Document:

AMENDMENT
        NO. 1 TO LEASE

      

      This
        AMENDMENT NO. 1 TO LEASE (“this Amendment”) is
        made
        as of the 21st day
        of
        April, 2006, between PROMINENT
        NORTHPOINT L.P.,
        a Texas
        limited partnership (as successor-in interest to Connecticut
        General Life Insurance Company, A Connecticut Corporation, on Behalf of its
        Separate Account R)
        (“Landlord”) and Wintegra,
        Inc.,
        ("Tenant").

      

      RECITALS

      

      A. WHEREAS,
        Landlord and Tenant entered into that certain Lease
        Agreement
        dated
        January 21, 2004, (collectively, the “Lease”), Landlord leased to Tenant the
        Premises consisting of 5,449 rentable square feet (“rsf”) of space (the
        "Premises")
        in
        Suite No. 215, of the office building commonly known as Northpoint Two (the
        “Project”) in Austin, Texas, as more fully described in the Lease. 

      

      B. Tenant
        desires to lease certain spaces in Northpoint Two depicted as (i) "Expansion
        Premises" on Exhibit A
        hereto
        containing approximately 1,590 rsf (the "Expansion
        Premises").
        Among
        other things, Landlord has agreed to lease all of the Expansion Premises
        set
        forth in this Recital to Tenant on the terms and conditions contained
        herein.

      

      C. All
        capitalized terms herein shall have the same meanings as prescribed to them
        in
        the Lease.

      

      AMENDMENT

      

      In
        consideration of the premises, the mutual covenants and agreements hereinafter
        made and other good and valuable consideration, the receipt and sufficiency
        of
        which are hereby acknowledged, Landlord and Tenant hereby amend the Lease
        as
        follows:

      

      1.
        Expansion
        Premises. Tenant’s
        Expansion Premises is located at 6850 Austin Center Blvd., Suite 210 and
        is
        1,590 rentable square feet as referenced in Exhibit A.

      

      2.
        Base
        Rental - Expansion Premises.
        Subject
        to the following, from and after July 1, 2006, Tenant shall pay Landlord
        a NNN
        annual rental (“Base Rental”) in an amount outlined below per calendar
        month:

      

        
          	
                  Months
                    1 - 9:

                	
                  $13.00/RSF/Yr.
                    NNN

                
	
                  Months
                    10 - 21:

                	
                  $13.50/RSF/Yr.
                    NNN

                
	
                  Months
                    22 - 33:

                	
                  $14.00/RSF/Yr.
                    NNN

                
	
                  Months
                    34 - 45:

                	
                  $14.75/RSF/Yr.
                    NNN

                
	
                  Months
                    46 - 57:

                	
                  $15.50/RSF/Yr.
                    NNN

                

        

      3.
        Base
        Rental - Premises.
        Subject
        to the following, from and after July 1, 2006, Tenant shall pay Landlord
        a NNN
        annual rental (“Base Rental”) in an amount outlined below per calendar
        month:

      

      

        
          	
                  Months
                    1 - 9:

                	
                  $9.10/RSF/Yr.
                    NNN

                
	
                  Months
                    10 - 21:

                	
                  $13.50/RSF/Yr.
                    NNN

                
	
                  Months
                    22 - 33:

                	
                  $14.00/RSF/Yr.
                    NNN

                
	
                  Months
                    34 - 45:

                	
                  $14.75/RSF/Yr.
                    NNN

                
	
                  Months
                    46 - 57:

                	
                  $15.50/RSF/Yr.
                    NNN

                

        

      

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

         

      

      4. Term.
        The
        Term for the Premises and Expansion Premises shall begin on the July 1, 2006
        and
        shall expire on March 31, 2011. 

      

      5. Landlord’s
        Work.
        Tenant
        desires to modify and/or improve the Premises and Expansion Premises with
        certain tenant improvements (the “Tenant Improvements”) generally set forth in
        the plan or description attached hereto as Schedule “One”. Schedule One may or
        may not consist of finalized construction drawings, and if Schedule One does
        not
        consist of finalized construction drawings, Landlord and Tenant, in conjunction
        with Landlord’s interior design architects, will prepare plans and schedules and
        finalize construction drawings (collectively “Plans and Specifications”)
        depicting the desired Tenant Improvements. The Plans and Specifications shall
        contain sufficient detail and specificity to allow the planned Tenant
        Improvements to be bid by applicable contractors. Landlord shall have approval
        rights of all Plans and Specifications, not to be unreasonably withheld.
        

       

      Subject
        to the conditions set forth below, Landlord will provide Tenant with an
        allowance up to but not exceeding $20,000 for improvements to the Premises
        and
        Expansion Premises requested by Tenant (the "Tenant Improvement Allowance").
        The
        Tenant Improvement Allowance is meant to be comprehensive to include but
        not be
        limited to all of Landlord’s costs and expenses associated with the Tenant
        Improvements, including but not limited to preparation of the Plans and
        Specifications, permitting fees, actual construction material and labor,
        wiring
        and cabling in and between the Premises and Expansion Premises (hereinafter
        collectively “Total Construction Costs”). The Tenant Improvement Allowance is an
        agreed upon maximum reimbursement from Landlord to Tenant of a portion of
        the
        Total Construction Costs, and Landlord does not represent or insure that
        the
        Tenant Improvement Allowance will cover the Total Construction Costs for
        the
        Tenant Improvements. Any portion of the Total Construction Costs that exceed
        the
        Tenant Improvement Allowance will be, at the election of Landlord, paid by
        Tenant either to (i) Landlord, to the extent Landlord has paid or is obligated
        to pay any portion of such amount, or (ii) to the provider of the goods or
        services. Tenant hereby agrees to save and hold Landlord harmless from any
        portion of the Total Construction Cost that exceeds the Tenant Improvement
        Allowance. In the event Landlord is required to pay any portion of the Total
        Construction Costs that exceed the Tenant Improvement Allowance, as and for
        additional Rent, Tenant shall reimburse Landlord therefore no later than
        five
        (5) days after receipt of an itemized invoice therefore. 

       

      All
        Tenant Improvements shall be made and constructed in accordance with all
        laws
        and applicable codes, and shall be constructed by Landlord’s contractors
        (minimum of three contractor bids unless otherwise agreed to by Tenant and
        Landlord) using materials supplied by suppliers of Landlord’s choice but
        commercially competitive. No construction shall commence until all required
        building permits have been obtained from applicable governmental agencies
        and
        until Landlord has reasonably approved the Plans and Specifications. No
        construction shall commence until Tenant has paid to Landlord (and such funds
        have cleared), any amount required under any applicable construction contract
        calling for deposit, progress, performance or similar payments (the “Required
        Payments”), to the extent the Required Payments exceed any unapplied Tenant
        Improvement Allowance. Following the commencement of construction of the
        Tenant
        Improvements, to the extent Tenant is required to pay any portion of the
        Required Payments and fails to do so, and notwithstanding Tenant’s obligations
        to reimburse Landlord for a portion of the Total Constructions Costs as set
        forth in the prior paragraph, Landlord may in its sole discretion stop
        construction of the Tenant Improvements, and Landlord’s directions to the
        applicable contractors to stop construction (i) shall not give Tenant any
        action
        or claim against Landlord, nor (ii) shall same cause any delay in the
        anticipated delivery or commencement date under the Lease, and (iii) if the
        delivery or commencement date under the Lease is determined by the completion
        of
        construction of the Tenant Improvements, then the delivery date or commencement
        date under the Lease shall be deemed the date that the Tenant Improvements
        are
        substantially completed and a certificate of occupancy by the governing
        authority has been issued (if required) as otherwise set forth under the
        Lease,
        less the number of days that Tenant failed to pay any Required Payments as
        set
        forth in this paragraph. 

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

      Any
        changes to the Plans and Specifications shall only be made pursuant to written
        change orders signed by Tenant and Landlord. To the extent any such change
        order
        increases the Total Construction Costs beyond the Tenant Improvement Allowance,
        Tenant shall pay same in accordance with the terms and conditions set forth
        in
        the change order. 

       

      Tenant
        and Landlord shall diligently deliver to the other copies of all invoices
        pertaining to the Tenant Improvements, and shall each pay all invoices required
        to be paid per this Amendment. To the extent any unapplied portion of the
        Tenant
        Improvement Allowance is not, within one (1) month following the substantial
        completion of the Tenant Improvements, utilized by Tenant or required to
        be paid
        by Landlord as set forth above, such portion of the Tenant Improvement Allowance
        shall be forfeited and shall not be further available from Landlord to Tenant.
        Tenant
        may utilize the Tenant Improvement Allowance for the remainder of 2006, at
        such
        time, any remaining unused amount of the Tenant Improvement Allowance shall
        be
        forfeited to Landlord.

       

      Tenant
        Improvements shall not include, and the Tenant Improvement Allowance shall
        not
        be applied to, any costs associated with Tenant’s moving costs, relocation
        related expenses, telephone and data communications cabling, movable furniture,
        works of art, or other items that are not affixed to the leased Premises
        and
        Expansion Premises.

       

      All
        Tenant Improvements, and any other physical alterations and permanent
        improvements to the Premises and Expansion Premises shall remain the property
        of
        Landlord, except for those Tenant Improvements, physical alterations and
        permanent improvements that (i) are solely paid for by Tenant and not reimbursed
        by any portion of the Tenant Improvement Allowance, and (ii) consist of
        furniture, fixtures and equipment and (iii) can be removed from the Premises
        and
        Expansion Premises without damage to the Premises and Expansion Premises
        that
        can be repaired at no cost to Landlord. 

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

      6. Security
        Deposit. The
        Security Deposit will be increased by $2,850.13 to $11,023.13 which is one
        month’s gross rent of the Existing and Premises and Expansion
        Premises.

      

       

      7. Signage. Tenant
        shall have the right to install its corporate identification on the middle
        line
        of the (three line) Two Northpoint sign monument on a month to month basis,
        such
        month to month basis being conditioned as follows: If any Tenant in Two
        Northpoint has more square footage than Wintegra and has a written agreement
        for
        monument signage, and there are no available lines to place signage on the
        monument sign, then Wintegra shall either
        (a) cooperate with Landlord and its designated contractor at Tenant’s own
        expense, to modify the sign to allow an additional line, within 30 days of
        the
        Landlord’s request, or (b) remove signage within 30 days of Landlord’s request
        to remove signage. Tenant
        shall have the right to use a portion of their Tenant Improvement Allowance
        to
        pay for any signage costs pursuant to Section 5 of this Amendment No.
        1.

       

      8.  Right
        of First Offer.  Provided
        no Event of Default then exists, Landlord shall, prior to offering the same
        to
        any party (other than the then-current tenant therein), first offer to lease
        to
        Tenant up to the entire space, but a minimum of approximately 50% of the
        space
        designated on Exhibit
        B
        (the
“Offer
        Space”)
        in an
“AS-IS”
        condition; such offer shall be in writing and specify the lease terms for
        the
        Offer Space, including the rent to be paid for the Offer Space and the date
        on
        which the Offer Space shall be included in the Premises ( the “Offer-Notice”).
        The
        Offer Space shall have a lease termination date coterminous with Tenant’s Lease
        so long as Tenant has at least thirty (30) months remaining on their term.
        Tenant shall notify Landlord in writing whether Tenant elects to lease the
        Offer
        Space on the terms set forth in the Offer Notice and this paragraph, within
        five
        (5) business days after Landlord delivers to Tenant the Offer Notice. If
        Tenant
        timely elects to lease the Offer Space, then Landlord and Tenant shall execute
        an amendment to this Lease, effective as of the date the Offer Space is to
        be
        included in the Premises, on the terms set forth in the Offer Notice and,
        to the
        extent not inconsistent with the Offer Notice terms, the terms of this Lease;
        however, Tenant shall accept the Offer Space in an “AS-IS”
        condition and Landlord shall provide $6 per square foot to Tenant as an
        allowance for construction of Tenant Improvements. 

      

      If
        Tenant
        fails or is unable to timely exercise its right hereunder, then such right
        shall
        lapse, time being of the essence with respect to the exercise thereof (it
        being
        understood that Tenant’s right hereunder is a one-time right only), and Landlord
        may lease all or a portion of the Offer Space to third parties on such terms
        as
        Landlord may elect. Tenant may not exercise its rights under this Exhibit
        if an
        Event of Default exists or Tenant is not then occupying the entire Premises.
        For
        purposes hereof, if an Offer Notice is delivered for less than all of the
        Offer
        Space but such notice provides for an expansion, right of first refusal,
        or
        other preferential right to lease some of the remaining portion of the Offer
        Space, then such remaining portion of the Offer Space shall thereafter be
        excluded from the provisions of this section.

      

      Tenant’s
        rights under this section shall terminate if (a) this Lease or Tenant’s right to
        possession of the Premises is terminated, (b) Tenant assigns any of its interest
        in this Lease or sublets more than 20% of the rentable square footage of
        the
        Premises or (c) less than two full calendar year remains in the initial Term
        of
        this Lease.

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      

      9. Effective
        Date; Tenant’s Proportionate Share; Acceptance.
        Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord,
        the
        Expansion Premises on the terms and conditions of the Lease, as modified
        hereby.
        Accordingly, from and after July 1, 2006, the term "Premises” shall refer
        collectively to the Premises and the Expansion Premises, except as otherwise
        provided herein, Tenant’s Proportionate Share (as defined in the Lease) shall be
        increased to 4.69%, which is the percentage obtained by dividing the number
        of
        rsf in the Premises (7,039) by the number of rsf in the Project
        (149,930).

       

      10.
        Parking.
        Landlord
        and Tenant agree that the parking provision (as described in Article 8.4
        of the
        Lease) shall remain effective as written; provided, however, that the first
        (1st)
        sentence of Article 8.4 shall be deleted in its entirety and replaced with
        the
        following:

      

      “During
        the initial Lease Term and any renewal term, Tenant shall have the right
        to
        twenty three (23) unreserved surface vehicle parking spaces at no cost to
        the
        Tenant and Tenant shall be obligated to pay $45 per parking space per month
        beginning on April 1, 2007 to Landlord and Landlord shall provide Tenant
        with
        Four (4) reserved covered vehicle parking spaces in the Parking
        Areas.”
        

      

      11. Brokerage.
        Landlord and Tenant each warrant to the other that it has not dealt with
        any
        broker or agent in connection with the negotiation or execution of this
        Amendment except Eddy Bauman of Bluestone Partners. Tenant and Landlord shall
        each indemnify the other against all costs, expenses, attorneys’ fees, and other
        liability for commissions or other compensation claimed by any other broker
        or
        agent claiming the same by, through, or under the indemnifying
        party.

      

      12. Ratification.
        Tenant
        hereby confirms and ratifies that, as of the date hereof, (a) the Lease is
        and remains in good standing and in full force and effect, and (b) to
        Tenant’s actual knowledge after reasonable inquiry, Tenant has no claims,
        counterclaims, set-offs or defenses against Landlord arising out of the Lease
        or
        in any way relating thereto or arising out of any other transaction between
        Landlord and Tenant.

      

      13. Binding
        Effect; Governing Law.
        Except
        as modified hereby, the Lease shall remain in full effect and this Amendment
        shall be binding upon Landlord and Tenant and their respective successors
        and
        assigns. If any inconsistency exists or arises between the terms of this
        Amendment and the terms of the Lease, the terms of this Amendment shall prevail.
        This Amendment shall be governed by the laws of the State in which the Premises
        are located.

      

      14. Counterparts.
        This
        Amendment may be executed in multiple counterparts, each of which shall
        constitute an original, but all of which shall constitute one
        document.

      

      

      [THE
        REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK]

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

      EXECUTED
        as of the date first written above.

      
 

      
        	
                LANDLORD:

                

                Prominent
                  Northpoint L.P., a Texas limited partnership 

                by
                  Aspen
                  Growth Properties Inc. its general partner

                

                By:
                  /s/ Mark McAllister 4/21/06

                Name: Mark
                  McAllister

                Title:
                  President

                

                

                TENANT:

                

                Wintegra,
                  Inc.

                

                

                By:
                  /s/ Robert
                  O'Dell                    

                Name: Robert
                  O'Dell                     
                  

                Title:
                  EVP
                  Marketing                   
                  

              

      

        

      

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

      

        Exhibit
          A

        

        Expansion
          Premises

        

        

         

         

        
          
            
            

          

          
            
            

            
              

            

          

          
            
            

          

        

         

        

        Exhibit
          B

        

        Right
          of First Offer Space

        

         

         

        
          
            
            

          

          
            
            

            
              

            

          

          
            
            

          

        

      

       

    

     

    NORTHPOINT
      CENTRE

    OFFICE
      LEASE AGREEMENT

    

    

    By
      and
      Between

    

    

    

    Connecticut
      General Life Insurance Company, a Connecticut corporation,

    on
      behalf of its Separate Account R

    (“Landlord”)

    

    

    

    and

    

    

    

    Wintegra,
      Inc.

    (“Tenant”)

    

    

    DATED:
      _____________________

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    REFERENCE
      DATA

    

    

    This
      Reference Data summarizes basic lease information. It is not part of the
      Lease.

    

    
      	
              Item

            	 	
              Section

            
	 	 	
              Reference

            
	 	 	 
	 	 	 
	
              Commencement
                Date

            	
              On
                or about March 1, 2004

            	
              2.1

            
	 	 	 
	
              Leased
                Premises

            	
              5,449
                sq. ft. of Net Rentable Area

            	
              1.1

            
	 	 	 
	
              Term

            	
              Thirty-six
                (36) Months

            	
              2.1

            
	 	 	 
	
              Tenant’s
                Pro Rata Share

            	
              3.6%

            	
              1.4

            
	 	 	 
	
              Base
                Rental

            	
              $9.10
                NNN Average

            	
              3.2

            
	 	 	 
	
              Additional
                Rental

            	
              $8.90
                (estimate for 2004)

            	
              3.3

            
	 	 	 
	
              Security
                Deposit

            	
              $8,173.00

            	
              3.4

            
	 	 	 
	
              Use

            	
              General
                Office

            	
              4.1

            
	 	 	 
	
              Options

            	
              Renewal
                Option

            	
              Exhibit
                “E”

            
	 	 	 
	
              Additional
                Agreements

            	 	
              Exhibit
                “E”

            
	 	 	 
	
              Tenant
                Improvement/Construction Agreement

            	
              Exhibit
                “G”

            

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    TABLE
      OF CONTENTS

    

    
      	
              Section
                or 
Exhibit
                No.

            	
              Description

            	
              Page

            
	 	 	 
	
              ARTICLE
                I

            	 
	 	 	 
	
              DEFINITIONS

            	 
	 	 	 
	
              1.1

            	
              Leased
                Premises and Related Terms

            	
              1

            
	
              1.2

            	
              Lease
                Year

            	
              3

            
	
              1.3

            	
              Base
                Operating Cost

            	
              3

            
	
              1.4

            	
              Proportionate
                Share

            	
              5

            
	
              1.5

            	
              Hazardous
                Materials

            	
              5

            
	 	 	 
	
              ARTICLE
                II

            	 
	 	 	 
	
              TERM

            	 
	 	 	 
	
              2.1

            	
              Lease
                Term

            	
              5

            
	 	 	 
	
              ARTICLE
                III

            	 
	 	 	 
	
              RENT

            	 
	 	 	 
	
              3.1

            	
              Rental
                Payments

            	
              6

            
	
              3.2

            	
              Base
                Rental

            	
              7

            
	
              3.3

            	
              Additional
                Rental

            	
              7

            
	
              3.4

            	
              First
                Month’s Rent and Security Deposit

            	
              8

            
	 	 	 
	
              ARTICLE
                IV

            	 
	 	 	 
	
              TENANT’S
                DUTIES

            	 
	 	 	 
	
              4.1

            	
              Use

            	
              8

            
	
              4.2

            	
              Repairs,
                Maintenance, and Cleaning

            	
              9

            
	
              4.3

            	
              Compliance
                with Laws; Americans With Disabilities Act

            	
              10

            
	
              4.4

            	
              Assignment
                and Subletting

            	
              10

            
	
              4.5

            	
              Rules
                and Regulations

            	
              12

            
	
              4.6

            	
              Alterations
                by Tenant

            	
              12

            
	
              4.7

            	
              Taxes
                Payable By Tenant

            	
              13

            
	
              4.8

            	
              Condition
                of Leased Premises

            	
              14

            
	
              4.9

            	
              Limits
                on Hazardous Materials

            	
              14

            

    

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      	 	 	 
	 	 	 
	
              ARTICLE
                V

            	 
	 	 	 
	
              LANDLORD’S
                RIGHTS AND DUTIES

            	 
	 	 	 
	
              5.1

            	
              Right
                of Access by Landlord

            	
              15

            
	
              5.2

            	
              Services
                to be Provided by Landlord

            	
              15

            
	
              5.3

            	
              Limited
                Patrol Service

            	
              16

            
	
              5.4

            	
              Keys

            	
              17

            
	
              5.5

            	
              Tenant
                Identification and Signage

            	
              17

            
	
              5.6

            	
              Lobby
                Directory

            	
              17

            
	
              5.7

            	
              Repairs
                by Landlord

            	
              17

            
	 	 	 
	
              ARTICLE
                VI

            	 
	 	 	 
	
              INSURANCE,
                DAMAGE, AND CONDEMNATION

            	 
	 	 	 
	
              6.1

            	
              Indemnity
                and Hold Harmless

            	
              17

            
	
              6.2

            	
              Property
                Insurance by Landlord

            	
              18

            
	
              6.3

            	
              Property
                Insurance by Tenant

            	
              18

            
	
              6.4

            	
              Liability
                Insurance

            	
              18

            
	
              6.5

            	
              General
                Insurance Requirements

            	
              19

            
	
              6.6

            	
              Waiver
                of Subrogation

            	
              19

            
	
              6.7

            	
              Fire
                or Other Casualty

            	
              19

            
	
              6.8

            	
              Condemnation
                and Loss or Damage

            	
              20

            
	 	 	 
	
              ARTICLE
                VII

            	 
	 	 	 
	
              DEFAULT

            	 
	 	 	 
	
              7.1

            	
              Default
                by Tenant

            	
              20

            
	
              7.2

            	
              Holding
                Over

            	
              22

            
	
              7.3

            	
              Non-Waiver

            	
              22

            
	
              7.4

            	
              Attorney’s
                Fees

            	
              22

            
	
              7.5

            	
              Landlord’s
                Lien

            	
              23

            
	
              7.6

            	
              Default
                by Landlord

            	
              23

            
	
              7.7

            	
              Limitation
                on Liability of Landlord

            	
              24

            
	 	 	 
	
              ARTICLE
                VIII

            	 
	 	 	 
	
              GENERAL

            	 
	 	 	 
	
              8.1

            	
              The
                Landlord’s Mortgagee

            	
              21

            
	
              8.2

            	
              Estoppel

            	
              21

            
	
              8.3

            	
              Notice

            	
              21

            
	
              8.4

            	
              Parking

            	
              22

            
	
              8.5

            	
              Miscellaneous
                Provisions

            	
              22

            
	
              8.6

            	
              Anti-Terrorism
                Representations

            	
              24

            
	
              8.7

            	
              Other

            	
              25

            
	 	 	 

    

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
 

    
      	
              EXHIBIT
                “A”

            	
              DESCRIPTION
                OF LAND

            
	 	 
	
              EXHIBIT
                “B”

            	
              PLAT
                OF LEASED PREMISES

            
	 	 
	
              EXHIBIT
                “C”

            	
              BUILDING
                RULES AND REGULATIONS

            
	 	 
	
              EXHIBIT
                “D”

            	
              PARKING
                RULES AND REGULATIONS

            
	 	 
	
              EXHIBIT
                “E”

            	
              ADDITIONAL
                AGREEMENTS

            
	 	 
	
              EXHIBIT
                “F”

            	
              COMMENCEMENT
                DATE DECLARATION

            
	 	 
	
              EXHIBIT
                “G”

            	
              TENANT
                IMPROVEMENT/CONSTRUCTION AGREEMENT 

            
	 	 
	
              EXHIBIT
                “H”

            	
              ERISA
                PARTIES IN INTEREST LIST SEPARATE ACCOUNT
                R

            

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    LEASE
      AGREEMENT

     

    

      
        	
                THE
                  STATE OF TEXAS

              	
                §

              
	 	
                §

              
	
                COUNTY
                  OF TRAVIS

              	
                §

              

      

THIS
      LEASE AGREEMENT (“Lease”) is made and entered into as of the date indicated
      below by and between Connecticut
      General Life Insurance Company, a Connecticut corporation, on behalf of its
      Separate Account R
      (“Landlord”); Wintegra,
      Inc., a Delaware Corporation (“Tenant”).
      Subject to and upon the terms, provisions, and conditions set forth in this
      Lease, and each in consideration of the duties, covenants, and obligations
      of
      the other hereunder, Landlord does lease, demise, and let the Leased Premises
      (defined below) to Tenant, and Tenant does lease, demise, and take the Leased
      Premises from Landlord.

    

    

    WITNESETH:

    

    ARTICLE
      I

    

    DEFINITIONS

    

    Unless
      otherwise clearly indicated by the context, the following terms shall have
      the
      meanings specified below when they are used in the Lease:

    

    
      
        
          
            	
                  	1.1	
                    Leased
                      Premises and Related Terms.

                  

          

        

      

    

    

    The
      term
“Land” shall mean the real property described in Exhibit
      “A”
      which is
      attached to this Lease and incorporated by reference.

    

    The
      term
“Building” shall mean the Land and all improvements located on the Land,
      including the office and retail building and the parking Parking Areas now
      located on the Land.

    

    The
      term
“Leased Premises” shall mean the following described office space located within
      the Building:

    

    Approximately
      5,449 square feet of Net Rentable Area (defined below) being Suite 215, located
      on the 2nd.
      floor
      of the Building, as reflected on the floor plan(s) attached to and made a part
      of this Lease as Exhibit
      “B”.

    

    The
      term
“Net Rentable Area,” as used herein, shall mean: (i) in the case of a floor
      leased to a single tenant, all floor area measured from the inside surface
      of
      the outer glass line of the Building to the inside surface of the opposite
      outer
      glass line, excluding only Service Areas and General Common Areas (defined
      below), plus an allocation of the square footage of the General Common Areas;
      and (ii) in the case of a floor leased to more than one tenant, all floor areas
      within the inside surface of the outer glass line of the Building enclosing
      the
      Leased Premises and measured to the midpoint of demising walls {i.e., walls
      separating the Leased Premises from areas leased to or held for lease to other
      tenants, from On-Floor Common Areas (defined below) and from General Common
      Areas}, excluding only Service Areas, plus an allocation of the square footage
      of the General Common Areas and an allocation of the square footage of the
      On-Floor Common Areas. No deductions from Net Rentable Area shall be made for
      columns or projections necessary to the Building. The Net Rentable Area has
      been
      calculated based on BOMA standards.

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

    
 

    “Service
      Areas” shall mean the areas within (and measured from the midpoint of the walls
      enclosing) the Building’s stairs, fire towers, elevator shafts, flues, vents,
      stacks, pipe shafts and vertical ducts. Areas for the specific use of Tenant
      and
      installed at the request of Tenant, such as special stairs or elevators, are
      not
      included within the definition of Service Areas.

    

    “General
      Common Areas” shall mean those areas within (and measured from the midpoint of
      the walls enclosing) the Building’s elevator machine rooms, main mechanical and
      electrical rooms, public lobbies, management office and other areas not leased
      or held for lease within the Building but which are necessary or desirable
      for
      the proper utilization of the Building or to provide customary services to
      the
      Building. The allocation of the square footage of the General Common Areas
      shall
      be equal to the total General Common Areas within the Building multiplied by
      a
      fraction, the numerator of which is the Net Rentable Area of the Leased Premises
      (excluding only the allocation of the General Common Areas) and the denominator
      of which is the Net Rentable Area (excluding only the General Common Areas)
      of
      all office space leased or held for lease in the Building.

    

    “On-Floor
      Common Areas” shall mean all areas within (and measured from the midpoint of the
      walls enclosing) public corridors, elevator foyers, restrooms, mechanical rooms,
      janitor closets, telephone and equipment rooms, and other similar facilities
      for
      use of all tenants on the floor on which the Leased Premises are located. In
      the
      case of a floor leased to more than one tenant, the allocation of the square
      footage of the On-Floor Common Areas on said floor shall be equal to the total
      On-Floor Common Areas on said floor multiplied by a fraction, the numerator
      of
      which is the Net Rentable Area of the portion of the Leased Premises (excluding
      the allocation of the General Common Areas and excluding the allocation of
      the
      On-Floor Common Areas) and the denominator of which is the Net Rentable Area
      (excluding the allocation of the General Common Areas and excluding the
      allocation of the On-Floor Common Areas) of all office space leased or held
      for
      lease on said floor.

    

    The
      Net
      Rentable Area of the Leased Premises has been calculated on the basis of the
      foregoing definition and a multi-tenant floor add-on factor of 15% and is
      stipulated to be 5,449 square feet.

     

    1.2    Lease
      Year.
      The
      term “Lease Year” shall mean the twelve (12) month period beginning January 1
      and ending December 31 of the applicable calendar
      year.

    

    1.3    Base
      Operating Cost.
      The
      term “Base Operating Cost” shall mean the aggregate of all expenditures incurred
      by Landlord to maintain and operate the Building in a first class manner. All
      such expenses shall be determined in accordance with generally accepted
      accounting principles which shall be consistently applied. Base Operating Cost,
      as used in this Lease, shall mean all expenses, costs, and disbursements of
      every kind and nature which Landlord shall pay or become obligated to pay
      because of or in connection with the ownership and operation of the Building
      and
      the Parking Areas, including but not limited to, the following:

    

    (a) Wages,
      salaries and any ancillary expenses of all employees actually engaged in
      operation and maintenance of the Building and the Parking Areas, including
      taxes, insurance and benefits relating thereto.

    

    (b) All
      supplies and materials used in operation and maintenance of the Building and
      the
      Parking Areas.

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

    

    

    (c) Cost
      of
      all utilities for the Building and Parking Areas, including, but not limited
      to,
      electric, gas, water, heating lighting, air conditioning and ventilating the
      Building as provided pursuant to Article 5.2, below.

    

    (d) Cost
      of
      all maintenance, service, and operating agreements for the Building and Parking
      Areas and the equipment therein, including, but not limited to security service,
      window cleaning, elevator maintenance, landscaping, janitorial service and
      Parking Area operation.

    

    (e) The
      gross
      cost of casualty and liability insurance applicable to the Building and Parking
      Areas and Landlord’s personal property used in connection therewith as provided
      in Article VI below.

    

    (f) All
      taxes
      and assessments and governmental charges whether federal, state, county or
      municipal, and whether they be by taxing districts or authorities presently
      taxing the Leased Premises or by others, subsequently created or otherwise,
      and
      any other taxes and assessments attributable to the Building and Parking Areas
      or their operation, excluding, however, federal and state taxes on
      income.

    

    (g) Cost
      of
      repairs and general maintenance undertaken by Landlord in its sole discretion
      on
      or of the Building and Parking Areas (excluding only: (i) repairs and general
      maintenance to the structure, foundation, and exterior walls of the Building
      and
      Parking Areas; (ii) repairs and general maintenance paid by proceeds of
      insurance or by Tenant or other third parties; and (iii) alterations
      attributable solely to tenants of the Building other than Tenant).

    

    (h) Amortization
      of the cost of installation of capital investment items which are installed
      for
      the purpose of reducing operating expenses or which may be required by
      governmental authority. All such costs shall be amortized over the reasonable
      life of the capital investment item, together with interest at the rate of
      ten
      percent (10%) per annum on the unamortized balance, with the reasonable life
      and
      amortization schedule being determined in accordance with generally accepted
      accounting principles and in no event to extend beyond the reasonable life
      of
      the Building or Parking Areas. In the case of installations for the purpose
      of
      reducing operating expenses, Landlord at Tenant’s request shall provide cost
      justifications showing that the anticipated reduction in operating expenses
      is
      greater than the annual amortization amount related to the capital investment
      item.

    

    (i) All
      commercially reasonable management fees incurred by Landlord for the management
      of the Building and Parking Areas.

    

    (j) Landlord’s
      central accounting costs applicable to the Land, the Building and the Parking
      Areas, together with any costs incurred by Landlord to prepare any audit
      required pursuant to the terms of this Lease.

    

    (k) Any
      costs
      incurred by Landlord to furnish any specific service or repair required by
      Section 5.2 of this Lease.

    

    (l) Any
      and
      all other expenses paid in connection with the operation of the Building and
      the
      Parking Areas which are properly chargeable against the income
      therefrom.

    

     

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

    Tenant,
      at Tenant’s option and expense, may audit
      Landlord’s accounts to substantiate any costs claimed.

    

    If
      any of
      the factors included in “Base Operating Cost” are not payable, billed, or
      otherwise due so as to allow an accurate calculation of said factors annually
      (e.g., ad valorem taxes and long-term contracts), Landlord, in its sole
      discretion, may estimate and prorate said factors on an annual basis, and said
      factors shall be properly adjusted by Landlord when they actually become due
      and
      payable.

    

    Notwithstanding
      any other provision in this Lease to the contrary, it is agreed that in the
      event the Building is not fully occupied during any calendar year or in the
      event the entire Building is not provided with Building standard services during
      any calendar year, an adjustment shall be made in computing such component
      of
      the Base Operating Cost for such year so that the actual operating expenses
      shall be computed for such year as though the Building had been fully occupied
      during such year and as though the entire Building had been provided with
      Building standard services during such year.

    

    Notwithstanding
      anything to the contrary in this Section 1.3, Base Operating Cost shall not
      include any costs incurred in the replacement of capital investment items except
      those made for the purposes of reducing operating expenses, nor Landlord’s home
      office expense nor specific costs specially billed to specific tenants nor
      commissions paid for the leasing or renting of space in the
      Building.

    

    1.4    Proportionate
      Share.
      Tenant’s “Proportionate Share” of the Base Operating Cost or other charges to be
      borne by Tenant in accordance with the terms hereof shall be the amount obtained
      by multiplying the total sum of such Base Operating Cost or other charges by
      the
      percentage obtained by dividing the Net Rentable Area in the Leased Premises
      (5,449) by the total number of square feet of Net Rentable Area in all office
      space leased or held for lease in the Building (149,894) (such percentage being
      referred to as Tenant’s “Pro Rata Share”). Tenant’s Pro Rata Share is stipulated
      to be 3.6%.

    

    1.5    Hazardous
      Materials.
      The
      term “Hazardous Materials” shall mean any substance, materials and wastes that
      are or become regulated, restricted or prohibited as hazardous, toxic or
      polluting substances under any applicable federal, state or local law,
      regulation, ordinance or order.

    

    ARTICLE
      II

    

    TERM

     

    2.1    Lease
      Term.
      Subject
      to and upon the terms and conditions set forth in this Lease, or in any exhibit
      attached hereto, the primary term of this Lease shall commence on the
“Commencement Date” as defined below, and shall terminate on the Last days of
      the 36 month of the Lease Term. The “Lease Term” of this Lease shall be the
      primary term specified in this Section 2.1, unless renewed or otherwise extended
      or earlier terminated pursuant to the terms and provisions of this Lease. The
      Commencement Date of this Lease shall be the date the Leased Premises are deemed
      to be ready for occupancy by Tenant upon the first to occur of (i) the date
      that
      there is delivered to Tenant a certificate of substantial completion of the
      improvements in and to the Leased Premises from Landlord’s architect, which
      certificate shall be binding and conclusive upon Tenant; or (ii) the date on
      which Tenant, or anyone claiming by, through or under Tenant, occupies any
      portion of the Leased Premises. Within five (5) days after the Commencement
      Date, Tenant will, at the request of Landlord, execute a Commencement Date
      Declaration in substantially the form attached hereto as Exhibit
      “F”.

     

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

    

    

    

    ARTICLE
      III

    

    RENT

    

    3.1    Rental
      Payments.

    

    (a) Commencing
      on the Commencement Date and continuing thereafter throughout the Lease Term,
      Tenant agrees to the Base Rental as described in Section 3.2, plus Tenant’s
      Forecast Additional Rental and Tenant’s Additional Rental as described in
      Section 3.3. The Base Rental together with Tenant’s Forecast Additional Rental
      shall be due and payable in equal monthly installments, in advance, on the
      first
      day of each calendar month during the Lease Term. Tenant agrees to pay such
      rent
      to Landlord at Landlord’s address for notice as provided herein (or such other
      address as may be designated by Landlord from time to time). If the term of
      the
      Lease is deemed to have commenced on a date other than the first date of a
      calendar month, the expiration date of the primary term shall be extended so
      as
      to give effect to the full term specified in 2.1 above in addition to the
      remainder of the calendar month during which the Lease is deemed to have
      commenced. 

    

    (b) If
      the
      Lease Term as described above commences on other than the first day of a
      calendar month or terminates on other than the last day of a calendar month,
      then the installments of Base Rental and Tenant’s Forecast Additional Rental for
      such month or months shall be prorated and the installment or installments
      so
      prorated shall be paid in advance. The payment for such prorated month shall
      be
      calculated by multiplying the monthly installment by a fraction, the numerator
      of which shall be the number of days of the Lease Term occurring during said
      commencement or termination month, as the case may be, and the denominator
      of
      which shall be the total number of days occurring in said commencement or
      termination month. Also, if the Lease Term commences or terminates on other
      than
      the first day of a calendar year, Tenant’s Additional Rental (defined below)
      shall be prorated for such commencement or termination year, as the case may
      be,
      by multiplying each by a fraction, the numerator of which shall be the number
      of
      days of the Lease Term during the commencement or termination year, as the
      case
      may be, and the denominator of which shall be 365, and the calculation described
      in Section 3.3(c) below shall be made as soon as possible after the termination
      of this Lease. Landlord and Tenant agree that the provisions relating to said
      calculation shall survive the termination of this Lease.

    

    (c) Tenant
      shall pay all rent and other sums of money as same shall become due from and
      payable by Tenant to Landlord under this Lease at the times and in the manner
      provided in this Lease, without demand, set-off or counterclaim.

    

    (d) Tenant
      shall pay all applicable bank charges incurred by Landlord plus Twenty-five
      and
      No/100 Dollars ($25.00) for each returned check. Tenant’s right to possession
      and all of Landlord’s obligations under this Lease are expressly contingent on
      the prompt payment of rent, and the use of the Leased Premises is obtained
      only
      on the condition that rent is paid on time. Payment of rent by Tenant shall
      be
      an independent covenant. In the event Tenant has not timely paid rent or other
      sums due on two or more occasions, or in the event a check is returned for
      insufficient funds or no account, Landlord may thereafter require that all
      rent
      and other sums due be paid by cashier’s check, certified check, or money order,
      without further notice.

    

    (e) In
      the
      event that Tenant fails to pay any installment of Base Rental, or any Additional
      Rental or other sums of whatever nature owed by Tenant to Landlord under this
      Lease within ten (10) days of the date such amount is due, there shall be added
      to such unpaid amount a late charge of ten percent (10%) of the past due amount
      in order to compensate Landlord for the extra administrative expenses associated
      with the collection of such late payment. Tenant agrees to pay Landlord interest
      on any past due amount owed under this Lease at the maximum lawful rate allowed
      by applicable law from the date due until paid.

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    

    

    3.2    Base
      Rental.
      Throughout the Lease Term, Tenant shall pay to Landlord a base annual rental
      (“Base Rental”) in an amount of $9.10 Net Average per square foot of Net
      Rentable Area within the Leased Premises per year, or an amount as outlined
      below per calendar month commencing on the Commencement Date:

    

    
      	 	
              Months
                1- 36 

            	 	
              $9.10
                per square foot

            

    

    

    3.3    Additional
      Rental.

    

    (a) Commencing
      with the Lease Year in which the Commencement Date occurs and continuing
      thereafter for each Lease Year during the Lease Term, Landlord shall present
      to
      Tenant prior to the beginning of said Lease Year (or for the first Lease Year,
      prior to the commencement of said term) a statement of Tenant’s Forecast
      Additional Rental (defined below). In Landlord’s best estimate as of the date of
      this Lease, Tenant’s Forecast Additional Rental for the first Lease Year is
      estimated to be $8.90 per square foot of Net Rentable Area in the Leased
      Premises per year , which shall not be increased during the calendar year of
      2004. Tenant Agrees to pay Tenant’s Forecast Additional Rental according to the
      terms of Section 3.1 (that is, in equal monthly installments in advance).
“Tenant’s Forecast Additional Rental” shall mean Landlord’s reasonable estimate
      of Tenant’s Additional Rental (defined below).

    

    (b) “Tenant’s
      Additional Rental,” as used herein, shall mean for each Lease Year or partial
      Lease Years during the Lease Term, Tenant’s Pro Rata Share of the Base Operating
      Cost.

    

    (c) Within
      one hundred fifty (150) days after the end of the first Lease Year in which
      the
      Commencement Date occurs and of each Lease Year thereafter during the Lease
      Term, or as soon as possible thereafter, Landlord shall provide Tenant a
      statement showing the Base Operating Cost for said Lease Year and a statement
      prepared by Landlord comparing Tenant’s Forecast Additional Rental with Tenant’s
      Additional Rental for said Lease Year. In the event that Tenant’s Forecast
      Additional Rental exceeds Tenant’s Additional Rental for said Lease Year,
      Landlord shall pay Tenant (in the form of a credit against rentals next due)
      an
      amount equal to such excess. In the event that Tenant’s Additional Rental
      exceeds Tenant’s Forecast Additional Rental for said Lease Year, Tenant shall
      pay Landlord, within ten (30) days of receipt of the statement, an amount equal
      to such difference.

     

    3.4    First
      Month’s Rent and Security Deposit.
      At the
      time of execution of this Lease, Tenant shall pay in advance the first monthly
      installment of Base Rental and Tenant’s Forecast Additional Rental. On the same
      date, Tenant shall deposit with Landlord, an amount equal to $8,173.00 (the
      “Security Deposit”) as security for Tenant’s faithful performance of Tenant’s
      obligations herein contained. If Tenant defaults in any manner in the
      performance of Tenant’s obligations contained in this Lease, Landlord may use,
      apply or retain all or any portion of the Security Deposit for the payment
      of
      any rent, or other sum in default or for the payment of any other sum or expense
      to which Landlord may become obligated by reason of such default, or to
      compensate Landlord for any loss or damage which Landlord may suffer thereby.
      Landlord shall not be required to separately account for the Security Deposit
      nor to maintain an escrow or separate account therefor. If Tenant performs
      all
      of Tenant’s obligations under this Lease, the Security Deposit, or so much
      thereof as has not been applied by Landlord, shall be returned, without payment
      of interest or other increment for its use, to Tenant (or, at Tenant’s option,
      the last assignee, if any, of Tenant’s interest hereunder) within sixty (60)
      days after the expiration of the Lease Term, and after Tenant has vacated the
      Leased Premises. Landlord’s right to so apply the Security Deposit shall in no
      manner limit, impair or otherwise affect any of Landlord’s remedies set forth in
      this Lease.

    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    

    

    ARTICLE
      IV

    

    TENANT’S
      DUTIES

    

    4.1    Use.

    

    (a) The
      Leased Premises are to be used and occupied by Tenant (and its permitted
      assignees and subtenants) solely for the purpose of general office use and
      for
      no other purpose.

    

    (b) Tenant
      agrees not to commit or suffer to be committed on the Leased Premises any
      nuisance or other act or thing against public policy or which violates any
      law
      or governmental regulation or which is disreputable or which may disturb the
      quiet enjoyment of any other tenant of the Building or Parking Areas of which
      the Leased Premises are a part.

    

    (c) Tenant
      will not use, occupy, or permit the use or occupancy of the Leased Premises
      for
      any unlawful, disreputable, immoral, or hazardous purpose; or maintain or permit
      the maintenance of any public or private nuisance; or do or permit any act
      or
      thing which may disturb the quiet enjoyment of any other tenant of the Building;
      or keep any substance or carry on or permit any operation which might emit
      offensive odors into other portions of the Building; or permit anything to
      be
      done which would increase the fire and extended insurance rate of the Building
      or contents or terminate the fire and extended insurance coverage. The Leased
      Premises shall not be used for any purpose which would tend to lower the
      first-class character of the Building, or create unreasonable elevator loads
      or
      otherwise interfere with standard Building operations, and Tenant shall not
      engage in any activity which is not in keeping with the standards of the
      Building.

    

    (d) Tenant
      shall not place, install, or operate on the Leased Premises or in any part
      of
      the Building any engine, refrigerating, heating, or air conditioning apparatus,
      stove, or machinery, or conduct mechanical operations, or place or use in or
      about the Leased Premises any inflammable, explosive, hazardous, toxic or
      odorous solvents or materials without the prior written consent of Landlord.
      No
      portion of the Leased Premises shall at any time be used for cooking, sleeping
      or lodging quarters.

    

    4.2    Repairs,
      Maintenance, and Cleaning.
      Tenant
      shall, at all times during the Lease Term and at Tenant’s sole cost and expense,
      keep the Leased Premises and every part thereof in a clean, attractive condition
      and in good repair. Tenant will not damage the Leased Premises or any other
      portions of the Building. Without limitation on any of the foregoing, Tenant
      hereby recognizes that the Building is a first-class office building and as
      a
      further inducement to Landlord to enter into this Lease, Tenant hereby covenants
      and agrees as follows:

    

    
      	 	
              (a)

            	
              Tenant
                will remove all rubbish and other debris from the Leased Premises
                at such
                times and to such locations as may be specified by Landlord from
                time to
                time and under conditions approved by
                Landlord.

            

    

    

    
      	 	
              (b)

            	
              Tenant
                will place no fixtures, furnishings, decorations, or equipment in
                the
                Leased Premises except such as are satisfactory to and, prior to
                being
                installed or placed therein, shall have been approved in writing
                by
                Landlord.

            

    

    
      
        
        

      

      
        7

        
          

        

      

      
        
        

      

    

    

    

    Landlord
      shall retain the right to monitor the performance of any such obligations.
      If
      Landlord determines that Tenant is in default of any of Tenant’s obligations
      under this Section 4.2 and if Tenant fails to cure such default within
      forty-eight (48) hours after Landlord has provided a written notice of such
      default to Tenant, then Landlord shall have the right to cause the same to
      be
      cured at Tenant’s expense, and Tenant shall reimburse Landlord for all costs
      incurred to cure such default plus a charge of fifteen percent (15%) within
      ten
      (10) days of Tenant’s receipt of Landlord’s statement for such costs. Tenant
      shall also be responsible for any damage or injury to any portion of the
      building which is caused by Tenant, Tenant’s agents, contractors, employees,
      invitees, or visitors, but such damage or injury shall be repaired or replaced
      only by Landlord, and Tenant shall repay to Landlord on demand the cost thereof
      (plus a charge of fifteen percent (15%). Upon the termination of this Lease,
      Tenant will surrender and deliver the Leased Premises in good order and repair
      and in the same condition as upon the commencement of this Lease, normal wear
      and tear and insured casualty loss excepted. Upon termination of this Lease,
      Landlord shall have the right to reenter and resume possession of the Leased
      Premises.

    

    4.3 Compliance
      with Laws; Americans With Disabilities Act.
      Tenant
      will comply with and shall cause its visitors, employees, contractors, agents
      and invitees to comply with all Federal, state, municipal and other laws,
      ordinances, rules, and regulations applicable to the Leased Premises and the
      business conducted therein by Tenant. Tenant shall forward to Landlord within
      five (5) days of their receipt copies of any notices received from any
      governmental authorities with respect to Tenant’s compliance or non-compliance
      with any such laws or rules. Tenant shall also comply with the requirements
      of
      any board of fire underwriters or other similar body now or hereafter
      constituted, with any occupancy certificate issued pursuant to any law by any
      public officer or officers, as well as the provisions of all recorded documents
      affecting the Leased Premises, insofar as any thereof relate to or affect the
      condition, use or occupancy of the Leased Premises. Notwithstanding any other
      provision in this Lease to the contrary, Landlord agrees to be responsible
      for
      the requirements effective as of this date under the Americans with Disabilities
      Act of 1990 (the “Act”) as it relates to (i) the initial build-out of the Leased
      Premises pursuant to this Lease, (ii) the Common Areas, (iii) the Parking Areas
      and (iv) structural Building items that Landlord is required to maintain under
      the terms of this Lease, but only to the extent that such requirements are
      “readily achievable” (as defined in the Act) and would apply to, and be imposed
      equally on, any use of the Leased Premises by a typical office space tenant
      in
      the Building, as opposed to being attributable to Tenant’s unique use occupancy,
      or layout of the Leased Premises, including, without limitation, the positioning
      of Tenant’s furnishings within such Leased Premises. Tenant, at Tenant’s sole
      cost and expense, shall be responsible for compliance with the Act within the
      Leased Premises. Landlord and Tenant agree to cooperate fully with each other
      to
      enable timely compliance with the provisions of this Section. Tenant will
      immediately forward to Landlord any notice Tenant receives regarding complaints,
      inquiries, or claims by any parties under the Act.

    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

    

    

    4.4    Assignment
      and Subletting.

    

    (a) Tenant
      shall not assign this Lease or sublet these Leased Premises or any part thereof,
      or mortgage, pledge or hypothecate its leasehold interest without the prior
      express written permission of Landlord, which permission shall not be
      unreasonably withheld, conditioned or delayed, and any attempt to do any of
      the
      foregoing without the prior express written permission of Landlord shall be
      void
      and of no effect. This Section 4.4 shall apply to the hypothecation of any
      of
      Tenant’s interest in the leasehold estate, including, but not limited to, sale
      of more than 50% of stock in a non-publicly traded corporate tenant and sale
      of
      more than 50% of a partnership interest in a partnership tenant. In the event
      Tenant should desire to assign this Lease or sublet the Leased Premises or
      any
      part thereof, Tenant shall give Landlord written notice (which shall specify
      all
      of the terms of said proposed sublease or assignment as well as the name and
      address of each proposed assignee or subtenant, and current and complete
      financial statements [including a balance sheet, income statement and copies
      of
      Federal tax returns for the previous three (3) years] of each proposed assignee
      or subtenant) of such desire at least sixty (60) days in advance of the date
      on
      which Tenant desires to make such assignment or sublease. Landlord shall then
      have a period of thirty (30) days following receipt of such notice within which
      to notify Tenant in writing that Landlord elects: (1) to terminate this Lease
      as
      to the space so affected as of the date so specified by Tenant in its notice,
      in
      which event Tenant will be relieved of all obligations hereunder as to such
      space; (2) to permit Tenant to assign this Lease or sublet such space for the
      duration specified by Tenant in its notice; or (3) to reject the proposed
      assignment or sublease, for reasonable cause, explained to Tenant. If Landlord
      should fail to notify Tenant in writing of such election within the thirty
      (30)
      day period, Landlord shall be deemed to have elected option (3) above. In
      addition, no space shall be listed or offered to any broker for listing or
      advertisement, nor shall Tenant advertise for subletting without prior written
      approval of Landlord.

    

    (b) If
      Landlord exercises its right as of the requested effective date of such
      assignment, sublease or other transaction to cancel and terminate this Lease
      as
      set forth in subparagraph (a) above, Landlord shall not be obligated to pay
      any
      consideration to effect such cancellation as to the portion of the Leased
      Premises and the term of Lease with respect to which Landlord has been requested
      to permit such assignment, sublease, or other transaction; and if Landlord
      elects to cancel and terminate this Lease as to the aforesaid portion of the
      Leased Premises and for the term proposed to be assigned or subleased, then
      the
      rent and other charges payable hereunder shall thereafter be proportionately
      reduced. In addition to the right of Landlord to withhold its consent to the
      assignment or subletting of the Leased Premises by Tenant as described in
      Section 4.4, Landlord shall be deemed to have reasonably withheld its consent
      to
      any assignment or subletting which would involve a different use of the Leased
      Premises, any material alteration of the Leased Premises or any impairment
      of
      Landlord’s security interest.

    

    (c) In
      any
      case where Landlord consents to an assignment or sublease of the leasehold,
      the
      undersigned Tenant will remain liable for the performance of all of the
      covenants, duties, and obligations in this Lease, including, without limitation,
      the obligation to pay all rent and other sums to be paid, and Landlord shall
      be
      permitted to enforce the provisions of this instrument against the undersigned
      Tenant and/or any assignee or sublessee without demand upon or proceeding in
      any
      way against any other person. In addition, if Landlord consents to such an
      assignment or sublease, Tenant shall enter into a written agreement with
      Landlord where it is agreed that any profit realized by Tenant as a result
      of
      said assignment or sublease (that is, after deducting all of Tenant’s costs
      associated therewith, including reasonable brokerage fees and the reasonable
      cost of remodeling or otherwise improving the Leased Premises for said assignee
      or sublessee) shall be payable to Landlord as it accrues as additional rent
      hereunder. If Tenant refuses to execute such written agreement, Landlord shall
      be deemed to have reasonably withheld its consent to the proposed assignment
      or
      sublease.

    
      
        
        

      

      
        9

        
          

        

      

      
        
        

      

    

    

    (d) In
      any
      case where Landlord consents to any such assignment, sublease, or other
      transaction, Landlord requires consent to sublease executed by Landlord, Tenant
      and Sublessee and may require that Tenant pay to Landlord a reasonable sum
      as
      attorney’s fees (attorney fees shall not exceed $750.00) or other fees and costs
      to change the lobby directory and tenant signage arising incident to such
      transaction, and that the assignee or subtenant pay Landlord a reasonable sum
      incurred by Landlord in moving the assignee or subtenant in and out of the
      Leased Premises should Landlord provide such assistance; however, Landlord
      shall
      have no obligation to provide such service.

    

    (e) Tenant
      shall give Landlord written notice of the consummation of any assignment or
      sublease consented to by Landlord; furnish to Landlord copies of all
      assignments, transfers, subleases and other documents executed in connection
      with such assignment or sublease; and notify Landlord in writing of the date
      the
      assignee or subtenant takes possession of the Leased Premises or a portion
      thereof.

    

    (f) Each
      sublessee or assignee shall fully observe all covenants of this Lease,
      including, without limitation, the use restrictions of this Lease and provisions
      of this Lease pertaining to Tenant signage and alteration of the Leased
      Premises, and no consent by Landlord to an assignment or sublease shall be
      deemed in any manner to be consent to a use not permitted under this Lease.
      Any
      consent by Landlord to a particular assignment or sublease shall not constitute
      Landlord’s consent to any other or subsequent assignment or sublease, and any
      proposed assignment or sublease by an assignee or sublessee of Tenant shall
      be
      subject to the provisions of this Section 4.4 as if it were a proposed
      assignment or sublease by Tenant.

    

    (g) As
      a
      condition precedent to any actual or deemed consent of Landlord to any
      assignment or subletting, Tenant shall cause the assignee or subtenant to take
      all action necessary to assure that the statutory and contractual Landlord’s
      liens apply to property of the subtenant or assignee to the same or greater
      extent, for the same or greater value of property, and with the same or better
      priority than Tenant’s property which is subject to such landlord’s liens.
      Tenant shall furnish a current UCC Search of the proposed subtenant or assignee
      and shall cause the assignee or subtenant to execute financing statements
      pursuant to the terms of this Lease.

    

    4.5    Rules
      and Regulations.
      Tenant
      shall perform, observe, and comply with the Rules and Regulations of the
      Building, as attached to and made a part of this Lease as Exhibit
      “C”
      and,
      upon written notice thereof to Tenant, any changes, amendments, or additions
      as
      from time to time shall be established and deemed advisable by Landlord for
      tenants of the Building. Landlord shall not have any liability to Tenant for
      any
      failure of any other tenant or tenants of the Building to comply with such
      Rules
      and Regulations. 

    

    4.6    Alterations
      by Tenant.

    

    (a) Tenant
      shall not make or allow to be made (except as otherwise specifically provided
      in
      this Lease) any alterations or physical additions (including fixtures) to be
      made in or to the Leased Premises, or place safes, vaults or other heavy
      furniture or equipment within the Leased Premises, without first obtaining
      the
      written consent of Landlord. Tenant shall deliver to Landlord a copy of the
      “as-built” plans and specifications for all alterations or physical additions
      made with the approval of Landlord in or to the Leased Premises. Tenant agrees
      specifically that no food, soft drink or other vending machine will be installed
      within the Leased Premises without the written consent of Landlord. Landlord
      shall retain the right to monitor the performance of any alterations or
      additions to the Leased Premises after the plans and specifications for same
      have been approved by Landlord.

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

    

    

    

    (b) All
      alterations, physical additions or improvements in or to the Leased Premises
      (including fixtures) shall, when made, become the property of Landlord and
      shall
      be surrendered to Landlord upon termination of this Lease; provided, however,
      this clause shall not apply to movable trade fixtures, equipment or furniture
      owned by Tenant as long as Tenant restores the Leased Premises to its initial
      improved condition after the removal of any such property by
      Tenant.

    

    (c) Tenant
      shall indemnify and hold harmless Landlord from and against all costs (including
      attorneys’ fees and costs of suit), losses, liabilities or causes of action
      arising out of or relating to any alterations, additions or improvements made
      by
      Tenant to the Leased Premises, including, but not limited to, any mechanic’s or
      materialmen’s liens asserted in connection therewith.

    

    (d) Should
      any mechanic’s or other lien or liens be filed against any portion of the
      Building by reason of Tenant’s acts or omissions or because of a claim against
      Tenant, Tenant shall cause the same to be canceled or discharged of record
      by
      bond or otherwise within ten (10) days after notice by Landlord. If Tenant
      shall
      fail to cancel or discharge said lien or liens within said ten-day period,
      Landlord may, at its sole option, cancel or discharge the same and, upon
      Landlord’s demand, Tenant shall promptly reimburse Landlord for all costs
      incurred in canceling or discharging such liens.

    

    4.7    Taxes
      Payable By Tenant.
      In
      addition to all other sums to be paid by Tenant under this Lease, Tenant shall
      pay, before delinquency, any and all taxes levied or assessed during the Lease
      Term on inventory, equipment, furniture, fixtures and other personal property
      located in the Leased Premises, and shall reimburse Landlord upon demand for
      any
      and all taxes paid or payable by Landlord (other than state and federal personal
      or corporate income taxes measured by the net income of Landlord from all
      sources) whether or not now customary or within the contemplation of the parties
      to this Lease:

    

    (a) upon
      or
      with respect to the possession, leasing, operation, management, maintenance,
      alteration, repair, use or occupancy by Tenant of the Leased Premises, or any
      portion thereof;

    

    (b) upon,
      measured by or reasonably attributable to the cost or value of Tenant’s
      equipment, furniture, fixtures, inventory and other personal property located
      in
      the Leased Premises or the cost or value of any leasehold improvements within
      the Leased Premises; and

    

    (c) upon
      this
      transaction or any document to which Tenant is a party creating or transferring
      an interest or an estate in the Leased Premises.

    

    If
      it is
      not lawful for Tenant to reimburse Landlord for any of the foregoing taxes,
      the
      rental payable to Landlord under this Lease shall be revised to net to Landlord
      as would have been payable to Landlord before the imposition of any such
      tax.

     

    4.8    Condition
      of Leased Premises.
      Tenant
      has full knowledge of all matters pertaining to the Leased Premises, including,
      but not limited to, the condition of the tenant improvements therein.
      Accordingly, Tenant hereby acknowledges that it is leasing the Leased Premises
      on an “AS IS” basis in whatever physical condition the same may be, and Landlord
      makes no warranties of any kind or nature, express, implied, or otherwise,
      or
      any covenants of any kind or nature, in connection therewith. Tenant expressly
      waives and disclaims all representations, warranties (express or implied) and
      agreements not expressly set forth in this Lease, including but not limited
      to
      any implied warranty of suitability of the Leased Premises for the intended
      commercial use of Tenant.

    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

    

    

    

    4.9    Limits
      on Hazardous Materials.
      With
      respect to Hazardous Materials, Tenant hereby agrees that:

    

    (a) No
      activity will be conducted on the Leased Premises that will produce any
      Hazardous Materials;

    

    (b) The
      Leased Premises will not be used for the storage of any Hazardous Materials
      except for the temporary storage of minimal amounts of such materials that
      are
      used in the ordinary course of Tenant’s business, provided that such Hazardous
      Materials are properly stored in a manner and location meeting all applicable
      laws concerning Hazardous Materials and approved in advance and in writing
      by
      Landlord;

    

    (c) Tenant
      will not permit any Hazardous Materials to be brought on to the Leased Premises,
      except to the extent authorized in item (b) described above.

    

    If
      at any
      time during or after the Lease Term the Leased Premises is found to be
      contaminated by Hazardous Materials, Tenant agrees to indemnify and hold
      Landlord harmless from all claims, demands, actions, liabilities, costs,
      expenses, damages and obligations of any nature arising from or as a result
      of
      the breach of the provisions of this paragraph by Tenant. The foregoing
      indemnification shall survive the termination or expiration of this
      Lease.

    

    ARTICLE
      V

    

    LANDLORD’S
      RIGHTS AND DUTIES

    

    5.1    Right
      of Access by Landlord.
      Landlord or Landlord’s agents, employees or representatives may enter the Leased
      Premises during normal business hours, following reasonable notice (except
      in
      the case of a bona fide emergency or with Tenant’s consent), to (a) inspect the
      same, (b) exhibit the same to prospective purchasers, mortgagees or tenants,
      (c)
      determine whether Tenant is complying with all its obligations hereunder, (d)
      supply any service to be provided by Landlord to Tenant hereunder, (e) post
“for
      lease” signs of reasonable size upon the Leased Premises during the last six (6)
      months of the Lease Term, and (f) make repairs required of Landlord under the
      terms hereof or repairs and/or improvements to any adjoining space or utility
      services or make repairs, alterations or additions to any other portion of
      the
      Building as Landlord may deem necessary or proper for the safety, improvement,
      or preservation of the Leased Premises or of the Building, as a first class
      building. All such work shall be done as promptly as reasonably possible and
      so
      as to cause as little interference to Tenant as reasonably possible, but Tenant
      shall in no event be entitled to any abatement or reduction in rent by reason
      thereof. Tenant hereby waives any claim for damages for any injury or
      inconvenience to or interference with Tenant’s business, any loss of occupancy
      or quiet enjoyment of the Leased Premises resulting from any such actions by
      Landlord. Landlord shall at all times have and retain keys with which to unlock
      all of the doors in, on and above the Leased Premises (excluding Tenant’s
      vaults, safes and similar areas designated in writing by Tenant in advance)
      and
      Landlord shall have the right to use any and all means which Landlord may deem
      proper to open said doors in an emergency to obtain entry to the Leased
      Premises, and any entry to the Leased Premises obtained by Landlord by any
      of
      said means, or otherwise, shall not under any circumstances be construed or
      deemed to be a forcible or unlawful entry into or a detainer of the Leased
      Premises or an eviction, actual or constructive, of Tenant from the Leased
      Premises, or any portion thereof. Landlord shall also have, at all times, the
      keys and/or combination necessary to deactivate any on-Premises audible fire
      or
      burglary alarm system and Landlord shall have the right to turn off the audible
      alarm once it has sounded.

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

    

    

    

    5.2    Services
      to be Provided by Landlord.
      Subject
      to the rules and regulations referred to below, Landlord shall furnish Tenant
      the following services during the Lease Term:

    

    (a) Air
      conditioning and heating, at such temperatures in such amounts, and at such
      times as are considered by Landlord to be standard office conditions for the
      Building during normal business hours for the Building which are 7:00 a.m.
      to
      6:00 p.m. Monday through Friday, and 8:00 a.m. to 12:00 noon Saturday, but
      not
      on Sundays and holidays. Overtime service for same shall be furnished to Tenant
      only upon the prior request of Tenant and Tenant shall bear the cost $35.00
      per
      hour per zone which is the standard hourly rate charged to other tenants in
      the
      Building. Tenant must request additional services 24 hours in advance or before
      12:00 noon on the business day before Tenant desires such service, or before
      12:00 noon on Fridays for service on Saturdays after 12:00 p.m., Sundays and
      Holidays.

    

    (b) Janitorial
      service in and about the Building and the Leased Premises, five days per week,
      and window washing, as determined by Landlord to be reasonable; provided,
      however, if Tenant’s floor coverings or other improvements are other than
      Building standard, Tenant shall pay the additional cleaning cost, if any
      attributable thereto, plus fifteen percent (15%) to cover cost of
      administration.

    

    (c) Proper
      facilities to furnish sufficient electrical power for building standard
      lighting, typewriters, dictating equipment, calculating machines, and other
      machines of similar low electrical consumption, but not including electricity
      required for electronic data processing equipment or special lighting in excess
      of building standard. Tenant shall pay to Landlord, monthly as billed, such
      charges as may be separately metered or as Landlord’s engineer may compute for
      any electrical service in excess of that stated above.

    

    (d) Water
      for
      drinking, lavatory, and toilet purposes.

    

    (e) Replacement
      of ballasts and fluorescent lamps in building standard ceiling-mounted fixtures
      installed by Landlord and incandescent bulb replacement in all public areas
      of
      the Building.

    

    No
      interruption, malfunction, diminution or termination of any services listed
      in
      Section 5.2, or elsewhere in this Lease, including any such interruption,
      malfunction, diminution or termination that may occur due to governmental
      regulations or utility policies, or in the event of Landlord’s decision to
      improve any space in the Building in general, so as to maintain the Building
      in
      a first class manner, shall constitute or be deemed to be a constructive
      eviction or disturbance of Tenant’s use, possession or commercial suitability of
      the Leased Premises or Building or a breach by Landlord of any of its
      obligations hereunder or render Landlord liable for damages (including loss
      of
      profits) or entitle Tenant to be relieved from any of its obligations hereunder
      (including Tenant’s independent obligation to pay rent) or grant Tenant any
      right of setoff or recoupment. In the event of any such interruption,
      malfunction, diminution or termination, however, Landlord shall use reasonable
      diligence to restore such service. In addition to the foregoing, should any
      of
      the equipment or machinery break down or for any cause cease to function
      properly, Tenant shall have no claim for rebate of rent or damages on account
      of
      an interruption in service occasioned thereby or resulting therefrom. Nothing
      in
      this Lease shall be construed to require Landlord to furnish telephone service
      of any kind or nature to Tenant.

    

    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

    

     

    
 

    
      5.3    Limited
        Patrol Service.
        Landlord shall provide limited patrol service for the Building seven (7)
        days
        per week, and Control Card Access Systems beginning after normal business
        hours
        at 6:00 p.m. on weekdays and on weekends. However, Landlord shall have no
        responsibility to prevent, nor have liability to Tenant or Tenant’s visitors,
        employees, contractors, agents and invitees for losses due to theft, burglary
        or
        criminal conduct of other persons, or damages done by persons gaining access
        to
        the Leased Premises, the Building or the Parking Areas, and Tenant releases
        Landlord from all liability relating thereto.

    

    

    5.4    Keys.
      Landlord shall furnish Tenant with two (2) keys for each corridor door entering
      the Leased Premises. Any additional keys will be furnished by Landlord at
      Tenant’s expense equal to its cost plus fifteen percent (15%) upon receipt of an
      order signed by Tenant or Tenant’s authorized representative. All such keys
      shall remain the property of Landlord. No additional locks shall be allowed
      on
      any door of the Leased Premises, and Tenant shall not make, or permit to be
      made, any duplicate keys, except those furnished by Landlord. Upon termination
      of this Lease, Tenant shall surrender to Landlord all keys to the Leased
      Premises, and give to Landlord the explanation of the combination of all locks
      for safes, safe cabinets, and vault doors, if any, in the Leased
      Premises.

    

    5.5    Tenant
      Identification and Signage.
      Landlord shall provide and install all Tenant identification on the entry door
      to the Leased Premises. All letters and numerals shall be in the standard
      graphics that are used throughout the Building. Only such standard graphics
      may
      be used in any public area or openings to public areas. Other Tenant signage
      visible within the Leased Premises, in the corridors or lobby of the Building
      or
      from the exterior of the Building will be allowed only with Landlord’s prior
      written approval, which Landlord shall have no obligation to grant.

    

    5.6    Lobby
      Directory.
      Landlord agrees to furnish a Lobby Directory Board Strip identifying Tenant
      on
      the Lobby Directory Board. The cost of any changes or additions thereafter
      will
      be charged to Tenant.

    

    5.7    Repairs
      by Landlord.
      Landlord shall maintain the structural components and the common areas of the
      Building in good repair and condition, but, unless otherwise expressly
      stipulated in this Lease, Landlord shall not be required to make any other
      repairs or improvements during the Lease Term.

    

    ARTICLE
      VI

    

    INSURANCE,
      DAMAGE, AND CONDEMNATION

    

    6.1    Indemnity
      and Hold Harmless.
      Landlord shall not be liable to Tenant, its agents, servants, employees,
      contractors, customers, or invitees, for any damage to persons or property
      caused by any negligence or willful misconduct of Tenant, its agents, servants,
      employees, contractors, customers, or invitees, and Tenant agrees to indemnify,
      defend and hold Landlord harmless from all liability and claims for any such
      damage. Tenant shall not be liable to Landlord, or to Landlord’s agents,
      servants, employees, contractors, customers or invitees for any damage to person
      or property caused by any negligence or willful misconduct of Landlord, its
      agents, servants, employees, contractors, customers, or invitees, and Landlord
      agrees to indemnify, defend and hold Tenant harmless from all claims for such
      damage. The preceding sentences shall apply only when the injury, death or
      damage is caused only by the negligence or willful misconduct of the indemnitor
      or when the cause is the concurrent result of the negligence or willful
      misconduct of the indemnitor, its agents, servants, employees, contractors,
      customers, or invitees or other third party and not of any negligence or willful
      misconduct of the indemnitee or its agents, servants, employees, contractors,
      customers or invitees. In any situation involving injury, death or damage
      resulting from the negligence or willful misconduct of the indemnitor and the
      indemnitee, or any of their agents, servants, employees, contractor, customers
      or invitees, each party as indemnitor shall indemnify the other party as the
      indemnitee to the extent, but only to the extent, of the liability attributable
      to its negligence or willful misconduct or the negligence or willful misconduct
      of its agents, servants, employees, contractors, customers or invitees. The
      foregoing indemnity obligations shall include reasonable attorney’s fees,
      investigation costs, court costs and all other reasonable costs and expenses
      incurred in connection with any claim or demand which is covered by the
      indemnities hereunder. Tenant agrees that all personal property upon the Leased
      Premises shall be at the risk of Tenant only, and that Landlord shall not be
      liable for any damage thereto or loss, theft or disappearance thereof. The
      provisions under this Lease shall survive the termination of this Lease with
      respect to any damage, injury or death occurring prior to such termination,
      or
      after such termination during any period during which Tenant is in possession
      of
      the Leased Premises or engaged in removing any property it is permitted to
      remove under this Lease.

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    

    6.2    Property
      Insurance by Landlord.
      Landlord shall maintain fire and extended coverage insurance on: (i) the
      structural components and common areas of the Building; and (ii) tenant finish
      improvements within the Leased Premises with a value of fifteen dollars ($15.00)
      per square foot of usable area within the Leased Premises (the “Covered Tenant
      Improvements”). Said insurance shall be maintained with any insurance company
      authorized to do business in the State of Texas, in amounts desired by Landlord
      and at the expense of Landlord and payment for losses thereunder shall be made
      solely to Landlord; subject, however, to the rights of the Mortgagees (defined
      below). If the annual premiums to be paid by Landlord shall exceed the standard
      rates because Tenant’s operations result in extra hazardous exposure, Tenant
      shall promptly pay the excess amount of the premium upon the request of
      Landlord.

    

    6.3    Property
      Insurance by Tenant.
      Tenant
      shall, at all times during the Lease Term, at its own expense, maintain a policy
      or policies of insurance with premiums fully paid in advance, insuring the
      following against loss or damage by fire, explosion, or other hazards and
      contingencies for the full insurable value thereof: (i) all of Tenant’s contents
      located in the Leased Premises, including, without limitation, trade fixtures,
      furnishings, equipment, and other items of personal property; and (ii) all
      tenant improvements within the Leased Premises with a total value in excess
      of
      the stated value for the Covered Tenant Improvements.

    

    6.4    Liability
      Insurance.
      Tenant
      shall, at Tenant’s expense, obtain, maintain, and keep in full force and effect
      during the Lease Term, commercial general liability insurance (including
      premises operation, bodily injury, personal injury, death, independent
      contractors, products, and completed operations, broad form contractual
      liability and broad form property damage coverages) in a combined single limit
      amount of not less than $3,000,000, against all claims, demands or actions
      with
      respect to damage, injury or death made by or on behalf of any person or entity,
      arising from or relating to the conduct and operation of Tenant’s business in,
      on or about the Leased Premises, or arising from or related to any act or
      omission of Tenant or any person within Tenant’s control. Whenever, in
      Landlord’s reasonable judgment, good business practice and changing conditions
      indicate a need for additional amounts or different types of insurance coverage,
      Tenant shall within thirty (30) days after Landlord’s request, obtain such
      insurance coverage, at Tenant’s expense.

    

    6.5    General
      Insurance Requirements.
      The
      policy or policies of insurance to be maintained by Tenant shall name Landlord,
      the Managing Agent, and the Mortgagees as co-insured and shall contain an
      endorsement that such policies cannot be canceled, amended or modified as to
      Landlord or the Mortgagees, if any, without thirty (30) days prior written
      notice to Landlord and the Mortgagees. Tenant shall deliver certificates of
      insurance in form satisfactory to Landlord not less than thirty (30) days prior
      to the expiration of the old policies. The insurance required under this Lease,
      shall be insured by such good and responsible companies qualified to do and
      doing business in the State of Texas as may be approved by Landlord, which
      approval shall not be unreasonably withheld. Each policy of insurance required
      to be carried under this Lease or a duplicate or certificate thereof, shall
      be
      delivered to Landlord for retention by it. If Tenant shall fail to insure or
      shall fail to furnish to Landlord any such policy, duplicate policy or
      certificate as required, Landlord may, from time to time, effect such insurance
      for the benefit of Tenant or Landlord, or both of them, for a period not
      exceeding one (1) year, and any premium paid by Landlord shall be recoverable
      from Tenant as additional rent on demand.

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

    

    

    

    6.6    Waiver
      of Subrogation.
      Notwithstanding anything in this Lease to the contrary, Landlord and Tenant
      each
      waives any and all rights of recovery, claim, action, or cause of action,
      against the other, its agents, officers, or employees, for any loss or damage
      that may occur to the Leased Premises, or any improvements thereto, or said
      Building of which the Leased Premises are a part, or any improvements thereto,
      or any personal property of such party therein, by reason of fire, the elements,
      or any other cause which are insured against under the terms of standard fire
      and extended coverage insurance policies, regardless of cause or origin,
      including negligence of the other party to this Lease, its agents, officers,
      or
      employees, and covenants that no insurer shall hold any right of subrogation
      against such other party.

    

    6.7    Fire
      or Other Casualty.
      In the
      event of a fire or other casualty in the Leased Premises, Tenant shall
      immediately give notice thereof to Landlord. If the Leased Premises is partially
      damaged by fire or other casualty, whether or not such casualty is an insured
      or
      insurable risk, so as to render the Leased Premises untenantable in whole or
      in
      part, the rental provided for shall abate thereafter as to the portion of the
      Leased Premises rendered untenantable until such time as the Leased Premises
      are
      made tenantable as determined by Landlord, and Landlord agrees to commence
      and
      prosecute such repair work promptly and with all due diligence; provided,
      however, in the event such destruction results in the Leased Premises being
      untenantable in whole or in substantial part for a period reasonably estimated
      by a responsible contractor selected by Landlord to be one hundred twenty (120)
      days or longer after Landlord’s insurance settlement, or in the event of total
      or substantial damage or destruction of the Leased Premises or the remainder
      of
      the Building from any cause and if Landlord shall decide not to rebuild, then
      in
      either event all rent owed up to the time of such destruction or termination
      shall be paid by Tenant and thenceforth this Lease shall cease and come to
      an
      end. Landlord shall give Tenant written notice of its decisions, estimates
      or
      elections hereunder within sixty (60) days after receipt by Landlord of notice
      of settlement from Landlord’s insurance carrier. Notwithstanding anything
      contained in this Lease, Landlord shall only be obligated to restore or rebuild:
      (i) the structural components and common areas of the Building; and (ii) the
      Covered Tenant Improvements.

    

    6.8    Condemnation
      and Loss or Damage.
      If the
      Leased Premises or any part hereof shall be taken or condemned for any public
      purpose to such an extent as to render the remainder of the Leased Premises,
      in
      the opinion of Landlord, not reasonably suitable for Tenant’s occupancy, this
      Lease shall, at the option of either party, forthwith cease and terminate.
      All
      proceeds from any taking or condemnation of the Leased Premises shall belong
      to
      and be paid to Landlord, including any and all compensation, damages, income,
      rent, awards or any interest therein whatsoever which may be paid or made in
      connection therewith, and Tenant shall have no claim against Landlord for the
      value of any unexpired portion of the Lease Term. Notwithstanding the foregoing,
      nothing contained herein shall prevent Tenant from seeking a separate award
      from
      the condemning authority for any matters which will not interfere with or reduce
      any award to Landlord. In the event of a partial taking of the Leased Premises
      which does not result in a termination of this Lease, the Base Rental shall
      be
      reduced in the proportion that the area of the portion of the Leased Premises
      so
      taken bears to the total area of the Leased Premises before such taking.
      Landlord shall not be liable or responsible to Tenant for any loss or damage
      to
      any property or persons occasioned by theft, fire, act of God, public enemy,
      injunction, riot, strike, insurrection, war, court order, requisition or order
      of governmental body or authority, force majeure or any other cause beyond
      the
      control of Landlord, or for any damage or inconvenience which may arise through
      repair, alteration, or improvements of all or any part of the Building, or
      failure to make such repairs.

    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

    

    

    ARTICLE
      VII

    

    DEFAULT

    

    7.1    Default
      by Tenant.
      If (1)
      default is made in the payment of any sum to be paid by Tenant under this Lease
      (no notice being required for default in payment), (2) default is made in the
      performance of any of the other covenants or conditions which Tenant is required
      to observe and to perform under this Lease, and such non-monetary default shall
      continue for twenty (20) days after written notice to Tenant, (3) the interest
      of Tenant under this Lease is levied on under execution or other legal process,
      (4) any petition is filed by or against Tenant to declare Tenant bankrupt or
      to
      delay, reduce, or modify Tenant’s debts or obligations, (5) any petition is
      filed or other action taken to reorganize or modify Tenant’s capital structure,
      (6) Tenant is declared insolvent according to law, (7) any assignment of
      Tenant’s property is made for the benefit of creditors, (8) a receiver or
      trustee is appointed for Tenant or its property, (9) Tenant abandons the Leased
      Premises (which shall mean that Tenant is absent from the Leased Premises for
      ten (10) consecutive days),, then Landlord may treat the occurrence of any
      one
      or more of the foregoing events as a breach of this Lease (provided that no
      such
      levy, execution, legal process, or petition filed against Tenant shall
      constitute a breach of this Lease if Tenant shall vigorously contest the same
      by
      appropriate proceedings and shall remove or vacate the same within thirty (30)
      days from the date of its creation, service, or filing) and thereupon, at its
      option Landlord may have any one or more of the following described remedies
      in
      addition to all other rights and remedies provided at law or in
      equity:

    

    (a) Landlord
      may terminate this Lease and repossess the Leased Premises and be entitled
      to
      recover as damages a sum of money equal to the total of: (i) the cost of
      recovering the Leased Premises (including attorneys’ fees and costs of suit);
      (ii) the unpaid rent earned at the time of termination, plus interest thereon
      at
      the rate provided herein; (iii) the present value of the balance of the rent
      for
      the remainder of the term less the present value of the fair market rental
      value
      of the Leased Premises for said period; and (iv) any other sum of money and
      damages owed by Tenant to Landlord.

    

    (b) Landlord
      may terminate Tenant’s right of possession (but not the Lease) and may repossess
      the Leased Premises by forcible entry or detainer suit or otherwise, without
      demand or notice of any kind to Tenant and without terminating this Lease,
      in
      which event Landlord shall use reasonable efforts to relet the same for the
      account of Tenant for such rent and upon such terms as shall be satisfactory
      to
      Landlord. For the purpose of such reletting Landlord is authorized to decorate
      or to make any repairs, changes, alterations, or additions in or to the Leased
      Premises that may be necessary or convenient, and, if Landlord shall fail or
      refuse to relet the Leased Premises, then Tenant shall pay to Landlord as
      damages a sum equal to the amount of the rental reserved in this Lease for
      such
      period or periods, or, if the Leased Premises are relet and a sufficient sum
      shall not be realized from such reletting after paying the unpaid Base and
      Additional Rent due hereunder plus interest thereon at a maximum lawful rate,
      plus the cost of recovering possession, and all of the costs and expenses of
      such decorations, repairs, changes, alterations, and additions and the expenses
      of such reletting and of the collection of the rent accruing therefrom to
      satisfy the rent provided for in this Lease to be paid, then Tenant shall
      satisfy and pay any such deficiency upon demand therefor from time to time,
      and
      Tenant agrees that Landlord may file suit to recover any sums falling due under
      the terms of this paragraph from time to time, and that no delivery or recovery
      of any portion due Landlord hereunder shall be any defense to any subsequent
      action brought for any amount not theretofore reduced to judgment in favor
      of
      Landlord, nor shall such reletting be construed as an election on the part
      of
      Landlord to terminate this Lease unless a written notice of such intention be
      given to Tenant by Landlord. Notwithstanding any such reletting without
      termination, Landlord may at any time thereafter elect to terminate this Lease
      for such previous breach.

    
      
        
        

      

      
        17

        
          

        

      

      
        
        

      

    

    

    

    (c) At
      any
      time after an event of breach or default by Tenant has occurred, Landlord shall
      have the right to change or modify door locks on entry doors to the Leased
      Premises, and/or terminate all utility services to the Leased Premises, and
      such
      right to modify or change locks and/or terminate utility services shall continue
      so long as Tenant is in default hereunder. Landlord shall not be obligated
      to
      furnish Tenant with a new key or to allow Tenant to enter the Leased Premises,
      or to reinstate any terminated utility services until and unless Tenant has
      cured such default. Landlord may take such action as is required to cure any
      breach or default by Tenant hereunder and bill Tenant for any expenses incurred
      by Landlord in curing such breach, and Tenant shall be obligated to pay such
      bill immediately upon its receipt by Tenant.

    

    (d) Landlord
      shall have the right to cause a receiver to be appointed in any action against
      Tenant to take possession of the Leased Premises and/or to collect the rents
      or
      profits derived therefrom. The appointment of such receiver shall not constitute
      an election on the part of Landlord to terminate this Lease unless notice of
      such intention is given to Tenant.

    

    (e) After
      terminating this Lease or Tenant’s right to possession of the Leased Premises,
      Landlord may remove any and all personal property located in the Leased Premises
      and place such property in a public or private warehouse or elsewhere. Tenant
      shall reimburse Landlord for all costs of such removal and storage upon demand.
      Tenant waives all claims for damages that may be caused by Landlord’s removing
      or storing the property as herein provided, and Tenant shall indemnify and
      hold
      Landlord free and harmless from and against any and all damages, including
      without limitation all costs of court and attorney’s fees of Landlord occasioned
      thereby.

    

    (f) In
      addition to the other remedies provided in this Lease, Landlord shall be
      entitled, to the extent permitted by applicable law, to injunctive relief in
      case of the violation or attempted or threatened violation, of any of the
      provisions of this Lease, or to a decree compelling performance of any other
      provisions of this Lease, or to any other remedy allowed at law or in
      equity.

    

    7.2    Holding
      Over.
      In the
      event of holding over by Tenant after expiration or termination of this Lease
      without the written consent of Landlord, Tenant shall pay 150% of the rent
      (including all Base Rental and Additional Rental then payable) for the entire
      holdover period. No holding over by Tenant after the Lease Term shall operate
      to
      extend the Lease.

    

    7.3    Non-Waiver.
      Failure
      of Landlord to declare any default immediately upon occurrence thereof, or
      delay
      in taking any action in connection therewith, shall not waive such default,
      but
      Landlord shall have the right to declare any such default at any time and take
      such action as might be lawful or authorized hereunder, either in law or in
      equity.

    

    7.4    Attorney’s
      Fees.
      In the
      event either party defaults in the performance of any of the terms, agreements
      or conditions contained in this Lease and the other party places the enforcement
      of this Lease, or any part thereof, or the collection of any rent due or to
      become due hereunder, or recovery of the possession of the Leased Premises,
      in
      the hands of an attorney who files suit upon the same, and should such
      non-defaulting party prevail in such suit, the defaulting party agrees to pay
      the other party’s reasonable attorneys’ fees.

    
      
        
        

      

      
        18

        
          

        

      

      
        
        

      

    

    

    

    7.5    Landlord’s
      Lien.
      IN
      ADDITION TO THE STATUTORY LIEN, LANDLORD IS HEREBY GRANTED AND SHALL HAVE,
      AT
      ALL TIMES, A VALID SECURITY INTEREST UNDER THE UNIFORM COMMERCIAL CODE OF TEXAS
      (ARTICLE 9 OF THE BUSINESS AND COMMERCE CODE V.A.T.S.) TO SECURE PAYMENT OF
      ALL
      RENTALS AND OTHER SUMS OF MONEY BECOMING DUE UNDER THIS LEASE FROM TENANT,
      AND
      TO SECURE PAYMENT OF ANY DAMAGES OR LOSS WHICH LANDLORD MAY SUFFER BY REASON
      OF
      THE BREACH BY TENANT OF ANY COVENANT, AGREEMENT OR CONDITION CONTAINED HEREIN,
      UPON ALL GOODS, WARES, EQUIPMENT, FIXTURES, FURNITURE, IMPROVEMENTS AND OTHER
      PERSONAL PROPERTY OF TENANT PRESENTLY OR WHICH MAY HEREAFTER BE SITUATED ON
      THE
      LEASED PREMISES, AND ALL PROCEEDS THEREOF. TENANT SHALL NOT ALLOW SUCH PROPERTY
      TO BE REMOVED THEREFROM WITHOUT THE PRIOR WRITTEN CONSENT OF LANDLORD UNTIL
      ALL
      ARREARAGES IN RENT AS WELL AS ANY AND ALL OTHER SUMS OF MONEY THEN DUE OR TO
      ACCRUE AND BECOME DUE UNDER THIS LEASE TO LANDLORD SHALL FIRST HAVE BEEN PAID
      AND DISCHARGED AND ALL THE COVENANTS, AGREEMENTS AND CONDITIONS HEREOF HAVE
      BEEN
      FULLY COMPLIED WITH AND PERFORMED BY TENANT.
      Upon the
      occurrence of an event of default by Tenant, Landlord may, in addition to any
      other remedies provided herein, enter upon the Leased Premises and take
      possession of any and all goods, wares, equipment, fixtures, furniture,
      improvements and other personal property of Tenant situated on the Leased
      Premises, without liability for trespass or conversion, and sell the same at
      public or private sale, with or without having such property at the sale, after
      giving Tenant reasonable notice of the time and place of any public sale or
      of
      the time after which any private sale is to be made, at which sale Landlord
      or
      itsassigns may purchase unless otherwise prohibited by law. Unless otherwise
      provided by law, and without intending to exclude any other manner of giving
      Tenant reasonable notice, the requirement of reasonable notice shall be met
      if
      such notice is given at least five (5) days before the time of any sale. The
      proceeds from any such disposition, less any and all expenses connected with
      the
      taking of possession, holding and selling of the property (including reasonable
      attorney’s fees and other expenses), shall be applied as a credit against the
      indebtedness secured by the security interest granted in this section. Any
      surplus shall be paid to Tenant or as otherwise required by law; and Tenant
      shall pay any deficiencies forthwith. Upon request by Landlord, Tenant agrees
      to
      execute and deliver to Landlord a financing statement in form sufficient to
      perfect the security interest created herein under the provisions of the Uniform
      Commercial Code in force in the State of Texas, or Landlord may file this Lease
      or a copy hereof as a financing statement. The statutory lien for rent is not
      hereby waived; on the contrary, the security interest herein granted shall
      be in
      addition to and supplementary of said statutory lien. Notwithstanding anything
      containing in this Section 7.5 to the contrary, Landlord agrees to subordinate
      its liens and security interest to any lender of Tenant which has a lien or
      shall be given a lien by Tenant on Tenant’s personal property.

    

    7.6    Default
      by Landlord.
      Tenant
      shall provide to Landlord written notice of any alleged breach or default by
      Landlord under this Lease, stating with specificity the nature of such alleged
      breach or default. Landlord shall not be considered to be in default hereunder
      unless Landlord fails to commence the cure of any such default within thirty
      (30) days after such written notice has been delivered to Landlord by Tenant
      or
      unless Landlord fails to pursue such cure to completion. In the event of any
      default by Landlord hereunder, Tenant’s exclusive remedy shall be an action for
      damages, and in consideration of the execution of the Lease by Landlord, Tenant
      waives any right to injunctive or other equitable relief.

    

    
      
        
        

      

      
        19

        
          

        

      

      
        
        

      

    

    
      7.7    Limitation
        on Liability of Landlord.
        Notwithstanding any provision herein to the contrary, Tenant shall look solely
        to the equity of Landlord in and to the Building in the event of breach or
        default by Landlord pursuant to the provisions of this Lease or any agreement
        or
        instrument executed in connection herewith, and Tenant agrees that the liability
        of Landlord under this Lease or any such agreement or instrument shall not
        exceed the value of such equity of Landlord in and to the Building. Without
        limitation to the foregoing, no properties or assets of Landlord other than
        the
        Building shall be subject to levy, execution, or other enforcement procedures
        for the satisfaction of any judgment (or other judicial process) arising
        out of
        or in connection with this Lease. If Tenant shall acquire a lien on any other
        properties or assets of Landlord by judgment or otherwise, Tenant shall promptly
        release such lien on such other properties and assets by executing,
        acknowledging and delivering to Landlord an instrument to that effect prepared
        by Landlord’s attorneys. This Lease is executed by a representative of Landlord
        solely in the representative capacity of such party, and not in such party’s own
        individual capacity. No owner, partner, joint venturer, shareholder,
        representative, advisor, trustee, director, officer, beneficiary, participant,
        or agent of Landlord shall be personally liable in any manner or to any extent
        under or in connection with this Lease.

    

    ARTICLE
      VIII

    

    GENERAL

    

    8.1    The
      Landlord’s Mortgagee.

    

    (a) This
      Lease and all rights of Tenant hereunder are subject and subordinate to any
      mortgage or mortgages and any deed or deeds of trust, blanket or otherwise,
      which are now or may hereafter be placed on the Land and the Building and any
      and all increases, renewals, modifications, consolidations, replacements and
      extensions of any of such mortgages and deeds of trust (any such instrument
      being a “Mortgage”). This provision shall be self-operative and no further
      instrument shall be required to effect such subordination of this Lease. Tenant
      shall, however, upon demand at any time or times, execute, acknowledge and
      deliver to Landlord any and all instruments and certificates that may be
      necessary or proper to more effectively document the subordination of this
      Lease
      and all rights of Tenant hereunder to any Mortgage or to confirm or evidence
      such subordination. If Tenant fails or neglects to execute, acknowledge, and
      deliver any such subordination instrument or certificate, Landlord, in addition
      to any other remedies it may have, may, as the agent and attorney-in-fact of
      Tenant, execute, acknowledge and deliver the same, and Tenant hereby irrevocably
      nominates, constitutes, and appoints Landlord as Tenant’s proper and legal agent
      and attorney-in-fact for such purpose. Tenant covenants and agrees, in the
      event
      of the foreclosure of or trustee’s sale under any Mortgage (“Foreclosure Sale”),
      to attorn to the purchaser upon any Foreclosure Sale, if so requested by such
      purchaser, and to recognize such purchaser as Landlord under this Lease. Tenant
      agrees to execute and deliver, at any time and from time to time, upon the
      request of Landlord or of any holder or holders of any Mortgage, any instrument
      or certificate which, in the sole judgment of Landlord or of such holder or
      holders, may be necessary or appropriate to evidence such
      attornment.

    

    (b) This
      Lease and all rights of Tenant hereunder are further subject and subordinate,
      to
      the extent that the same relate to the Premises, to all applicable ordinances
      of
      the City of Austin, Texas, relating to easements, franchises, and other
      interests or rights upon, across, or appurtenant to the Building or the
      Land.

     

    
      
        
        

      

      
        20

        
          

        

      

      
        
        

      

    

    

    8.2    Estoppel.
      Tenant
      will, at such time or times as Landlord may request, sign a certificate stating
      whether this Lease is in full force and effect; whether any amendments or
      modifications exist; whether there are any defaults hereunder; and such other
      information and agreements as may be reasonably requested. Tenant shall sign
      and
      return any such certificate to Landlord within ten (10) days.

    

    8.3    Notice.
      All
      notices, demands and requests given under the terms of this Lease shall be
      in
      writing and shall be deemed to have been properly delivered as of the time
      of
      delivery if personally delivered, two (2) days after the time of deposit in
      the
      mail system if sent by United States certified mail, return receipt requested,
      and postage prepaid, or one (1) day after the time of delivery to Federal
      Express (or comparable express delivery system) if sent by such method with
      all
      costs prepaid. All notices, demands and requests shall be addressed as
      follows:

    

    
      	
              LANDLORD:

               

              
                CGLIC/SAR

                c/o
                  Trammell Crow Company

                8310
                  Capital of Texas Highway North, Suite 150

                Austin,
                  Texas 78731

                 

                TENANT:   
                  Wintegra,
                  Inc.

                 

                6850
                  Austin Center Boulevard

                Austin,
                  Texas 78731

                 

                Attention:
                  Trey Oprendek

              

            

    

    
 

    Copies
      of
      any notice required or permitted to be delivered by Landlord or Tenant, shall
      be
      simultaneously delivered to the Mortgagee, if any. No such notice shall be
      effective until copies have been dispatched to such Mortgagee in the manner
      provided above at the address given to Tenant in writing by the Mortgagee,
      or at
      any addresses subsequently designated for such Mortgagees under the procedure
      described above.

    

    8.4    Parking.
      During
      the initial Lease Term, Tenant shall have the right to eighteen (18) unreserved
      surface vehicle parking space(s) at no cost to the Tenant and three (3) reserved
      covered vehicle parking spaces in the Parking Areas at no cost to tenant.
      Landlord shall retain the right to control the parking of all vehicles
      (including but not limited to cars, and trucks, recreational vehicles, trailers,
      bicycles and motorcycles) and shall designate parking areas and building service
      areas. A copy of the current parking rules and regulations is attached to this
      Lease as Exhibit
      “D”.
      Visitor
      parking shall be free of charge during the lease term.

    

    
      
        
        

      

      
        21

        
          

        

      

      
        
        

      

    

    
      8.5    Miscellaneous
        Provisions.

      

      (a) ENTIRE
        AGREEMENT; AMENDMENTS. This Lease, together with the Exhibits and Riders
        attached hereto, embody the entire contract between the parties of this Lease
        relative to the subject matter hereof, and this Lease supersedes and cancels
        any
        and all previous negotiations, arrangements, brochures, agreements and
        understandings if any between Landlord and Tenant, or displayed by Landlord
        to
        Tenant with respect to the subject matter of this Lease or the Building.
        There
        are no representations or warranties between Landlord and Tenant other than
        those contained in this Lease and all reliance with respect to any
        representations or warranties is solely upon the representations and warranties
        contained herein. This Lease may not be altered, changed, or amended, except
        by
        an instrument in writing signed by both parties to the Lease.

      

      (b) SEVERABILITY
        CLAUSE. If any clause or provision of this Lease is illegal, invalid, or
        unenforceable, under present or future laws effective during the term of
        this
        Lease, then it is the intention of the parties to this Lease that the remainder
        of this Lease shall not be affected thereby, and it is also the intention
        of
        both parties that, in lieu of each clause or provision that is illegal, invalid,
        or unenforceable, there be added as a part of this Lease a clause or provision
        as similar in terms to such illegal, invalid, or unenforceable clause or
        provision as possible but enforceable.

    

    

    (c) BINDING
      EFFECT. The provisions of this Lease shall be binding upon and inure to the
      benefit of the heirs, executors, administrators, successors, and assigns of
      the
      parties, but this provision shall in no way alter the restrictions in the Lease
      in connection with assignment and subletting by Tenant. Landlord shall have
      the
      right to transfer and assign, in whole or in part, all its rights and
      obligations hereunder and in the Building and property referred to in the Lease,
      and in such event, no further liability or obligation shall hereafter accrue
      against Landlord hereunder.

    

    (d) GOVERNING
      LAW. All rights and remedies of Landlord under this Lease shall be cumulative
      and none shall exclude any other rights or remedies allowed by law. This Lease
      is construed according to the laws of the State of Texas and is performable
      in
      Travis County, Texas. Further, the terms and provisions of this Lease shall
      not
      be construed against or in favor of a party hereto merely because such party
      is
      the “Landlord” or the “Tenant” hereunder or such party or its counsel is or was
      the draftsman of this Lease.

    

    (e) CAPTIONS.
      All paragraph captions in this Lease are for convenience only, and neither
      limit
      nor amplify the provisions of this Lease. 

    

    (f) NUMBER
      AND GENDER. The words “Landlord” and “Tenant” as used herein shall include the
      plural as well as the singular. If there be more than one Tenant, the
      obligations under this Lease imposed upon Tenant shall be joint and
      several.

    

    (g) TIME
      OF
      ESSENCE. Time is of the essence of this Lease and each and all of its
      provisions. Submission of this instrument for examination or signature by Tenant
      does not constitute a reservation of or option for lease, and it is not
      effective as a lease or otherwise until execution and delivery by both Landlord
      and Tenant.

    

    (h) FORCE
      MAJEURE. Whenever a period of time is prescribed for the taking of any action
      by
      Landlord, Landlord shall not be liable or responsible for, and there shall
      be
      excluded from the computation of such period of time, any delays due to strikes,
      riots, acts of God, shortages of labor or materials, war, governmental laws,
      regulations or restrictions, or any other cause whatsoever beyond the control
      of
      Landlord. 

    
      
        
        

      

      
        22

        
          

        

      

      
        
        

      

    

    
      

      (i) SUBSTITUTION
        OF LEASED PREMISES. In the event Landlord determines to utilize all of the
        Leased Premises for another single tenant during the Lease Term, Tenant agrees
        to relocate to other space in the Building designated by Landlord, provided
        such
        other space is of equal or larger size than the Leased Premises, unless Tenant
        agrees to relocate to smaller space. If the relocation space is larger than
        Tenant’s Premises Tenant’s rental obligation shall not be increased over the
        amount Tenant would normally be obligated to pay under this lease for the
        Premises. The relocation space shall be, or made to be substantially the
        same
        configuration and finishes as the Premises. Landlord shall pay all reasonable
        out of pocket expenses of any such relocation, including but not limited
        to the
        expenses of moving and reconstruction of all Tenant finished and Landlord
        finished improvements, replacing telephone and computer cabling and related
        services, replacing a reasonable amount of paper products that have Tenant’s
        address on it . In the event of such relocation, this Lease shall continue
        in
        full force and effect without any change in the terms or conditions of this
        Lease, but with the new location substituted for the old location set forth
        in
        Section 1.1 of this Lease. Landlord shall be required to give Tenant a ninety
        day prior written notice of Landlord’s desire to relocate Tenant in accordance
        to this paragraph (i). 

      

      (j) LANDLORD
        ALTERATIONS OR MODIFICATIONS. Landlord shall have the right at any time to
        change the arrangement, character, use or location of entrances or passageways,
        doors, corridors, elevators, escalators, stairs, landscaping, toilets or
        any
        other portions of the Building, make additions or other modifications thereto,
        as Landlord shall deem appropriate, and to change the name or designation
        by
        which the Building is commonly known, and none of the foregoing shall be
        deemed
        an actual or constructive eviction of Tenant, entitle Tenant to any reduction
        of
        rent hereunder or result in any liability of Landlord to Tenant. Additionally,
        the description of the Leased Premises and the location of any duct work,
        electrical wiring, plumbing to other equipment and systems of the Building
        within the Leased Premises shall be subject to such minor changes as Landlord
        determines to be necessary or desirable in the course of the construction
        or
        maintenance of same, and no such changes shall invalidate or affect this
        Lease.

    (k) BROKERAGE.
      Tenant represents and warrants that Tenant has only dealt with Trammell Crow
      Company, Landlord’s exclusive Leasing Agent for Prominent Pointe/Northpoint
      Centre as broker in connection with this Lease and that, insofar as Tenant
      knows, no other broker negotiated this Lease or is entitled to any commission
      in
      connection herewith. Tenant shall indemnify and hold harmless Landlord from
      and
      against all claims (and costs of defending against and investigating such
      claims, whether meritorious or not) of any other brokers or similar parties
      claiming by, through, or under Tenant in connection with this Lease. Landlord
      shall pay Tenant’s exclusive leasing agent, BlueStone Partners, a commission
      under the terms of a separate agreement.

    

    (l) REPRESENTATIONS
      AND WARRANTIES BY TENANT. Tenant warrants to Landlord that: (a) the financial
      statements of Tenant furnished to Landlord are true and correct to the best
      of
      Tenant’s knowledge, (b) there has been no significant adverse change in Tenant’s
      financial condition since the date of the financial statements, (c) the
      financial statements fairly represent the financial condition of Tenant upon
      those dates and at the time this Lease is executed, (d) there are no delinquent
      taxes due and unpaid by Tenant, and (e) Tenant has never voluntarily or
      involuntarily been named as a debtor in any bankruptcy or involuntary
      proceedings. Tenant warrants that Tenant has disclosed in writing to Landlord
      all lawsuits pending or threatened against Tenant, and Tenant has made no
      material misrepresentation or material omission of facts regarding Tenant’s
      financial condition or business operations. Tenant acknowledges that Landlord
      has relied on the information and representations furnished by Tenant to
      Landlord and that Landlord would not enter into this Lease
      otherwise.

    
      
        
        

      

      
        23

        
          

        

      

      
        
        

      

    

     

    
      

      8.6    Anti-Terrorism
        Representations.

      

      [Tenant/Lessee]
        is not, and shall not during the term of the Agreement become, a person or
        entity with whom [Landlord/Lessor] is restricted from doing business with
        under
        the Uniting and Strengthening America by Providing Appropriate Tools Required
        to
        Intercept and Obstruct Terrorism Act of 2001, H.R. 3162, Public Law 107-56
        (commonly known as the “USA Patriot Act”) and Executive Order Number 13224 on
        Terrorism Financing, effective September 24, 2001 and regulations promulgated
        pursuant thereto (collectively, “Anti-Terrorism Laws”), including without
        limitation persons and entities named on the Office of Foreign Asset Control
        Specially Designated Nationals and Blocked Persons List (collectively
“Prohibited Persons).

      

      To
        the
        best of its knowledge, [Tenant/Lessee] is not currently engaged in any
        transactions or dealings, or otherwise associated with, any Prohibited Persons
        in connection with the use or occupancy of the demised premises. [Tenant/Lessee]
        will not in the future during the term of the Agreement engage in any
        transactions or dealings, or be otherwise associated with, any Prohibited
        Persons in connection with the use or occupancy of the demised
        premises.

      

      Breach
        of
        these representations constitutes a material breach of this Lease and shall
        entitle [Landlord/Lessor] to any and all remedies available thereunder, or
        at
        law or in equity.

    

    

    8.7    Other.

    

    (a) If
      Tenant
      is a corporation, partnership, limited liability company or other entity, Tenant
      warrants that all consents or approvals required of third parties (including,
      but not limited to, its Board of Directors, partners or managers, as
      appropriate) for the execution, delivery and performance of this Lease have
      been
      obtained and that Tenant has the right and authority to enter into and perform
      its covenants contained in this Lease.

    

    (b) Whenever
      in this Lease there is imposed upon Landlord the obligation to use its best
      efforts, reasonable efforts or diligence, Landlord shall be required to do
      so
      only to the extent the same is economically feasible and otherwise will not
      impose upon Landlord extreme financial or other burdens.

    

    (c) The
      waiver by Landlord of any agreement, condition or provision herein contained
      shall not be deemed to be a waiver of any subsequent breach of the same or
      any
      other agreement, condition or provision herein contained, nor shall any custom
      or practice which may grow up between the parties in the administration of
      the
      terms hereof be construed to waive or to lessen the right of Landlord to insist
      on the performance by Tenant in strict accordance with said terms. The
      subsequent acceptance of rental hereunder by Landlord shall not be deemed to
      be
      a waiver of any preceding breach by Tenant of any agreement, condition or
      provision of this Lease, other than the failure of Tenant to pay the particular
      rental so accepted, regardless of Landlord’s knowledge of such preceding breach
      at the time of acceptance of such rental.

    

    (d) It
      is
      expressly understood that Landlord does not, in any way or for any purpose,
      become a partner of Tenant in the conduct of its business, or otherwise, or
      joint venturer or a member of a joint enterprise with Tenant.

    
      
        
        

      

      
        24

        
          

        

      

      
        
        

      

    

    

    EXECUTED
      in
      multiple counterparts, each of which shall have the force and effect of an
      original, as of the _____ day of _________________, 2004.

     

    
      	 	 	 
	 	LANDLORD:
	 	 
	 	CONNECTICUT
              GENERAL LIFE INSURANCE COMPANY, 
a Connecticut corporation, on behalf
              of its Separate Account R
	 
 	 
 	 
 
	 	By:  	CIGNA
              Investments, Inc., its authorized agent
	 	 	 
	 	 	By:
              _________________________________
	 	Name:
              _______________________________
	 	Title:
              ________________________________
	 	  

    

    
       

      
        	 	 	 
	 	TENANT:
	 	 
	 
 	 
 	 
Wintegra,
                Inc., a Delaware corporation
	 	        
                	 
	 	 	 
	 	 	By:
                /s/ Robert
                O'Dell                                                
	 	Name: Robert
                O'Dell                                                
	 	Title: SVP
                Marketing                                               
                
	 	  

      

    

     

    
      
        
        

      

      
        25

        
          

        

      

      
        
        

      

    

     

    

      

      EXECUTED
        in
        multiple counterparts, each of which shall have the force and effect of an
        original, as of the _____ day of January, 2004.

       

      
        	 	 	 
	 	LANDLORD:
	 	 
	 	CONNECTICUT
                GENERAL LIFE INSURANCE COMPANY, 
a Connecticut corporation, on behalf
                of its Separate Account R
	 
 	 
 	 
 
	 	By:  	CIGNA
                Investments, Inc., its authorized agent
	 	 	 
	 	 	By:
                /s/ Jean M.
                Anderson                                      
	 	Name: Jean M.
                Anderson                                      
	 	Title: Senior Vice
                President                                   
                
	 	  

      

      
         

        
          	 	 	 
	 	TENANT:
	 	 
	 
 	 
 	 
Wintegra,
                  Inc., a Delaware corporation
	 	        
                  	 
	 	 	 
	 	 	By:
                  /s/ Robert
                  O'Dell                                                
	 	Name: Robert
                  O'Dell                                                
	 	Title: SVP
                  Marketing                                               
                  
	 	  

        

      

       

      MARKED
        FOR IDENTIFICATION

      CIGNA

       

      
        
           

        

        
          25

          
            

          

        

        
           

        

      

    

    
 

    EXHIBIT
      “A”

    

    TO
      LEASE
      BETWEEN CGLIC/SAR AS LANDLORD

    AND
      WINTEGRA, INC. AS TENANT

    

    

    DESCRIPTION
      OF LAND

    

    

    Tract
      1:
      Lot three (3), Block A, “The Austin Center Phase Two-A”, a subdivision in Travis
      County, Texas, according to the map or plat of record in Volume 82, Pages
      243-244, Plat Records of Travis County, Texas.

    

    Tract
      2:
      Easement Estate created by that certain Easement Agreement by and between Austin
      Center Phase I, Ltd. and First City Bancorporation of Texas, Inc., dated
      September 24, 1982, recorded in Volume 7858, Page 23, of the Deed Records of
      Travis County, Texas, and being described by metes and bounds as
      follows:

    

    0.16
      ACRE
      OUT OF THE AUSTIN CENTER PHASE TWO-A, TRAVIS COUNTY, TEXAS, A SUBDIVISION
      RECORDED IN BOOK 82, PAGE 243 OF THE TRAVIS COUNTY PLAT RECORDS; SAID 0.16
      ACRE
      BEING A PORTION OF LOTS 3 AND 4 OF SAID SUBDIVISION; SAID 0.16 ACRE BEING MORE
      PARTICULARLY DESCRIBED AS FOLLOWS:

    

    BEGINNING
      at an iron rod found in the south line of Far West Boulevard, said point being
      the northwest corner of said Lot 3, same being the northeast corner of said
      Lot
      4, Block A of said Austin Center Phase Two-A;

    

    THENCE
      with said south line of Far West Blvd., S 59 degrees 43 minutes E, a distance
      of
      10.5 feet;

    

    THENCE
      leaving said south line of Far West Blvd. and crossing said Lot 3, the following
      two (2) courses:

    

    
      	
              1.

            	
              S
                30 degrees 17 minutes W, a distance of 197.0 feet
                and

            

    

    
      	
              2.

            	
              N
                59 degrees 43 minutes W, a distance of 10.0 feet to a point on the
                common
                line of said lots 3 and 4;

            

    

    

    THENCE
      leaving the said common line of Lots 3 and 4, the following two (2)
      courses:

    

    
      	
              1.

            	
              N
                59 degrees 43 minutes W, a distance of 26.0 feet;
                and

            

    

    
      	
              2.

            	
              N
                30 degrees 17 minutes E, a distance of 197.0 feet to a point on the
                said
                south line of Far West Blvd.;

            

    

    

    THENCE
      along said south line of Far West Blvd., S 59 degrees 43 minutes E, a distance
      of 26.0 feet to the POINT OF BEGINNING and containing 0.16 acres, more or
      less.

    
      
        
        

      

      
        26

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “B”

    

    TO
      LEASE
      BETWEEN CGLIC/SAR AS LANDLORD

    AND
      WINTEGRA, INC. AS TENANT

    

    

    PLAT
      OF LEASED PREMISES

     

    

     

     

    
      
        
        

      

      
        27

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “C”

    

    TO
      LEASE
      BETWEEN CGLIC/SAR AS LANDLORD

    AND
      WINTEGRA, INC. AS TENANT

    

    

    BUILDING
      RULES AND REGULATIONS

    

    1. All
      Tenants will refer all contractors, representatives and installation technicians
      who are to perform any work within the Building to Landlord for Landlord’s
      supervision, approval and control before the performance of any such work.
      This
      provision shall apply to all work performed in the Building including, but
      not
      limited to, installations of telephones, telegraph equipment, electrical devices
      and attachments, any and all installations of every nature affecting floors,
      walls, woodwork, trim, windows, ceilings, equipment and any other physical
      portion of the Building. Tenant shall not mark, paint, drill into, or in any
      way
      deface any part of the Building or the Leased Premises, except with prior
      written consent of the Landlord, and as the Landlord may direct.

    

    2. The
      work
      of the janitorial or cleaning personnel shall not be hindered by Tenant after
      5:30 p.m., and such work may be done at any time when the offices are vacant.
      The windows, doors, and fixtures may be cleaned at any time. Tenant shall
      provide adequate waste and rubbish receptacles, cabinets, book cases, map cases,
      etc., necessary to prevent unreasonable hardship to Landlord in discharging
      its
      obligations regarding cleaning service.

    

    3. Any
      permitted movement of furniture or office equipment in or out of the Building,
      or dispatch or receipt by Tenant of any heavy equipment, bulky material, or
      merchandise which requires use of elevators or stairways, or movement through
      the Building’s service dock or lobby entrance shall be restricted to such hours
      as Landlord shall designate during normal business hours. All such movement
      shall be in a manner to be agreed upon between Tenant and Landlord in advance.
      None of the Tenant’s office furniture or equipment, or the office furniture or
      equipment of any other person, firm or entity occupying Tenant’s Leased Premises
      may at any time remove such office furniture or equipment from the Leased
      Premises until all arrearages in rent as well as any and all other sums of
      money
      then due and to become due under the Lease have been paid to Landlord or
      otherwise discharged and all of the covenants, agreements and conditions of
      the
      Lease have been fully complied with and performed by the Tenant. Tenant shall
      initiate such prior arrangements. The time, method, and routing of movement
      and
      limitations for safety or other concernwhich may prohibit any article,
      equipment, or other item from being brought into the Building shall be subject
      to Landlord’s discretion and control. Any hand trucks, carryalls, or similar
      appliances used for the delivery or receipt of such merchandise or equipment
      shall be equipped with rubber tires, side guards, and such other safeguards
      as
      the Building shall require. Although Landlord or its personnel may participate
      in or assist in the supervision of such movement, Tenant assumes final
      responsibility for all risks as to damage to articles moved and injury to
      persons or persons engaged in such movement, including equipment, property
      and
      personnel of Landlord if damaged or injured as a result of acts in connection
      with carrying out this service for Tenant, from the time of entering the
      property to completion of work. Landlord shall not be liable for the acts of
      any
      person engaged in, or any damage or loss to any of said property or persons
      resulting from any act in connection with such service performed by
      Tenant.

    

    4. No
      signs
      of any kind or nature, symbol, or identifying mark shall be put on the Building,
      in the halls, elevators, staircases, entrances, parking areas or upon the doors
      or walls, whether plate glass or otherwise, of the Leased Premises nor within
      the Leased Premises so as to be visible from the public areas or exterior of
      the
      Building, without prior written approval of Landlord. All signs or lettering
      shall conform in all respects to the sign and/or lettering criteria established
      by Landlord.

     

    
      
        
        

      

      
        28

        
          

        

      

      
        
        

      

    

    

    5. Tenant
      shall not make or permit any loud or improper noises in the Building or
      otherwise interfere in any way with other tenants.

    

    6. Landlord
      will not be responsible for any lost or stolen personal property or equipment
      from the Leased Premises or public areas, regardless of whether such loss occurs
      when the area is locked against entry or not.

    

    7. Tenant,
      or the employees, agent, servants, visitors, or licensees of Tenant shall not,
      at any time or place, leave or discard rubbish, paper, articles, or objects
      of
      any kind whatsoever outside the doors of the Leased Premises or in the corridors
      or passageways of the Building. No animals (other than seeing-eye dogs which
      accompany visually handicapped persons), bicycles or vehicles of any description
      (other than wheelchair or motorized carts used by physical handicapped persons)
      shall be brought into or kept in or about the Building.

     

    8. No
      additional lock or locks shall be placed by Tenant on any door in the Building
      unless written consent of Landlord shall have first been obtained. Two (2)
      keys
      will be furnished by Landlord for the Leased Premises, and any additional key
      required must be obtained from Landlord at Tenant’s expense. A reasonable charge
      will be made for each additional key furnished. All keys shall be surrendered
      to
      Landlord upon termination of tenancy.

    

    9. None
      of
      the entries, passages, doors, hallways, or stairways in the Building shall
      be
      blocked or obstructed.

    

    10. Landlord
      shall have the right to determine and prescribe the weight and proper position
      of any unusually heavy equipment, including computers, safes, large files,
      etc.,
      that are to be placed in the Building, and only those which in the exclusive
      judgment of the Landlord will not do damage to the floors, structure and/or
      elevators may be moved into the Building. Any damage caused by installing,
      moving or removing such aforementioned articles in the Building shall be paid
      by
      Tenant.

    

    11. All
      Christmas and other decorations must be constructed of flame retardant
      materials.

    

    12. Tenant
      shall provide Landlord with a list of all personnel authorized to enter the
      Building after hours (6:00 p.m. to 6:00 a.m., Monday through Friday, and 24
      hours a day on weekends and holidays).

    

    13. Anyone
      entering or leaving the Building after hours, as set forth in Paragraph 12,
      must
      sign his name, company, suite number, and time on the Building Register and,
      if
      requested, show proper identification.

    

    14. Any
      air
      conditioning/heating required during the periods of 6:00 p.m. to 7:00 a.m.
      Monday through Friday, 12 Noon to 12 Midnight Saturday, and 24 hours a day
      Sundays and holidays shall be accessed by Tenant using the Building’s
      computerized system for such overtime services. Tenant shall be charged the
      prevailing hourly rate for such additional heating or air
      conditioning.

    

    15. Any
      furniture or equipment removed from the Building after hours must be listed
      on
      the Building Register. Description and serial numbers should be included.
      Passout orders on Tenant’s stationery must be surrendered to the security
      officer in the lobby when any articles are being removed from the
      Building.

     

    
      
        
        

      

      
        29

        
          

        

      

      
        
        

      

    

    

    16. The
      freight elevator shall be used to handle packages and shipments of all kinds.
      Passenger elevators shall not be used for this purpose. The freight elevator
      is
      available to handle such deliveries twenty-four (24) hours a day, seven (7)
      days
      a week, subject to availability and coordination with either the Building
      Manager’s Office or Building Security. Parcel Post, express, freight, or
      merchant’s deliveries can also be made any time during these hours. Exclusive
      use of the freight elevator must be made by previous arrangement with the
      Building Manager’s Office. Use of the freight elevator for furniture is limited
      to after hours on week days and on week-ends and must
      be
      coordinated with the Building Manager’s Office. All use of the freight elevator
      is provided by card key access. Advance notice of arriving or departing
      shipments will enable the Building Manager and Building Security to give better
      assistance.

    

    17. Names
      to
      be placed on or removed from the Directory Board in the lobby of the Building
      should be furnished to the Building Manager in writing on Tenant’s
      letterhead.

    

    18. Any
      additional services as are routinely provided to Tenants, not required by the
      Lease to be performed by Landlord, which Tenant requests Landlord to perform,
      and which are performed by Landlord, shall be billed to Tenant at Landlord’s
      cost plus 15%, and Tenant shall pay such bill on the next maturing date as
      an
      installment of Base Rental.

    

    19. All
      doors
      leading from public corridors to the Leased Premises are to be kept closed
      when
      not in use.

    

    20. Canvassing,
      soliciting, or peddling in the Building is prohibited and Tenant shall cooperate
      to prevent the same.

    

    21. Tenant
      shall give immediate notice to the Office of the Building in case of accidents
      in the Leased Premises or in the Building or of defects therein or in any
      fixtures or equipment, or of any known emergency in the Building.

    

    22. Tenant
      shall not use the Leased Premises or permit the Leased Premises to be used
      for
      photographic, multilith, or multigraph reproductions, except in connection
      with
      its own business.

    

    23. The
      requirements of Tenant will be attended to only upon application at the Office
      of the Building. Employees of Landlord shall not perform any work or do anything
      outside of their regular duties, unless under special instructions from the
      Office of the Building.

    

    25. Tenant,
      or the employees, agents, servants, visitors, or licensees of Tenant, shall
      abide by the rules and regulations for the Parking Areas.

    

    26. Tenant
      shall not allow to pass into any sewer, drain or toilet serving the Leased
      Premises or located in the Building any oil, grease, or any other deleterious
      effluent or substance which may cause an obstruction in or damage to such sewer,
      drain or toilet.

    
 

    
      
        
        

      

      
        30

        
          

        

      

      
        
        

      

    

    

    27. Landlord
      reserves the right to rescind any of these Rules and Regulations of the
      Building, and to make such other and further rules and regulations as in its
      judgment shall from time to time be needful for the safety, protection, care
      and
      cleanliness of the Building, the Leased Premises, and the Parking Areas, the
      operation thereof, the preservation of good order therein, and the protection
      and comfort of the other tenants in the Building and their agents, employees,
      and invitees, which rules and regulations, when made and written notice thereof
      is given to Tenant, shall be binding upon Tenant in like manner as if originally
      herein prescribed. Any waiver or non-application of any of these Rules and
      Regulations as to a tenant or as to a particular occurrence or event shall
      not
      be, nor be deemed to be, nor operate as a waiver or invalidation of any of
      the
      rules and regulations to any other tenant or to any tenant respecting any other
      occurrence or event, whether similar or dissimilar.

     

     

    
      
        
        

      

      
        31

        
          

        

      

      
        
        

      

    

    

    

    EXHIBIT
      “D”

    

    TO
      LEASE
      BETWEEN CGLIC/SAR AS LANDLORD

    AND
      WINTEGRA, INC. AS TENANT

    

    PARKING
      RULES AND REGULATIONS

    

    It
      is the
      desire of Landlord to maintain and operate the parking areas in an orderly
      manner. Cooperation by all tenants will be sincerely appreciated. The following
      rules and regulations apply to all tenants in the Building and their agents,
      employees, family, licensees, invitees, visitors, and contractors unless
      otherwise stated.

    

    Landlord
      reserves the right to rescind these rules, make reasonable changes, or make
      other reasonable rules and regulations for the safety, care, and cleanliness
      of
      the parking and for the preservation of good order.

    

    1. Traffic
      Signs.
      All
      persons parking in the parking areas shall observe posted signs and markings
      regarding speed, stop signs, traffic lanes, reserved parking, no parking,
      stripes separating parking spaces, etc.

    

    2. Control
      Devices.
      Landlord reserves the right to install or utilize any reasonable system of
      entry
      and exit control devices, tenant identification cards, or vehicle identification
      cards or stickers; and all persons parking in the parking areas shall comply
      with such system. Landlord may make reasonable charges for replacement of
      control device cards or other parking identification cards which are lost or
      damaged.

    

    3. Trash.
      All
      persons parking in the parking areas shall refrain from throwing trash, ashtray
      contents, or other debris on the parking areas.

    

    4. Flat
      Tires.
      All
      vehicle owners and all persons parking in the parking areas shall be responsible
      for promptly repairing flat tires or other conditions of the vehicle which
      cause
      unsightliness in the reasonable judgment of Landlord.

    

    5. Removal
      of Unauthorized Vehicles.
      If
      vehicles are blocking driveways or passageways or parked in violation of these
      rules and regulations or state statutes, Landlord may exercise vehicle removal
      remedies under Article 6701g-1 and 6701g-2 upon compliance with statutory
      notice.

    

    6. Security.
      Landlord shall use reasonable diligence in the maintenance of existing lighting
      in the parking areas. Landlord shall not be responsible for additional lighting
      or further security measures in the parking areas.

    

    7. Timely
      Payment of Parking Rent.
      Tenant
      shall be entitled to monthly parking rights in the parking areas pursuant to
      Section 8.5 of the Lease and, only upon timely payment of the then current
      monthly parking rent, for visitor parking validation. Failure of Tenant to
      pay
      the same by the due date shall constitute a default by Tenant under the
      Lease.

    

    

    

    
      
        
        

      

      
        32

        
          

        

      

      
        
        

      

    

    

    EXHIBIT
      “E”

    

    TO
      LEASE
      BETWEEN CGLIC/SAR AS LANDLORD AND

    WINTEGRA,
      INC. AS TENANT

    

    

    ADDITIONAL
      AGREEMENTS

    

    

    Renewal
      Option(s).
      Tenant
      shall have the right and option to renew this Lease one (1) additional terms
      of
      one (1) year by delivering written notice of the exercise thereof to Landlord
      at
      least one hundred eighty (180) days prior to the expiration of the lease term,
      provided that at the time of any such notice and at the commencement of any
      such
      extended lease term Tenant is not in default hereunder. Upon the delivery of
      said notice and subject to the conditions set forth in the preceding sentence,
      this Lease, including any Expansion Space taken during the primary lease term,
      shall be extended upon the same terms, covenants and conditions as provided
      in
      this Lease except as follows:

    

    
      	 	
              (a)

            	
              The
                Basic Rental and Additional Rental combined shall equal $24.00 per
                square
                foot on an annual basis, at the commencement of such extended
                term.

            

    

    

    
      	 	
              (b)

            	
              Tenant
                shall have no further renewal options unless expressly granted by
                Landlord
                in writing.

            

    

    

    
      	 	
              (c)

            	
              Tenant
                shall not have the right to assign its renewal rights to any sublessee
                of
                the leased premises or assignee of the
                Lease.

            

    

    

    Notwithstanding
      the foregoing, Tenant’s renewal option may not be exercised at any time after
      Tenant, with or without the consent of Landlord, assigns or sublets all or
      any
      portion of this Lease. Nothing herein shall imply that Tenant may assign or
      sublet all or any portion of this Lease or the Premises without the prior
      written consent of Landlord.

     

    
      
        
        

      

      
        33

        
          

        

      

      
        
        

      

    

    

    EXHIBIT
      “F”

    

    TO
      LEASE
      BETWEEN CGLIC/SAR AS LANDLORD

    AND
      WINTEGRA, INC. AS TENANT

    

    

    COMMENCEMENT
      DATE DECLARATION

    

    THIS
      COMMENCEMENT DATE DECLARATION is furnished by CGLIC/SAR (the “Landlord”) and
      pertains to that certain Lease Agreement dated ___________ ____ , 2004 (the
      “Lease”) with _____________________ (the “Tenant”) under which Tenant has leased
      from Landlord certain space (the “Leased Premises”) known as Suite ________ in
      the building commonly known as Northpoint Centre in the City of Austin, Texas
      (the “Building”), such Leased Premises being more particularly described in the
      Lease. Unless otherwise stated, the terms used in this Commencement Date
      Declaration shall have the same definitions as terms used in the
      Lease.

    

    The
      undersigned Tenant does hereby certify as follows:

    

    1. The
      Lease
      has not been amended, modified or supplemented and is in full force and effect
      as originally executed, except for the following amendments or
      modification:

    

    ________________________________________________________

    

    ________________________________________________________

    
 

    2. Tenant
      is
      in possession of the Leased Premises, having entered into occupancy of the
      Leased Premises on ________________ and is paying the full rent called for
      in
      the Lease. The Commencement Date of the Lease Term was _______________, with
      the
      result that the Lease Term will expire ________________, unless sooner
      terminated as provided in the Lease, or unless extended, in the event that
      the
      Lease contains any right or privilege of extension.

    

    3. The
      next
      payment of rent due under the Lease is due on _____________________, in the
      amount of $_____________.

    

    4. The
      Lease
      represents the entire agreement between Landlord and Tenant relating to the
      lease of the Leased Premises and no payments between Landlord and Tenant have
      been made or are to be made except as provided in the Lease.

    

    5. Tenant
      has not made any prepayment of rent or other charges in advance, except for
      the
      current monthly payments, or payment of rent for the next ensuing month and
      security deposits, if any, provided for in the Lease. No rent payments will
      be
      made more than one month in advance except as approved by
      Landlord.

    
      
        
        

      

      
        34

        
          

        

      

      
        
        

      

    

    

    

    EXECUTED
      as of the ______ day of ____________, 200__, in any number of counterpart
      copies, each of which counterpart shall be deemed an original for all
      purposes.

     

    
      
        	LANDLORD:	 	 	TENANT:
	 	 	 	 
	
                Connecticut
                  General Life Insurance Company, 

                on
                  behalf of its Separate Account R

              	 	 	 
	 	 	 	 
	By: CIGNA Investments, Inc., its authorized
                agent	 	 	 
	 	 	 	 
	
              	 	 	
              
	By:
                ________________________________

Name:
                ______________________________

Title:
                _______________________________	 	 	By:
                ________________________________

Name:
                ______________________________

Title:
                _______________________________

      

     

    

    
      
        
        

      

      
        35

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “G”

    

    TO
      LEASE
      BETWEEN CGLIC/SAR AS LANDLORD

    AND
      WINTEGRA, INC. AS TENANT

    

    

    

    Tenant
      Improvement/Construction Agreement

    

    

    This
      Tenant Improvement/Construction Agreement (this “Construction Agreement”) is
      attached to and made a part of the Lease Agreement by and between Landlord
      and
      Tenant, and pertains to the design and construction of, and allowances for,
      certain improvements (the “Tenant Improvements”) in and to Tenant’s Leased
      Premises located on the second floor of the Building. All capitalized terms
      not
      defined in this Construction Agreement shall have the same meanings as used
      in
      the Lease.

    

    For
      and
      in consideration of the premises, agreements, duties, covenants, obligations
      and
      other undertakings of each party to the other provided for in the Lease and
      in
      this Construction Agreement, Landlord and Tenant agree as follows:

    

    1.
      Design
      Services.
      Landlord shall provide Tenant with mechanical and architectural design services
      for a building standard level of Tenant Improvements, including a complete
      set
      of plans and specifications (the “Construction Documents”). Tenant has furnished
      Landlord with all information necessary for the preparation of the initial
      Construction Documents. The space plan that is here in attached to Exhibit
      G-1
      reflects the Tenant Improvements that Landlord and Tenant have mutually agreed
      to. Landlord hasprepared and delivered a preliminary estimate for the costs
      to
      construct the improvements illustrated in the floor plan on Exhibit G-1 .
      Landlord will complete competitive bidding of the Construction Documents to
      determine the actual construction cost. Tenant will inform Landlord of Tenant’s
      approval or of any corrections required in the Construction Documents within
      ten
      (10) days after they are received by Tenant. Upon approval of the Construction
      Documents in accordance with this section, the Construction Documents shall
      constitute the Approved Construction Documents. Subsequent revisions or
      variations, if any, to the Approved Construction Documents shall be mutually
      approved by Landlord and Tenant. Any re-drawings requested by Tenant to the
      Approved Construction Documents shall be at Tenant’s sole cost and expense. The
      Approved Construction Documents shall be attached to and incorporated in this
      Construction Agreement as Exhibit
      “G-1”.

    

    
      	
              3.

            	
              Construction.
                Landlord agrees to construct or cause to be constructed the Tenant
                Improvements pursuant to the Approved Construction Documents. Tenant
                acknowledges that Landlord contemplates entering into a construction
                contract (“Construction Contract”) with a third party (“Contractor”) who
                will perform Landlord’s obligations hereunder. The construction of the
                Tenant Improvements will be competitively bid to not less than three
                (3)
                and no more than five (5) qualified general contractors. The bidders
                will
                be selected by Landlord and a summary of those bids will be submitted
                to
                Tenant for review and approval by Tenant, which approval shall not
                be
                unreasonably withheld, conditioned or delayed. Tenant and Landlord
                will
                mutually agree to the final selection of Contractor to perform the
                construction of the Tenant Improvements. Tenant agrees to look solely
                to
                Contractor for construction of the Tenant Improvements and Landlord’s
                obligation shall be to use its best efforts to cause Contractor to
                complete the Tenant Improvements substantially in accordance with
                the
                Approved Construction Documents. Landlord shall collect a Construction
                Management fee, payable to Landlord, equal to five percent (5%) of
                the
                total construction costs.

            

    

    
      
        
        

      

      
        36

        
          

        

      

      
        
        

      

    

    

    Notwithstanding
      anything to the contrary contained herein, Landlord shall haveforty five (45)
      days from the date the Construction Documents are approved to apply for and
      obtain a construction permit from the City of Austin to construct and complete
      such Tenant Improvements.

    

    It
      is
      agreed and understood that all of the Tenant Improvements shall become the
      property of Landlord upon expiration of this Lease.

    

    3. Delays.
      In the
      event the Contractor shall be delayed in substantially completing the Tenant
      Improvements and/or any additional work, if any, as a result of:

    

    
      	 	
              a)

            	
              Tenant’s
                failure to promptly and timely furnish any information required by
                Landlord hereunder; or

            

    

    
      	 	
              b)

            	
              Tenant’s
                delay in approving the plans; or

            

    

    
      	 	
              c)

            	
              Tenant’s
                changes in any plans, which changes are contrary to the Construction
                Documents, including, without limitation, any change orders;
                or

            

    

    
      	 	
              d)

            	
              Interference
                with Landlord’s work by Tenant or any contractor or agent of Tenant;
                or

            

    

    
      	 	
              e)

            	
              The
                performance or lack of performance of any work by a person, firm
                or
                corporation employed by Tenant; or

            

    

    
      	 	
              f)

            	
              Tenant’s
                request or use of materials, finishes or installations other than
                building
                standard; or

            

    

    
      	 	
              g)

            	
              Tenant’s
                breach of this Construction Agreement or the
                Lease,

            

    

    

    then
      the
      date the Leased Premises are deemed ready for occupancy and the date for payment
      of rent pursuant to the terms of this Lease shall be accelerated by the number
      of days of such delays.

    

    4. Early
      Entry.
      Landlord will permit Tenant and its agents to enter the Leased Premises prior
      to
      the date the Leased Premises are ready for occupancy, in order that Tenant
      may
      perform through its own contractors such other work and decorations in and
      to
      the Leased Premises as Landlord may approve in writing. The foregoing license
      to
      enter the Leased Premises prior to the date the same are ready for occupancy,
      however, is conditioned upon Tenant’s contractors working in harmony and not
      interfering with Contractor or any subcontractors. Such license is further
      conditioned upon workers’ compensation and public liability insurance and
      property damage insurance, all in amounts and with companies and on forms
      satisfactory to Landlord, being provided and at all times maintained by Tenant’s
      contractors and certificates of such insurance being furnished to Landlord
      prior
      to Tenant proceeding with any work. Additionally, Tenant’s contractors must
      notify and coordinate with Contractor for scheduling work in the Leased
      Premises, prior to completion of the Tenant Improvements. So long as normal
      day-to-day business activities of Tenant have not commenced during such early
      entry, Tenant shall not be considered in occupancy of the Leased Premises.
      Landlord shall not be liable in any way for any injury, loss or damage which
      may
      occur to Tenant, its employees, contractors, agents, workmen and mechanics,
      or
      any one or more of them, or to any of Tenant’s decorations or installations so
      made prior to the Commencement Date, the same being solely at Tenant’s risk and
      Tenant indemnifies and agrees to hold Landlord harmless from any and all claims
      arising therefrom, regardless of whether such claims or damages are based in
      whole or in part upon the negligence of Landlord, Contractor or any of their
      respective employees, agents or contractors.

    
      
        
        

      

      
        37

        
          

        

      

      
        
        

      

    

    

    

    5. Punch
      List.
      Prior
      to occupancy of the Leased Premises by Tenant, Tenant shall submit to Landlord
      and Contractor a written list of any items that are of inferior workmanship
      or
      incomplete requiring “touch up” or minor finish, or items that are not in
      accordance with the approved Construction Documents (said list being hereinafter
      referred to as the “Punch List”). Upon receipt of the Punch List, Contractor
      shall have thirty (30) days thereafter to complete the Punch List
      items.

    

    6. Tenant
      Improvement Allowance.
      Landlord hereby grants to Tenant an allowance in an amount not to exceed $10.00
      per square foot of Net Rentable Area within the Leased Premises for improvements
      in and to the Leased Premises (herein referred to as the “Improvement
      Allowance”). Any unused Improvement Allowance shall become the property of the
      Landlord.

    

    Upon
      Tenant’s written request, Tenant shall have the right to amortize, into Tenant’s
      Basic Rental, up to an additional three dollars ($3.00) per net rentable square
      foot. Such amortization shall be at an interest rate of 8%. Tenant’s request for
      such amortization must be received by Landlord within 30 days from the
      Commencement Date.

    

    7. NO
      WARRANTIES.
      LANDLORD MAKES NO WARRANTIES, EXPRESS OR IMPLIED, INCLUDING WITHOUT LIMITATION,
      IMPLIED WARRANTIES OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE,
      IN
      CONNECTION WITH SPACE PLANS, CONSTRUCTION DOCUMENTS OR TENANT
      IMPROVEMENTS.

    
      
        
        

      

      
        38

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “G-1”

    

    TO
      LEASE
      BETWEEN CGLIC/SAR AS LANDLORD

    AND
      WINTEGRA, INC. AS TENANT

    

    

    

    “Approved
      Space Plan”

    

    

    

    
      
        
        

      

      
        39

        
          

        

      

      
        
        

      

    

    

    EXHIBIT
      “H”

    

    TO
      LEASE
      BETWEEN CGLIC/SAR AS LANDLORD

    AND
      WINTEGRA, INC. AS TENANT

    

    ERISA
      PARTIES IN INTEREST LIST

    SEPARATE
      ACCOUNT R

    

    
      	 	
              1.

            	
              Treasurer
                of the State of North Carolina

            

    

    

    
      	 	
              2.

            	
              The
                United Nations Joint Staff Pension
                Fund

            

    

    

    
      	 	
              3.

            	
              Maryland
                State Retirement System

            

    

    

    
      	 	
              4.

            	
              International
                Bank for Reconstruction and Development World Bank Pension Department
                (Staff Retirement Plan 1)

            

    

    

    
      	 	
              5.

            	
              The
                School Employees Retirement Board of
                Ohio

            

    

    

    
      	 	
              6.

            	
              International
                Monetary Fund as Trustee of the Staff Retirement
                Plan

            

    

    

    
      	 	
              7.

            	
              Public
                School Teachers Pension & Retirement Fund of
                Chicago

            

    

    

    PLEASE
      BE
      ADVISED THAT THE PRECEDING IS A LIST OF RETIREMENT PLANS WHICH MAY HAVE AN
      INTEREST IN SEPARATE ACCOUNT R AS OF THE DATE HEREOF IN EXCESS OF TEN PERCENT
      (10%). THIS EXHIBIT IS SUBJECT TO CHANGE AS HOLDERS OF INTEREST ARE EITHER
      ADDED
      OR SUBTRACTED OR THE PERCENTAGE INTEREST HELD BY ANY PLAN CHANGES.

    

    As
      of
      August 1, 1998

    

    Party-in-Interest
      Definition

    

    The
      term
      a party-in-interest means, as to an employee benefit plan - 

    

    
      	(a)	
              any
                fiduciary (including, but not limited to, an administrator, officer,
                trustee, or custodian), counsel, or employee of such employee benefit
                plan;

            

    

    
      	
              (b)

            	
              a
                person providing services to such
                plan;

            

    

    
      	
              (c)

            	
              an
                employer any of whose employees are covered by such
                plan;

            

    

    
      
        
        

      

      
        40

        
          

        

      

      
        
        

      

    

    

    
      	
              (d)

            	
              an
                employee organization any of whose members are covered by such
                plan;

            

    

    
      	
              (e)

            	
              an
                owner, direct or indirect, of 50 percent or more of -
                

            

    

    
      	 	
              (i)

            	
              the
                combined voting power of all classes of stock entitled to vote or
                the
                total value of shares of all classes of stock of a
                corporation,

            

    

    
      	 	
              (ii)

            	
              the
                capital interest or the profits interest of a partnership,
                or

            

    

    
      	 	
              (iii)

            	
              the
                beneficial interest of a trust or unincorporated enterprise, which
                is an
                employer or an employee organization described in subparagraph (C)
                or
                (D);

            

    

    

    
      	(f)	
              a
                relative (as defined in paragraph (15) of any individual described
                in
                subparagraph (A), (B), (C) or (E);

            

    

    
      	
              (g)

            	
              a
                corporation, partnership, or trust or estate of which (or in which)
                50
                percent or more of - 

            

    

    
      	 	
              (i)
                

            	
              the
                combined voting power of all classes of stock entitled to vote or
                the
                total value of shares of all classes of stock of such
                corporation,

            

    

    
      	
            	(ii)	
              the
                capital interest or profits interest of such partnership,
                or

            

    

    
      	 	
              (iv)

            	
              the
                beneficial interest of such trust or estate, is owned directly or
                indirectly, or held by persons described in subparagraph (A), (B),
                (C),
                (D), or (E);

            

    

    

    
      	
              (h)

            	
              an
                employee, officer, director (or an individual having powers or
                responsibilities similar to those of officers or directors), or a
                10
                percent or more shareholder directly or indirectly, of a person described
                in subparagraph (B), (C), (D), (E), or (G), or of the employee benefit
                plan; or

            

    

    
      	
              (i)

            	
              a
                10 percent or more (directly or indirectly in capital or profits)
                partner
                or joint venturer of a person described in subparagraph (B), (C),
                (D),
                (E), or (G).

            

    

    

    The
      Secretary, after consultation and coordination with the Secretary of the
      Treasury, may be regulation prescribed a percentage lower than 50 percent of
      subparagraphs (E) and (G) and lower than 10 percent for subparagraphs (H) or
      (I). The Secretary may prescribe regulations for determining the ownership
      (direct or indirect) of profits and beneficial interests, and the manner in
      which indirect stockholdings are taken into account. Any person who is a
      party-in-interest with respect to a plan to which a trust described in Section
      510(C)(22) of the Internal Revenue Code of 1986 is permitted to make payments
      under Section 4223 shall be treated as a party-in-interest with respect to
      such
      trust.

     

    
      
        
        

      

      
        41FOUNDER
      STOCK PURCHASE AGREEMENT

     

     

    THIS
      AGREEMENT is made as of the 26th
      day of
      January, 2000 (the "Effective
      Date")
      by and
      between Wintegra, Inc., a Delaware corporation (the "Company"),
      and
      Jacob Ben-Zvi (the "Purchaser").

     

    WITNESSETH:

     

    WHEREAS,
      the Company desires to issue and sell to the Purchaser and the Purchaser desires
      to purchase from the Company capital stock of the Company as herein described
      according to the terms and subject to the conditions hereinafter set
      forth.

     

    WHEREAS,
      the Purchaser is an employee, officer and/or director of the
      Company.

     

    NOW,
      THEREFORE, in consideration for the mutual promises and covenants set forth
      herein and for other good and valuable consideration, the receipt and
      sufficiency of which is hereby acknowledged, the parties hereto hereby agree
      as
      follows:

     

    1.  Number
      of Shares and Price Per Share.
      The
      Purchaser hereby agrees to purchase from the Company and the Company agrees
      to
      sell to Purchaser 4,294,479 shares of the Company's Common Stock, $.001 par
      value (the "Stock")
      at a
      purchase price of $.001 per share or an aggregate price of $4,294.48, payable
      by
      Purchaser concurrently with Purchaser's execution of this agreement. The
      purchase price for the Stock shall be payable in the form of services provided
      to the Company. Purchaser agrees to execute the Assignment Agreement and such
      other documents as the Company may from time to time request to confirm such
      transfer. The closing of such purchase shall occur immediately upon execution
      of
      this Agreement.

     

    2.  Vesting
      of Shares.
      The
      Stock shall be fully vested upon issuance.

     

    3.  Market
      Stand-Off Agreement.
      The
      Purchaser, if requested by the Company and an underwriter of common stock (or
      other securities) of the Company, shall agree not to sell or otherwise transfer
      or dispose of any securities held by the Purchaser during the one hundred eighty
      (180) day period following the effective date of a registration statement of
      the
      Company filed under the Securities Act of 1933, as amended (the "Securities
      Act")
      provided that:

     

    (a)  such
      agreement shall only apply to the first such registration statement of the
      Company including shares of common stock (or other securities) to be sold on
      its
      behalf to the public in an underwritten offering; and

     

    (b)  all
      securities holders of the Company holding more than one percent of the
      outstanding voting stock, all officers and directors of the Company and all
      other holders of registration rights of the Company (whether or not pursuant
      to
      this agreement) agree to be bound by similar instructions. Such agreement shall
      be in writing in the form satisfactory to the Company and such underwriter.
      The
      Company may impose stop-transfer instructions with respect to the Securities
      subject to the foregoing restriction until the end of the foregoing
      period.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    4.  Stock
      Dividends, etc.
      If,
      from time to time, there is any stock dividend, stock split or other change
      in
      the character or amount of any of the outstanding stock of the Company, then
      in
      such event any and all new substituted or additional securities to which the
      Purchaser is entitled by reason of the Purchaser's ownership of the shares
      acquired pursuant to this Agreement shall be considered Stock and shall be
      immediately subject to all the terms of this Agreement.

     

    5.  Legends.
      All
      certificates representing any shares of Stock subject to the provisions of
      this
      Agreement shall have endorsed thereon the following legends:

     

    (a)  "THE
      SECURITIES EVIDENCED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER THE
      SECURITIES ACT OF 1933, AS AMENDED, AND MAY NOT BE SOLD, TRANSFERRED, ASSIGNED
      OR HYPOTHECATED UNLESS THERE IS AN EFFECTIVE REGISTRATION STATEMENT UNDER SUCH
      ACT COVERING SUCH SECURITIES, THE SALE IS MADE IN ACCORDANCE WITH RULE 144
      UNDER THE ACT, OR THE COMPANY RECEIVES AN OPINION OF COUNSEL FOR THE HOLDER
      OF
      THESE SECURITIES REASONABLY SATISFACTORY TO THE COMPANY, STATING THAT SUCH
      SALE,
      TRANSFER, ASSIGNMENT OR HYPOTHECATION IS EXEMPT FROM THE REGISTRATION AND
      PROSPECTUS DELIVERY REQUIREMENTS OF SUCH ACT."

     

    (b)  Any
      legend required to be placed thereon by applicable state or federal security
      laws.

     

    6.  Warranties
      and Representations.
      In
      connection with the proposed purchase of the Stock, the Purchaser hereby agrees,
      represents and warrants as follows:

     

    (a)  The
      Purchaser is purchasing the Stock solely for the Purchaser's own account for
      investment and not with a view to, or for resale in connection with, any
      distribution thereof within the meaning of the Securities Act. The Purchaser
      further represents that the Purchaser does not have any present intention of
      selling, offering to sell or otherwise disposing of or distributing the Stock
      or
      any portion thereof, and that the entire legal and beneficial interest of the
      Stock the Purchaser is purchasing is being purchased for, and will be held
      for
      the account of, the Purchaser only and neither in whole nor in part for any
      other person.

     

    (b)  The
      Purchaser is aware of the Company's business affairs and financial condition
      and
      has acquired sufficient information about the Company to reach an informed
      and
      knowledgeable decision to acquire the Stock. The Purchaser further represents
      and warrants that the Purchaser has discussed the Company and its plans,
      operations and financial condition with its officers, has received all such
      information as the Purchaser deems necessary and appropriate to enable the
      Purchaser to evaluate the financial risk inherent in making an investment in
      the
      Stock and has received satisfactory and complete information concerning the
      business and financial condition of the Company in response to all inquiries
      in
      respect thereof.

     

    (c)  The
      Purchaser realizes that the Purchaser's purchase of the Stock will be a highly
      speculative investment, and the Purchaser is able, without impairing the
      Purchaser's financial condition, to hold the Stock for an indefinite period
      of
      time and to suffer a complete loss on the Purchaser's investment.

     

    
      
        
        

      

      
        -2-

        
          

        

      

      
        
        

      

    

     

    (d)  The
      Company has disclosed to the Purchaser that:

     

    (i)  The
      sale
      of the Stock has not been registered under the Securities Act, and the Stock
      must be held indefinitely unless a transfer of it is subsequently registered
      under the Securities Act or an exemption from such registration is available,
      and that the Company is under no obligation to register the Stock;

     

    (ii)  The
      Company will make a notation in its records of the aforementioned restrictions
      on transfer and legends.

     

    (e)  The
      Purchaser is aware of the provisions of Rule 144, promulgated under the
      Securities Act, which, in substance, permits limited public resale of
      "restricted securities" acquired, directly or indirectly, from the issuer
      thereof (or an affiliate of such issuer), in a non-public offering subject
      to
      the satisfaction of certain conditions, including among other things: the resale
      occurring not less than one year from the date the Purchaser has purchased
      and
      paid for the Stock; the availability of certain public information concerning
      the Company; the sale being through a broker in an unsolicited "broker's
      transaction" or in a transaction directly with a market maker (as said term
      is
      defined under the Securities Exchange Act of 1934, as amended); and that any
      sale of the Stock may be made by the Purchaser only in limited amounts during
      any three-month period not exceeding specified limitations. The Purchaser
      further represents that the Purchaser understands that at the time the Purchaser
      wishes to sell the Stock there may be no public market upon which to make such
      a
      sale, and that, even if such a public market then exists, the Company may not
      be
      satisfying the current public information requirements of Rule 144, and
      that, in such event, the Purchaser would be precluded from selling the Stock
      under Rule 144 even if the one-year minimum holding period had been
      satisfied. The Purchaser represents that the Purchaser understands that in
      the
      event all of the requirements of Rule 144 are not satisfied, registration
      under the Securities Act or compliance with an exemption from registration
      will
      be required; and that, notwithstanding the fact that Rule 144 is not
      exclusive, the staff of the Securities and Exchange Commission has expressed
      its
      opinion that persons proposing to sell private placement securities other than
      in a registered offering and otherwise than pursuant to Rule 144 will have
      a substantial burden of proof in establishing that an exemption from
      registration is available for such offers or sales, and that such persons and
      their respective brokers who participate in such transactions do so at their
      own
      risk.

     

    (f)  Without
      in any way limiting the Purchaser's representations and warranties set forth
      above, the Purchaser further agrees that the Purchaser shall in no event make
      any disposition of all or any portion of the Stock which he or she is purchasing
      unless and until:

     

    (i)  There
      is
      then in effect a Registration Statement under the Securities Act covering such
      proposed disposition and such disposition is made in accordance with said
      Registration Statement; or

     

    (ii)  The
      Purchaser shall have (1) notified the Company of the proposed disposition
      and furnished the Company with a detailed statement of the circumstances
      surrounding the proposed disposition, and (2) furnished the Company with an
      opinion of the Purchaser's own counsel to the effect that such disposition
      will
      not require registration of such shares under the Securities Act, and such
      opinion of the Purchaser's counsel shall have been concurred in by counsel
      for
      the Company, and the Company shall have advised the Purchaser of such
      concurrence.

     

    
      
        
        

      

      
        -3-

        
          

        

      

      
        
        

      

    

     

    7.  Transfers
      in Violation of Agreement.
      The
      Company shall not be required (i) to transfer on its books any shares of
      Stock of the Company which shall have been sold or transferred in violation
      of
      any of the provisions set forth in this Agreement or (ii) to treat as owner
      of such shares or to accord the right to vote as such owner or to pay dividends
      to any transferee to whom such shares shall have been so
      transferred.

     

    8.  Rights
      as Stockholder.
      Subject
      to the provisions of this Agreement, the Purchaser shall, during the term of
      this Agreement, exercise all rights and privileges of a shareholder of the
      Company with respect to the Stock deposited in escrow.

     

    9.  Further
      Instruments.
      The
      parties agree to execute such further instruments and to take such further
      action as may reasonably be necessary to carry out the intent of this
      Agreement.

     

    10.  Notice.
      Any
      notice required or permitted hereunder shall be given in writing and shall
      be
      deemed effectively given upon personal delivery or upon deposit in the United
      States Post Office, by registered or certified mail with postage and fees
      prepaid, addressed to the other party hereto at the address hereinafter shown
      below the Purchaser's signature or at such other address as such party may
      designate by ten (10) days' advance written notice to the other party
      hereto.

     

    11.  Successors
      and Assigns.
      This
      Agreement shall inure to the benefit of the successors and assigns of the
      Company and, subject to the restrictions on transfer herein set forth, be
      binding upon the Purchaser, the Purchaser's heirs, executors, administrators,
      successors and assigns.

     

    12.  Entire
      Agreement; Amendments.
      This
      Agreement, together with the Exhibits hereto, shall be construed under the
      laws
      of the State of Delaware (as it applies to agreements between Delaware
      residents, entered into and to be performed entirely within Delaware), and
      constitutes the entire agreement of the parties with respect to the subject
      matter hereof superseding all prior written or oral agreements, and no amendment
      or addition hereto shall be deemed effective unless agreed to in writing by
      the
      parties hereto.

     

    13.  Right
      to Specific Performance.
      The
      Purchaser agrees that the Company shall be entitled to a decree of specific
      performance of the terms hereof or an injunction restraining violation of this
      Agreement, said right to be in addition to any other remedies available to
      the
      Company.

     

    14.  Separability.
      If any
      provision of this Agreement is held by a court of competent jurisdiction to
      be
      invalid, void or unenforceable, the remaining provisions shall nevertheless
      continue in full force and effect without being impaired or invalidated in
      any
      way and shall be construed in accordance with the purposes and tenor and effect
      of this Agreement.

     

    15.  Tax
      Election Notification.
      The
      Purchaser shall notify the Company in writing if the Purchaser files an election
      pursuant to Section 83(b) of the Code, to be filed with the Internal
      Revenue Service within thirty (30) days of the date of the sale herein
      contemplated. The Company intends, in the event it does not receive from the
      Purchaser evidence of such filing, to claim a tax deduction for any amount
      which
      would otherwise be taxable to the Purchaser in the absence of such an
      election.

     

    
      
        
        

      

      
        -4-

        
          

        

      

      
        
        

      

    

     

    IN
      WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
      day
      and year first above written.

     

     

    
      	PURCHASER	 	 	COMPANY
	 	 	 	 
	 	 	 	WINTEGRA, INC.
	 	 	 	 
	/s/
              Jacob
              Ben-Zvi	 	 	/s/
              Robert
              O'Dell
	Jacob Ben-Zvi	 	 	Robert O'Dell,
              Secretary
	 	 	 	 

    

     

    
      	Address:	 	 	 	Address:	 
	 	 	 	 	 	 

    

     

    

       

      [Signature
        Page of Founder Stock Purchase Agreement]

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
      A

     

    ASSIGNMENT
      AGREEMENT

     

    See
      attached.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

    ASSIGNMENT
      AGREEMENT

     

    This
      Assignment Agreement (this "Assignment")
      is
      made and entered into as of January 26, 2000 (the "Effective
      Date")
      by and
      between Wintegra, Inc., a Delaware corporation (the "Company")
      and
      Jacob Ben-Zvi (the "Purchaser").

     

    In
      consideration for the issuance of common stock, par value $.001 per share,
      of
      the Company (the "Stock")
      upon
      the terms and subject to the conditions of the Stock Purchase Agreement, dated
      as of the Effective Date, between the Company and Purchaser (the "Stock
      Purchase Agreement"),
      Purchaser hereby irrevocably transfers and assigns to the Company any and all
      worldwide right, title and interest (including but not limited to all real,
      personal, copyright, trade secret, and patent interest) to any and all tangible
      and intangible assets, products, business plans, discoveries, developments,
      designs, improvements, inventions, formulas, processes, techniques, know-how,
      data whether or not registrable or patentable under statute, whenever made
      or
      conceived or reduced to practice or learned by Purchaser, either alone or
      jointly with others that are related to the business of the Company and other
      assets identified on Schedule 1
      attached
      hereto (collectively, the "Contributed
      Property").
      Purchaser agrees that he has delivered and will deliver to the Company any
      and
      all documents and all other tangible products related to the Contributed
      Property.

     

    Purchaser
      represents and warrants that Purchaser is the sole owner of all rights, title
      and interest in the Contributed Property and that no other party has been
      granted, transferred or assigned any right, title, or interest in the
      Contributed Property. Purchaser is the developer of the Contributed Property,
      and no other parties have provided services in conjunction with the discovery,
      invention, authorship or development of the Contributed Property such that
      the
      other parties could successfully assert any right, title, or interest in the
      Contributed Property. There are no currently unpaid or due domestic or foreign
      taxes associated with the Contributed Property or Purchaser's ownership thereof,
      and no domestic or foreign taxing or regulatory authority has any claim or
      rights in the Contributed Property.

     

    This
      Assignment shall be construed in connection with the Stock Purchase Agreement
      and supersedes any other prior agreements between the parties.

     

    [The
      remainder of this page intentionally left blank.]

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    The
      undersigned have executed this Assignment as of the Effective Date.

     

    
      	 	 	 
	 	Wintegra,
              Inc.
	 	a Delaware
              corporation
	 
 	 
 	 
 
	 	By:	/s/
              Robert
              O'Dell
	 	Name:	Robert
              O'Dell
	 	Title:	Vice
              President
	 	 	 
	 	By:	/s/
              Jacob Ben-Zvi
	 	 	Jacob
              Ben-Zvi

    

     

     

     

    
      [Signature
        Page of Assignment Agreement]

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

    

    

    SCHEDULE
      1

     

    CONTRIBUTED
      PROPERTY

     

    Business
      Plan

     

    Office
      Furniture

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00102-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00102-of-00352.parquet"}]]