or joint tenant of Borrower, or render Lender liable for any
debts, obligations, acts, omissions, representations, or contracts of Borrower.

               7.14 Termination of Tenant Improvement and Leasing Commission
Reserve. After (a) payment in full of the Debt and release by Lender of the lien
of the Deed of Trust and (b) payment in full for all (i) Tenant Improvements
completed or contracted to be performed, or

                                        9
<PAGE>

(i) Leasing Commissions due and payable, in each case prior to the date of the
payment described in (a) above, Lender shall disburse to Borrower all amounts
remaining in the Tenant Improvement and Leasing Commission Reserve, and this
Agreement shall terminate.

               7.15 Enforcement of Agreement. This Agreement is executed by
Borrower and Lender for the benefit of Lender. Borrower understands and agrees
that, in connection with any sale of the Loan to an Investor (as defined in the
Deed of Trust), this Agreement may be assigned to such Investor.

               7.16 Sole Discretion of Lender. Wherever pursuant to this
Agreement (a) Lender exercises any right given to it to approve or disapprove,
(b) any arrangement or term is to be satisfactory to Lender, or (c) any other
decision or determination is to be made by Lender, the decision of Lender to
approve or disapprove all decisions that arrangements or terms are satisfactory
or not satisfactory, and all other decisions and determinations made by Lender,
shall be in the reasonable discretion of Lender and shall be final and
conclusive, except as may be otherwise expressly and specifically provided
herein.

               7.17 Completion of Tenant Improvements. Lender's approval of any
plans for any Tenant Improvement, release of funds from the Tenant Improvement
and Leasing Commission Reserve, inspection of the Property by Lender or Lender's
agents, or other acknowledgment of completion of any Tenant Improvement in a
manner satisfactory to Lender shall not be deemed an acknowledgment or warranty
to any person that the Tenant Improvement has been completed in accordance with
applicable laws.

                [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

                                       10
<PAGE>

        IN WITNESS WHEREOF the undersigned have executed this Agreement as of
the date first written above.

"BORROWER"                            ILLUMINA, INC.,
                                      A Delaware corporation

                                      By:       /s/ TIMOTHY M. KISH
                                              -------------------------------
                                              Timothy M. Kish
                                              Its:  Vice President and Chief
                                                    Financial Officer

"LENDER"                              BNY WESTERN TRUST COMPANY AS TRUSTEE FOR
                                      WASHINGTON CAPITAL JOINT MASTER TRUST
                                      MORTGAGE INCOME FUND

                                      By:       /s/ COLEEN IWANO
                                              -------------------------------
                                              Colleen Iwano
                                              Its:  Senior Vice President

                                       11

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