Document:

EX-4.2

 Exhibit 4.2 

ASSUMPTION AGREEMENT 

March 1, 2017 

Reference is made to that certain Note Purchase Agreement dated as of April 20, 2016, among EQUITY
ONE, INC., a Maryland corporation (the “Company”), and the Purchasers named therein (as amended, restated, supplemented or otherwise modified prior to the date hereof, the “Note Purchase
Agreement”) pursuant to which the Company issued and sold to the Purchasers (a) $100,000,000 aggregate principal amount of its 3.81% Senior Unsecured Notes Series A due 2026 (the “Series A Notes”) and
(b) $100,000,000 aggregate principal amount of its 3.91% Senior Unsecured Notes Series B due 2026 (the “Series B Notes” and together with the Series A Notes, the “Notes”). Capitalized terms used herein and not
otherwise defined herein shall have the meanings ascribed to them in the Note Purchase Agreement. 
 Reference is also made to
that certain Agreement and Plan of Merger, dated as of November 14, 2016, by and between the Company and Regency Centers Corporation, a Florida corporation (the “Successor Company”), pursuant to which the Company will merge
with and into the Successor Company, with the Successor Company surviving such merger (the “Merger”). 
 Immediately
upon the effectiveness of the Merger, pursuant to Section 10.2(a) of Note Purchase Agreement, the Successor Company hereby assumes the due and punctual performance and observance of each covenant and condition of the Note Purchase Agreement and
the Notes to be performed by the Company. 
 The Successor Company hereby agrees that immediately upon the effectiveness of the Merger, it
shall be deemed a party to the Note Purchase Agreement for all purposes thereof. As a party to the Note Purchase Agreement, Successor Company agrees to be bound by all of the terms and conditions of the Note Purchase Agreement and the Notes as if it
had been named as the Company in the Note Purchase Agreement and the Notes. 
 The Successor Company represents and warrants that
immediately before and after giving effect to the Merger, no Default or Event of Default has occurred and is continuing. 
 The provisions
of Section 22 of the Note Purchase Agreement will apply with like effect to this Assumption Agreement. 
 [Remainder of Page
Intentionally Left Blank] 

 IN WITNESS WHEREOF, the undersigned has caused this
Assumption Agreement to be duly executed as of the date first set above. 
  

			
	REGENCY CENTERS CORPORATION
		
	By:	 	 /s/ Michael J. Mas

	Name:	 	Michael J. Mas
	Title:	 	Senior Vice President Capital Markets

 [Signature Page – Assumption Agreement]Exhibit
10.15

February 10,
2007

Dear Michael,

On behalf of Yelp!, Inc., I
am pleased to offer you a position as Senior Software Engineer, we look forward
to your future success in this position. As a member of the Engineering
Department you will be reporting to Russel Simmons.

You will be paid a base
salary of$ 110,000 annually. Your salary will be payable in two equal payments
twice monthly, pursuant to the Company's regular payroll policy.

In connection with the
commencement of your employment, the Company will recommend that the Board of
Directors grant you an option to purchase 40,000 shares of the Company's common
stock with an exercise price equal to the fair market value on the date of the
grant. These option shares will vest at the rate of 1/4th of the total number of
Shares subject to the option on the one-year anniversary of your employment
commencement date and 1/48th of the total number of Shares subject to the option
on each monthly anniversary of your employment commencement date thereafter.
Vesting will, of course, depend on your continued employment with the Company.
The option will be an incentive stock option to the maximum extent allowed by
the tax code and will be subject to the terms of the Company's 2005 Stock Plan
and the Stock Option Agreement between you and the Company.

We will be offering you our
standard benefits package that includes health, dental, vision, term life
insurance, long term disability and 401K plans.

You will be entitled to 15
days of paid time off per year, prorated for the remainder of this calendar
year, in addition to designated company holidays. The terms of our time off with
pay policies are outlined in our employee handbook.

Your employment with Yelp!,
Inc. is for an indefinite term. In other words, the employment relationship is
"at will," and you have the right to terminate that employment relationship at
any time for any reason. Also, although I hope that you will remain with us and
be successful here, Yelp!, Inc. must, and does, retain the right to terminate
the employment relationship at any time for any reason. This "at will"
employment relationship can only be modified in writing by an authorized officer
of Yelp!, Inc. This paragraph contains the entire agreement between you and
Yelp!, Inc. regarding the right and ability of either you or Yelp!, Inc. to
terminate your employment with Yelp!, Inc.

You represent that the
performance of your duties in the position described above will not violate the
terms of any agreements you may have with others, including your former
employer. You also understand that you are not to bring to or use at Yelp!, Inc.
any trade secrets of your former employer.

Your employment is also
conditioned upon your agreement and execution of Yelp!, Inc.'s attached
Confidentiality Agreement. You must also provide proof of your ability to
legally work within the United States on your first day of employment with
Yelp!, Inc. Your employment is also conditional upon your passing Yelp!, Inc's
background check.

Please sign the bottom of
this letter to accept this offer and return the original to me. If we do not
receive confirmation of your acceptance by February 28, 2007 this offer will
terminate.

Subject to fulfillment of
any conditions imposed by this letter agreement, you will commence this new
position with the Company on March 31, 2007.

Yelp!, Inc. is committed to
hiring employees like you that have the courage, creativity, and experience to
develop new ideas for new markets.

We look forward to you
joining us!

	Sincerely,
	 
	/s/ Geoff
      Donaker
	COO
	Yelp!,
    Inc.

	/s/ Michael
      Stoppelman	03/27/2007	 
	Employee Acceptance	Date	 
	 
	Start Date: 03/27/2007Exhibit 10.23

GALLERIA CORPORATE
CENTRE

AMENDED AND RESTATED
LEASE between

STOCKDALE GALLERIA
PROJECT OWNER, LLC

as
"Landlord"

and

YELP
INC.

as
"Tenant"

TABLE OF
CONTENTS 

			Page
	1.       	BASIC
      TERMS	1
	 
	2.	PREMISES	4
		2.1	Premises	4
		2.2	Intentionally Deleted	4
	 
	3.	TERM;
      POSSESSION	4
		3.1	Commencement and Expiration of the
    Term	4
		3.2	Condition of
      Premises	4
		3.3	Option to Extend Initial Term	4
		3.4	Intentionally Deleted	6
	 
	4.	RENT	6
		4.1	Base
      Rent	6
		4.2	Additional Rent	7
		4.3	Payment of
      Rent	7
		4.4	Delinquent Rent Payments	7
		4.5	Security
      Deposit	7
	 
	5.	OPERATING
      COSTS TAXES	7
		5.1	Payment of
      Excess Operating Costs and Excess Taxes	7
		5.2	Operating Costs	8
		5.3	Taxes	9
		5.4	Estimated Operating Costs; Estimated
      Taxes	9
		5.5	Payment of
      Estimated Excess Operating Costs and Estimated Excess Taxes	9
		5.6	Verification of Tenant's Share of Excess
      Operating Costs and Tenant's Share	
			of Excess Taxes	10
		5.7	Tenant's
      Audit Right	10
		5.8	Cap on Controllable Operating Costs	10
		5.9	Variable
      Operating Costs	11
		5.10        	Personal Property Taxes	11
		5.11	Taxes on
      Rent	11
	 
	6.	USE OF THE
      PREMISES	11
		6.1	Use	11
		6.2	Common Area	12
		6.3	Rights
      Reserved By Landlord	12
		6.4	Hazardous Materials	14
	 
	7.	TENANT
      IMPROVEMENTS & ALTERATIONS	16
		7.1	Landlord's Consent Required	16
		7.2	Tenant's
      Submittals	17
		7.3	Completion
      of Alterations and Permitted Alterations	17
		7.4	No Liens	17
		7.5	Indemnification	18
	 
	8.	MAINTENANCE
      AND REPAIRS	18
		8.1	Landlord's
      Maintenance	18
		8.2	Tenant's Maintenance	18
	 
	9.	SERVICES
      PROVIDED BY LANDLORD	18

(i) 

			Page
		9.1	Description of Services	18
		9.2	Payment for
      Excess Utilities and Services	19
		9.3	Interruption of Services	20
	 
	10.       	INSURANCE; INDEMNIFICATION	20
		10.1	Tenant's Insurance Obligations	20
		10.2	Landlord's
      Insurance Obligations	21
		10.3	Tenant's Indemnification of
    Landlord	22
		10.4	Tenant's
      Waiver	22
		10.5	Tenant's Failure to Insure	22
		10.6	Landlord's
      Indemnification of Tenant	22
	 
	11.	DAMAGE BY FIRE OR OTHER CASUALTY	23
		11.1	Landlord's
      Duty to Repair	23
		11.2	Landlord's Right to Terminate	23
		11.3	Tenant's
      Right to Terminate	23
		11.4	Exclusive Casualty Remedy	24
	 
	12.	CONDEMNATION	24
		12.1	Definitions	24
		12.2	Effect of
      Taking on Lease	24
		12.3	Restoration	24
		12.4	Abatement
      and Reduction of Rent	25
		12.5	Awards	25
		12.6	Exclusive
      Taking Remedy	25
	 
	13.	ASSIGNMENT AND SUBLETTING	25
		13.1	Landlord's
      Consent Required	25
		13.2	Landlord's Consent Standards	25
		13.3	Excess
      Consideration	26
		13.4	No Release Of Tenant	26
		13.5	Landlord's
      Recapture Right	27
		13.6	Intentionally Deleted	27
		13.7	Assignment
      of Sublease Rents	27
		13.8	Affiliate Transfers	27
	 
	14.	DEFAULTS; REMEDIES	27
		14.1	Events of Default	27
		14.2	Remedies	28
		14.3	Waiver and Release	29
		14.4	No
      Waiver	29
		14.5	Landlord's Default	29
	 
	15.	SURRENDER AND HOLDING OVER	30
		15.1	Surrender	30
		15.2	Holding
      Over	30
	 
	16.	SUBORDINATION; ATTORNMENT; ESTOPPEL
      CERTIFICATES	31
		16.1	Subordination; Attornment	31
		16.2	Mortgagee Protection	31
		16.3	Estoppel
      Certificates	31
	 
	17.	ADDITIONAL PROVISIONS	31
		17.1        	Intentionally Deleted	31
		17.2	Parking	32

(ii) 

			Page
	            	17.3	Expanded Development	32
		17.4	Signs	33
		17.5	Expansion	33
		17.6	Building Antenna/Microwave Dishes	36
		17.7	Access	36
		17.8	Tenant's Security System	36
		17.9	Restricted Tenants	37
		17.10	Notices	37
		17.11	Financial Statements	37
		17.12	Quiet Possession	38
		17.13	Security Measures	38
		17.14	Force Majeure	38
		17.15	Rules and Regulations	38
		17.16	Limitation on Landlord's Liability	38
		17.17	Consents and Approvals	39
		17.18	Brokers	39
		17.19	Entire Agreement; Amendment	39
		17.20	Authority	39
		17.21	Successors	39
		17.22	Captions	39
		17.23	No Joint Venture	39
		17.24	Severability	39
		17.25	Survival	40
		17.26	Governing Law	40
		17.27	Time is of the Essence	40
		17.28	Joint and Several Liability	40
		17.29	Provisions are Covenants and
    Conditions	40
		17.30	Intentionally Deleted	40
		17.31	No Recording	40
		17.32	Nondisclosure of Lease Terms	40
		17.33	Construction of Lease and Terms	40
		17.34       	Intentionally Deleted	40
		17.35	Coffee Retail Outlet	41

Exhibits 

	            	EXHIBIT
      A       	FLOOR PLAN
	 	EXHIBIT
      B	LEGAL
      DESCRIPTION OF THE LAND
	 	EXHIBIT C	TENANT IMPROVEMENT RIDER
	 	EXHIBIT
      D	BUILDING
      RULES
	 	EXHIBIT E	SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT
      AGREEMENT
	 	EXHIBIT
      F	LOCATION AND
      SPECIFICATIONS OF TENANT'S EXTERIOR BUILDING
SIGNAGE

(iii) 

INDEX

		Page(s)
	Additional
      Rent	7
	Affiliate	   27
	Alterations	16
	Award	23
	Base
      Rent	7
	Base
      Year	8
	Brokers	38
	Building	4
	Building
      Rules	38
	Building
      Systems	11
	Business
      Days	18
	Business
      Hours	10
	Claims	15
	Commencement
      Date	4
	Common
      Area	12
	Comparable
      Buildings	5
	Concessions	5
	Condemning
      Authority	23
	control	27
	Encumbrances	8
	Environmental Losses	14
	Environmental Requirements	14
	Event of
      Default	27
	Exercise
      Notice	5
	Exercise
      Period	5
	Existing
      First Floor Lease	1
	Existing
      Leases	1
	Existing
      Second Floor Lease	1
	Expiration
      Date	4
	Fair Market
      Base Rent	5
	First Floor
      Premises	1
	Force
      Majeure	38
	Hazardous
      Materials	14
	HVAC	11
	Interest
      Rate	7
	Landlord
      Parties	15
	Laws	11
	Lease	1
	Mortgagee	30
	Mortgages	30
	Operating
      Costs	8
	Option Base
      Rent	5
	Option
      Term	4
	Original
      Tenant	36
	Outside
      Agreement Date	5
	Parking
      Facilities	4
	Permitted
      Alterations	16
	Permitted
      Hazardous Materials	15
	Premises	1
	Project	4
	Proposed
      Transferee	25
	Re-entry
      Costs	28
	Rent	7

(iv) 

		
      Page(s)

	Rent
      Tax	11
	Representatives	14
	Restricted
      Tenants Clause	36
	Second Floor
      Premises	1
	Security
      Deposit	7
	Service
      Failure	19
	Structural
      Alterations	16
	Sublease
      Profits	26
	Suite 170
      Option Space	34
	Suite 170
      Option Space Lease Terms and Conditions	34
	Suite 170
      Term	34
	Suite
      180/190 Option Space	33
	Suite
      180/190 Option Space Lease Terms and Conditions	33
	Suite
      180/190 Term	33
	Suite
      345	34
	Suite
      345/350 Option Space	35
	Suite
      345/350 Option Space Lease Terms and Conditions	35
	Suite
      345/350 Supplemental Offer	35
	Suite
      350	35
	Taking	23
	Taking
      Date	24
	Taxes	9
	Telecommunications Equipment	36
	Tenant
      Improvements	16
	Tenant's
      Share of Excess Operating Costs	8
	Tenant's
      Share of Excess Taxes	8
	Term	4
	Transfer	25
	Transferee	26
	Utility
      Lines	13
	Visitors	14

(v) 

AMENDED AND RESTATED
LEASE 

THIS AMENDED AND RESTATED
LEASE (the "Lease")
is made as of the Lease Date set
forth in the Basic Terms, by and between Landlord and Tenant. As of the date of
this Lease, Landlord (as successor-in-interest to JEMB Scottsdale LLC, a
Delaware limited liability company) and Tenant are parties to (a) that certain
Lease dated January 20, 2010, as amended by that certain First Amendment to
Lease dated January 4, 2011, and that certain Second Amendment to Lease dated
August 8, 2011 (collectively, the "Existing Second Floor
Lease"), pursuant to which Tenant currently leases the
Second Floor Premises (as defined below), and (b) that certain Lease dated
August 21, 2012, as amended by that certain First Amendment to Lease dated
January 28, 2013, and that certain Second Amendment to Lease dated October 18,
2013 (collectively, the "Existing
First Floor Lease"), pursuant to
which Tenant currently leases the First Floor Premises (as defined below). The
Existing Second Floor Lease and the Existing First Floor Lease are collectively
referred to herein as the "Existing Leases:" Rather
than amend the Existing Leases, Landlord and Tenant now desire to enter into
this Lease upon the terms and conditions contained herein. Landlord and Tenant
hereby agree that, effective as of the Commencement Date set forth below, the
terms of this Lease shall control the agreement between Landlord and Tenant with
respect to the Premises (i.e., the Second Floor Premises and the First Floor
Premises); provided, however, that each party shall remain liable for any breach
or default by such party which arose under the Existing Leases prior to the
later of (i) the date hereof, and (ii) the Commencement Date, and any
obligations of such party which survive the termination of the Existing Lease.
Tenant hereby represents and warrants that: (1) Tenant is the rightful owner of
all of the tenant's interest in the Existing Leases; (2) Tenant has the full
right, power and authority to enter into this Lease, notwithstanding any
remaining obligations under the Existing Leases; and (3) no other person or
entity has an interest in the Existing Leases, collateral or otherwise. Landlord
and Tenant hereby agree as follows:

1. BASIC TERMS.

	Lease Date:	April 1st, 2015
	 	
	
      Landlord:
	
      Stockdale Galleria
      Project Owner, LLC, a Delaware limited liability 

	 	
	
      Tenant:
	
      Yelp Inc., a Delaware
      corporation

	 	
	
      Project:
	
      Galleria Corporate
      Centre

	 	
	
      Building
      Address:
	
      4343 North Scottsdale
      Road Scottsdale, Arizona 85251

	 	
	
      Premises:
	
      Second Floor
      Premises: 
Floor:
      Second
Suite Numbers: 200,
      220, 270, 280 & 290 (consisting of approximately 62,090 rentable
      square feet of floor area)

      First Floor
      Premises: 
Floor: First
      
Suite Numbers: 100, 105,
      110, 115, 120 & 130 (consisting of approximately 30,579 rentable
      square feet of floor area)

      The Second Floor
      Premises and the First Floor Premises (consisting of approximately 92,669
      rentable square feet of floor area in the aggregate) are collectively
      referred to herein as the "Premises." 

	                                            	
	
      Term:
	
      Approximately
      seventy-four (74) full calendar months (plus any partial month at the
      beginning of the Term), together with one (1) five (5) year option to
      extend pursuant to Section 3.3 below. 

	
      Commencement
Date: 
	
      Lease Date (as set
      forth above) 

	                                            	
	
      Expiration
      Date:
	
      March 31, 2021
      

Base
Rent:

			     		     		     	Total Monthly
								Installments for
	 							Second Floor
				Second Floor		First Floor		Premises and
	 			Premises Annual		Premises Annual		First Floor
		Period	 	Basic
      Rent	 	Basic
      Rent		Premises
		Commencement	 	$1,614,340.00	 	$795,054.08	 	$200,782.84
		Date-03/31/16	 	(per
      Existing	 	(per
      Existing First	 	 
	 	 	 	Second
      Floor	 	Floor
      Lease)	 	 
		 		Lease)	 			
		 
		04/01/16-03/31/17		$1,862,700.00		$795,054.08		$221,479.51
				($30.00/rsf)		(per Existing First		
	 					Floor Lease)		
	 	 
		04/01/17-12/31/17		$1,924,790.00		$795,054.08		$226,653.67
	 			($31.00/rsf)		(per
      Existing First		
						Floor
      Lease)		
		 
		01/01/18-03/31/18		$1,924,790.00		$947,949.00		$239,394.92
				($31.00/rsf)		($31.00/rsf)		
		 
		04/01/18-03/31/19		$1,986,880.00		$978,528.00		$247,117.33
				($32.00/rsf)		($32.00/rsf)		
		 
		04/01/19-03/31/20		$2,048,970.00		$1,009,107.00		$254,839.75
				($33.00/rsf)		($33.00/rsf)		
	                                            	 
		04/01/20-03/31/21		$2,111,060.00		$1,039,686.00		$262,562.17
				($34.00/rsf)		($34.00/rsf)		

	
      Base
      Year:
	
      From the Commencement
      Date through March 31, 2016, inclusive: Calendar year 2010

      From and after April
      1, 2016: Calendar year 2016 

	                                            	 
	
      Tenant's
      Share:
	
      31.42% (i.e., 92,669
      rentable square feet in the Premises, divided by 294,945 rentable square
      feet in the Building (i.e., 4343 North Scottsdale Road), excluding the
      concourse space)

	 	
	
      Security Deposit:
      
	
      $61,910.33
    

	 	
	
      Business
      Hours:
	
      7:00 a.m. to 6:00
      p.m. on Monday - Friday
8:00 a.m. to noon on Saturdays

	 	
	
      Landlord's
      Address
	
      By
    check:

-2-

	
      for Payment of
      Rent:        
	
       

	                                            	
      Stockdale Galleria
      Project Owner, LLC
P.O. Box 844727
Los Angeles, CA 90084-4727 

      or such other name
      and address as Landlord shall, from time to time,
  designate.

	 	
	Landlord's Address
for Notices: 
	
      Stockdale Galleria
      Project Owner, LLC
4343 N. Scottsdale Road, Suite 12
Scottsdale,
      Arizona 85251
Attn: Property Manager

      with a copy to:
      

      c/o Stockdale Capital
      Partners, LLC
10850 Wilshire Blvd, Suite 1050
Los Angeles,
      California 90024
Attn: Daniel Michaels 

      and to:

      Allen Matkins Leck
      Gamble Mallory & Natsis LLP
1900 Main Street, 5th Floor
Irvine,
      California 92614
Attn: Brad H. Nielsen, Esq. 

	 	
	Tenant's Address for
Notices: 
	
      Yelp Inc.
      
140 New Montgomery
      Street
San Francisco, California 94105
Attn: John Lieu 

      with a copy to:
      

      Yelp
      Inc.
140 New Montgomery
      Street
San Francisco, California 94105
Attn: Legal
      Department

	 	
	Broker(s): 
	
      CBRE,
    Inc.

The Basic Terms set forth
above constitute a part of the Lease. In the event of any conflict between any
provision in the Basic Terms and any provision of the Lease, the provisions of
the Lease shall control.

-3-

2. PREMISES. 

2.1 Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from
Landlord, upon the terms and subject to the conditions of this Lease, the
premises described in the Basic Terms as the Premises (i.e., the Second Floor
Premises and the First Floor Premises), in the building located at the address
specified in the Basic Terms. The Premises has been measured substantially in
accordance with ANSI/BOMA Z65.1-1996, as published by the Building Owners and
Managers Association International (a/k/a "BOMA"). Landlord and Tenant agree
that, for all purposes of this Lease, the rentable areas of the Premises shall
be as specified in the Basic Terms. Upon any expansion of the Premises
subsequent to the execution of this Lease, the square footage of the expansion
Premises shall be subject to verification by Landlord's space
planner/architect/consultant, and all amounts, percentages and figures appearing
or referred to in this Lease based upon such determination (including, without
limitation, the "Base Rent," the "Construction Allowance," "Tenant's Share,"
etc., to the extent applicable) shall be modified in accordance with such
determination. The configuration and location of the Premises is shown on
Exhibit A. For purposes of this Lease, the "Building" shall mean the building in which the Premises is located at the address
specified in the Basic Terms, together with the parking facilities serving the
Project (as hereinafter defined), which parking facilities include the existing
parking garage located below, and the existing parking structure located within,
the Project, and which parking facilities may include (in Landlord's sole and
absolute discretion) a future surface parking area located adjacent to the
building in which the Premises is located if and when Landlord elects (in
Landlord's sole and absolute discretion) to construct any such surface parking
area (collectively, the "Parking
Facilities"). The Building
(including, without limitation, the Parking Facilities), the parcel(s) of land
on which the Building (including, without limitation, the Parking Facilities) is
situated (which parcel(s) of land are legally described on Exhibit B attached
hereto and incorporated herein), and the retail building located to the south of
the Building, together constitute the Project identified in the Basic Terms (the
"Project").

2.2 Intentionally Deleted.

3. TERM: POSSESSION.

3.1 Commencement and Expiration of the
Term. The term of this Lease (the
"Term") shall commence on the Commencement Date set forth
in the Basic Terms (the "Commencement Date") and,
unless sooner terminated or extended, shall expire on the Expiration Date set
forth in the Basic Terms (the "Expiration Date").

3.2 Condition of Premises. Tenant is in possession of the Premises and
agrees to accept the same on the Commencement Date "as is" without any
agreements, representations, understandings or obligations on the part of
Landlord to perform or fund any alterations, repairs or improvements, except as
expressly set forth in this Lease. 

3.3 Option to Extend Initial Term. Landlord hereby grants Tenant one (1) option to
extend the then current Term of this Lease for the entire Premises for a total
period of five (5) years (the "Option Term"), which
option shall be exercisable only by written Exercise Notice (as defined below)
delivered by Tenant to Landlord as provided below, provided that Tenant is not
then in default under this Lease beyond applicable cure periods after Tenant's
receipt of written notice of such default. Upon the proper and timely exercise
of such option to extend, and provided that, as of the end of the Term, Tenant
is not in default under this Lease beyond applicable cure periods after Tenant's
receipt of written notice of such default, the Term shall be extended for the
Option Term. The extension of the Term will be on the same terms, covenants and
conditions as in this Lease, other than Base Rent and adjustment of the Base
Year (which shall be determined pursuant to Section 3.3(a) below) and other than
the fact that there shall be no Landlord work to be performed by Landlord within
the Premises nor shall there be any obligation of Landlord to provide an
allowance to Tenant for any improvements or alterations to be installed in the
Premises. The Term of this Lease shall include the Option Term upon Tenant's
timely exercise of the option right contained herein.

-4-

(a) Option Base Rent. The annual Base Rent payable by Tenant during
the Option Term (the "Option Base
Rent") shall be equal to one
hundred percent (100%) of the rate which takes into account all of the following
terms and conditions (the "Fair
Market Base Rent") which for
purposes hereof means the annual Base Rent, taking into account all relevant
factors and Concessions (as defined below), including, without limitation,
whether the then current market is using leases based on a base year, an expense
stop, or triple net, at which tenants, as of the commencement of the Option
Term, are leasing non-sublease, non-concourse-level office space, and which
comparable space is located in buildings of similar age, quality of construction
and building specification as the Building and located in the surrounding area
(the "Comparable Buildings");
provided, however, that Option
Base Rent shall in no event be less than annual Base Rent payable by Tenant
during the last month of the initial Term. All other terms and conditions of
this Lease shall apply throughout the Option Term; however, any obligation of
Landlord to perform any work or provide an allowance shall not apply during the
Option Term. As used in this Lease, the term "Concessions" shall mean rental abatement concessions, if any,
being granted such tenants in connection with such comparable space, and other
reasonable monetary concessions being granted such tenants in connection with
such comparable space; provided, however, that in calculating the Fair Market
Base Rent, no consideration shall be given to (i) the fact that Landlord is or
is not required to pay a real estate brokerage commission in connection with
Tenant's exercise of its right to lease the subject space during the term
thereof, or the fact that landlords are or are not paying real estate brokerage
commissions in connection with such comparable space, or (ii) any period of
rental abatement, if any, granted to tenants in comparable transactions in
connection with the design, permitting and construction of tenant improvements
in such comparable spaces.

(b) Exercise of Option. The option contained in this Section 3.3 shall
be exercised by Tenant, if at all, during the period (the "Exercise Period") which commences sixteen (16) months and ends
twelve (12) months prior to the expiration of the initial Term by delivering
written notice ("Exercise Notice")
thereof to Landlord, time being
of the essence of this provision. During the Exercise Period, the parties shall
follow the procedure and the Fair Market Base Rent shall be determined as set
forth in Section 3.3(c) below. Tenant's failure to timely deliver the Exercise
Notice during the Exercise Period shall be deemed to constitute Tenant's waiver
of its option to extend the initial Term hereunder. 

(c) Determination of Option Base Rent. Within sixty (60) days of Tenant timely sending
to Landlord the Exercise Notice, Landlord shall provide to Tenant Landlord's
initial determination of Fair Market Base Rent and Option Base Rent. Tenant will
be deemed to have accepted Landlord's determination of Fair Market Base Rent and
Option Base Rent unless Tenant, within thirty (30) days after receipt thereof,
objects in writing to such determination (time being of the essence in providing
Tenant's objection hereunder). If Tenant timely objects in writing to the Fair
Market Base Rent initially determined by Landlord, Landlord and Tenant shall
thereafter attempt to agree upon the Fair Market Base Rent, using good-faith
efforts. If Landlord and Tenant fail to reach agreement by thirty (30) days
following Tenant's delivery of the exercise notice to Landlord (the
"Outside Agreement Date"),
each party shall submit to the
other party a separate written determination of the Fair Market Base Rent within
fifteen (15) Business Days after the Outside Agreement Date, and such
determinations shall be submitted to arbitration in accordance with Sections
3.3(c)(1) through 3.3(c)(6) below. Failure of Tenant or Landlord to submit a
written determination of the Fair Market Base Rent within such fifteen (15)
Business Day period shall conclusively be deemed to be the non-determining
party's approval of the Fair Market Base Rent submitted within such fifteen (15)
Business Day period by the other party. 

(1) Landlord and Tenant Arbitrators. Landlord and Tenant shall each appoint one
arbitrator who shall by profession be an independent real estate broker who
shall have no ongoing business relationship with Tenant or Landlord and who
shall have been active over the five (5) year period ending on the date of such
appointment in the leasing of space in the Comparable Buildings. The
determination of the arbitrators shall be limited solely to the issue of whether
Landlord's or Tenant's submitted Fair Market Base Rent is the closest to the
actual Fair Market Base Rent as determined by the arbitrators, taking into
account the requirements of Section 3.3(c). Each such arbitrator shall be
appointed within thirty (30) days after the Outside Agreement Date, it being
acknowledged and agreed that if either Landlord or Tenant fails to appoint an
arbitrator within such thirty (30) day period, the arbitrator appointed by one
of them shall reach a decision as to whether Landlord's or Tenant's submitted
Fair Market Base Rent is the closest to the
actual Fair Market Base Rent, and shall use the closest of Landlord's or
Tenant's submitted Fair Market Base Rent as the Fair Market Base Rent for
purposes of calculating the Option Base Rent, and shall notify Landlord and
Tenant thereof, and such decision shall be binding on Landlord and Tenant.

-5-

(2) Arbitrators'
Decision. The two (2) arbitrators
appointed by Landlord and Tenant pursuant to Section 3.3(c)(1) above shall
within fifteen (15) Business Days of the date of the appointment of the last
appointed arbitrator use good faith efforts to reach a decision as to whether
Landlord's or Tenant's submitted Fair Market Base Rent is the closest to the
actual Fair Market Base Rent, and shall use the closest of Landlord's or
Tenant's submitted Fair Market Base Rent as the Fair Market Base Rent for
purposes of calculating the Option Base Rent, and shall notify Landlord and
Tenant thereof, and such decision shall be binding on Landlord and Tenant.

(3) Potential for Third
Arbitrator. If, despite good
faith efforts, the two (2) arbitrators appointed by Landlord and Tenant pursuant
to Section 3.3(c)(1) above cannot reach agreement as to Fair Market Base Rent in
accordance with Section 3.3(c)(2) above, then such arbitrators shall within ten
(10) Business Days of the date of the appointment of the last appointed
arbitrator use good faith efforts to agree upon and appoint a third arbitrator
who shall be qualified under the same criteria as set forth hereinabove for
qualification of the initial two (2) arbitrators. The third arbitrator so
appointed shall within fifteen (15) Business Days after her/his appointment
reach a decision as to whether Landlord's or Tenant's submitted Fair Market Base
Rent is the closest to the actual Fair Market Base Rent, and shall use the
closest of Landlord's or Tenant's submitted Fair Market Base Rent as the Fair
Market Base Rent for purposes of calculating the Option Base Rent, and shall
notify Landlord and Tenant thereof, and such decision shall be binding on
Landlord and Tenant. 

(4) Potential for
Judge-Appointed Third Arbitrator.
If, despite good faith efforts, the two (2) arbitrators fail to agree upon and
appoint a third arbitrator within the time period provided in Section 3.3(c)(3)
above, then either party may, upon at least five (5) Business Days' prior
written notice to the other party, request the Judge of the Maricopa County
Superior Court, acting in his private and nonjudicial capacity, to appoint the
third arbitrator who shall be qualified under the same criteria as set forth
hereinabove for qualification of the initial two (2) arbitrators. Following the
appointment of the third arbitrator, the third arbitrator so appointed shall
within fifteen (15) Business Days after her/his appointment reach a decision as
to whether Landlord's or Tenant's submitted Fair Market Base Rent is the closest
to the actual Fair Market Base Rent, and shall use the closest of Landlord's or
Tenant's submitted Fair Market Base Rent as the Fair Market Base Rent for
purposes of calculating the Option Base Rent, and shall notify Landlord and
Tenant thereof, and such decision shall be binding on Landlord and
Tenant.

(5) Binding
Decision. The decision of the two
(2) arbitrators, or the third arbitrator (if applicable), shall be binding upon
Landlord and Tenant. 

(6) Arbitration
Costs. If the determination of
Fair Market Base Rent is made by arbitration under this Section 3.3, Tenant will
pay all costs, fees and expenses of the initial arbitrator so appointed by
Tenant and Landlord will pay all costs, fees and expenses of the initial
arbitrator so appointed by Landlord. All costs, fees and expenses of any third
arbitrator, if any, and any other costs of the arbitration proceeding
contemplated hereunder, if any, shall be split equally between Tenant and
Landlord. 

3.4 Intentionally Deleted.

4. RENT.

4.1 Base
Rent. Tenant agrees to pay to
Landlord, at the address for Rent payments set forth in the Basic Terms (as such
address may be changed from time to time by written notice to Tenant), the
"Base Rent" set forth in the Basic Terms, without prior notice
or demand, beginning on the Commencement Date and continuing on the first (1st)
day of each and every calendar month during the Term, except that Base Rent for any partial month at the beginning of the
Term shall be paid on the Commencement Date (except to the extent paid to
Landlord in advance pursuant to the Existing Leases). Base Rent for any partial
month at the beginning of the Term shall be prorated based on the actual number
of days in such month. 

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4.2 Additional
Rent. Article 5 of this Lease
requires Tenant to pay certain "Additional Rent" pursuant
to estimates Landlord delivers to Tenant. Tenant will make all payments of
estimated Additional Rent in accordance with Sections 5.4 and 5.5 without
deduction or offset and without Landlord's previous demand, invoice or notice
for payment. Tenant will pay all other Additional Rent described in this Lease
that is not estimated under Sections 5.4 and 5.5 within fifteen (15) days after
receiving Landlord's invoice for such Additional Rent Tenant will make all
Additional Rent payments to the same location and, except as described in the
previous sentence, in the same manner, as Tenant's Base Rent payments.

4.3 Payment of
Rent. All amounts payable or
reimbursable by Tenant under this Lease, including, without limitation, Base
Rent, Additional Rent, late charges and interest (collectively, "Rent"), shall constitute Rent and shall be payable and recoverable as Rent in the
manner provided in this Lease. All Rent shall be paid without offset, recoupment
or deduction, except as may otherwise be expressly provided in Sections 5.6,
5.7, 9.3, 11.1(b), 12.4 and/or 13.5 of this Lease (but only to the extent any
such offset, recoupment or deduction is expressly contemplated thereunder), in
lawful money of the United States of America to Landlord at Landlord's Address
for Payment of Rent as set forth in the Basic Terms, or to such other person or
at such other place as Landlord may from time to time designate. Notwithstanding
any contrary term or provision of this Lease, Tenant's covenant and obligation
to pay Rent is independent from any of Landlord's covenants, obligations,
warranties or representations in this Lease. 

4.4 Delinquent Rent
Payments. If Tenant does not pay
any installment of Rent within five (5) days after the date the payment is due,
Tenant will pay Landlord, as Additional Rent, a late payment charge equal to
five percent (5%) of the amount of the delinquent payment. Further, in addition
to such late charge and not in lieu thereof, if Tenant does not pay any
installment of Rent within thirty (30) days after the date the payment is due,
Tenant will pay Landlord, as Additional Rent, interest on the delinquent payment
calculated at the lesser of (i) ten percent (10%) per annum or (ii) the maximum
rate allowable by applicable law (the "Interest Rate") from the
date when the payment is due through the date the payment is made. Landlord's
right to such compensation for Tenant's delinquency is in addition to all of
Landlord's rights and remedies under this Lease, at law or in equity.

4.5 Security
Deposit. Pursuant to the Existing
Second Floor Lease, Tenant has deposited with Landlord the amount specified in
the Basic Terms as the Security Deposit (the "Security Deposit"), as security for the performance of Tenant's
obligations under the Existing Second Floor Lease. Upon the date of this Lease,
such Security Deposit shall be deemed to be the Security Deposit under this
Lease, subject to the terms and conditions of this Lease. Landlord may (but
shall have no obligation to) use the Security Deposit (or any portion thereof)
to cure any Event of Default under this Lease or to compensate Landlord for any
damage Landlord incurs as a result of Tenant's failure to perform any of
Tenant's obligations hereunder. In the event Landlord so uses all or any portion
of the Security Deposit, Tenant shall pay to Landlord, as Additional Rent on
demand, an amount sufficient to replenish the Security Deposit to the amount
provided in the Basic Terms. If Tenant is not in default after receipt of
written notice and the expiration of any applicable cure period, within sixty
(60) days after the expiration or termination of this Lease, Landlord shall
return to Tenant the Security Deposit (or the balance thereof then held by
Landlord at such time and not applied as provided above). Landlord may commingle
the Security Deposit with Landlord's general and other funds. Tenant shall not
be entitled to receive interest on the Security Deposit. 

5. OPERATING COSTS TAXES.

5.1 Payment of Excess
Operating Costs and Excess Taxes.
Tenant will pay, as Additional Rent and in the manner this Article 5 describes,
Tenant's Share of Excess Operating Costs and Tenant's Share of Excess Taxes due
and payable during each calendar year (or portion thereof) during the Term.

-7- 

Excess Operating Costs will
be calculated by taking the total amount of Operating Costs due and payable with
respect to the Project (adjusted to reflect a 95% occupied Project) during any
calendar year during the Term and subtracting therefrom Operating Costs due and
payable with respect to the Project (adjusted to reflect a 95% occupied Project)
during the applicable Base Year set forth in the Basic Terms (as applicable, the
"Base Year"). "Tenant's Share of
Excess Operating Costs" will be
calculated by multiplying Excess Operating Costs for the period in question by
Tenant's Share. Excess Taxes will be calculated by taking the total amount of
Taxes due and payable with respect to the Project during any calendar year
during the Term and subtracting therefrom Taxes due and payable with respect to
the Project during the applicable Base Year. "Tenant's Share of Excess Taxes" will be calculated by multiplying the amount of
Excess Taxes for the period in question by Tenant's Share. Landlord will prorate
Tenant's Share of Excess Operating Costs and Tenant's Share of Excess Taxes due
and payable during the calendar year in which the Lease commences or terminates
as of the Commencement Date or Termination Date, as applicable, on a per diem
basis based on the number of days of the Term within such calendar
year.

5.2 Operating Costs. For purposes of this Lease, the term
"Operating Costs" means all expenses Landlord incurs in connection
with maintaining, repairing and operating the Project (it being acknowledged and
agreed by Landlord and Tenant that, only that portion of Operating Costs
allocated to the Building (excluding the concourse space) will be considered
when determining Excess Operating Costs and Tenant's Share of Excess Operating
Costs pursuant to Section 5.1 above), as determined by Landlord or its
accountant in accordance with generally accepted accounting principles
consistently followed, including, but not limited to, the following: insurance
premiums and deductible amounts under any insurance policy; maintenance and
repair costs; steam, electricity, water, sewer, gas and other utility charges;
fuel; lighting; window washing; janitorial services; trash and rubbish removal;
property association fees and dues and all payments under any liens, easements,
declarations, encumbrances, covenants, conditions, reservations, restrictions
and other matters now or hereafter affecting title to the Project (collectively,
"Encumbrances"); wages payable to persons at the level of manager
and below whose duties are connected with maintaining and operating the Project,
together with all payroll taxes, unemployment insurance, vacation allowances and
disability, pension, profit sharing, hospitalization, retirement and other
so-called "fringe benefits" paid in connection with such persons (allocated in a
manner consistent with such persons' wages); commercially reasonable amounts
paid to contractors or subcontractors for work or services performed in
connection with maintaining and operating the Project; all costs of uniforms,
supplies and materials used in connection with maintaining, repairing and
operating the Project; any expense imposed upon Landlord, its contractors or
subcontractors pursuant to law or pursuant to any collective bargaining
agreement covering such employees; all services, supplies, repairs, replacements
(but only to the extent such replacements are permitted by this Section 5.2) or
other expenses for maintaining and operating the Project; costs of complying
with Encumbrances and applicable laws, codes, ordinances that were not in
existence as of the date of the Existing Second Floor Lease (i.e., January 20,
2010) with respect to the Second Floor Premises, as of the date of the Existing
First Floor Lease (i.e., August 21, 2012) with respect to the First Floor
Premises, or as of the applicable commencement date with respect to any
expansion space added to the Premises; reasonable management fees, the costs of
maintaining a 24-hour security service provider for the Common Area, and the
costs (including rental) of maintaining a building or management office in the
Building; and such other expenses as may ordinarily be incurred in connection
with maintaining and operating an office complex similar to the Project. The
term "Operating Costs" also includes expenses Landlord incurs in connection with
public sidewalks adjacent to the Project, any pedestrian walkway system (either
above or below ground) and any other public facility to which Landlord or the
Project is from time to time subject in connection with operating the Project.
The term "Operating Costs" does not include the cost of any capital improvements
to the Project other than improvements installed by Landlord with a reasonable
expectation of reducing Operating Costs and as otherwise expressly set forth
herein; provided that in computing Operating Costs Landlord will amortize the
cost of such capital improvements (including reasonable charges for interest on
the unamortized amount) over their useful life (as reasonably determined by
Landlord's accountant, who shall be a certified public accountant reasonably
conversant with accounting practices for commercial office buildings); the cost
of repairs, restoration or other work occasioned by fire, windstorm or other
insured casualty other than the amount of any deductible under any insurance
policy (regardless whether the deductible is payable by Landlord in connection
with a capital expenditure); expenses
Landlord incurs in connection with leasing or procuring tenants or renovating
space for new or existing tenants; legal expenses incident to Landlord's
enforcement of any lease; interest or principal payments on any mortgage or
other indebtedness of Landlord; or allowance or expense for depreciation or
amortization, except as expressly set forth herein. Notwithstanding the
foregoing, if Landlord installs equipment in, or makes improvements or
alterations to, the Project to reduce energy, maintenance or other costs, or to
comply with any Laws not in effect as of the date of the Existing Second Floor
Lease (i.e., January 20, 2010) with respect to the Second Floor Premises, as of
the date of the Existing First Floor Lease (i.e., August 21, 2012) with respect
to the First Floor Premises, or as of the applicable commencement date with
respect to any expansion space added to the Premises, Landlord may include in
Operating Expenses reasonable charges for interest paid on the investment and
reasonable charges for depreciation of the investment so as to amortize the
investment over the reasonable life of the equipment, improvement or alteration
on a straight line basis. 

-8-

5.3 Taxes. For purposes of this Lease, "Taxes" means any general real property tax, improvement tax, assessment, special
assessment, reassessment, in lieu tax, levy, charge, penalty or similar
imposition imposed by any authority having the direct or indirect power to tax,
including but not limited to, (a) any city, county, state or federal entity, (b)
any school, agricultural, lighting, drainage or other improvement or special
assessment district, (c) any governmental agency, or (d) any private entity
having the authority to assess the Project under any of the Encumbrances. The
term "Taxes" includes all charges or burdens of every kind and nature Landlord
incurs in connection with using, occupying, owning, operating, leasing or
possessing the Project, without particularizing by any known name and whether
any of the foregoing are general, special, ordinary, extraordinary, foreseen or
unforeseen; any tax or charge for fire protection, street lighting, streets,
sidewalks, road maintenance, refuse, sewer, water or other services provided to
the Project. The term "Taxes" does not include Landlord's state or federal
income, franchise, estate or inheritance taxes. If, by law, any Taxes may be
paid in installments, Landlord shall pay said Taxes in installments if approved
by Landlord's then-current Mortgagee(s). Landlord may, but is not obligated to,
contest the amount or validity, in whole or in part, of any Taxes. Landlord may
include in its computation of Taxes the costs and expenses Landlord incurred in
connection with contesting the Taxes, including without limitation reasonable
attorney's fees. If the contest results in a reduction in Tenant's Share of
Excess Taxes previously paid by Tenant, then Tenant will be reimbursed the
amount of the reduction in Tenant's Share of Excess Taxes (together with any
interest thereon paid by the taxing authority, if any, but less the costs of the
contest) to the extent such reduction is actually received by Landlord, and not
to exceed Tenant's Share of Excess Taxes previously paid by Tenant. Tenant may
not contest Taxes.

5.4 Estimated Operating
Costs: Estimated Taxes. Within
one hundred twenty (120) days following the end of each calendar year during the
Term, Landlord will deliver to Tenant a written estimate of the following for
the succeeding calendar year of the Term: (a) Taxes, (b) Operating Costs, (c)
Excess Operating Costs, (d) Excess Taxes; (e) Tenant's Share of Excess Operating
Costs, (f) Tenant's Share of Excess Taxes and (g) the annual and monthly
Additional Rent attributable to Tenant's Share of Excess Operating Costs and
Tenant's Share of Excess Taxes. Landlord may re-estimate Excess Operating Costs
and Excess Taxes from time to time during the Term. In such event, Landlord will
re-estimate the monthly Additional Rent attributable to Tenant's Share of Excess
Operating Costs and Tenant's Share of Excess Taxes to an amount sufficient for
Tenant to pay the re-estimated monthly amount over the balance of the calendar
year. Landlord will notify Tenant of the re-estimate and Tenant will pay the re-
estimated amount in the manner provided in the last sentence of Section 5.5.

5.5 Payment of Estimated
Excess Operating Costs and Estimated Excess Taxes. Tenant will pay the amount Landlord estimates as
Tenant's Share of Excess Operating Costs and Tenant's Share of Excess Taxes
under Section 5.4 for each calendar year of the Term in equal monthly
installments, in advance, on the first (1st) day of each and every calendar
month during the Term. If Landlord has not delivered a new estimate to Tenant by
the first (1st) day of January of the applicable calendar year, Tenant will
continue paying Tenant's Share of Excess Operating Costs and Tenant's Share of
Excess Taxes based on Landlord's estimates for the previous calendar year. When
Tenant receives Landlord's estimates for the current calendar year, Tenant will
pay the estimated amount (less amounts Tenant paid to Landlord in accordance
with the immediately preceding sentence) in equal monthly installments over
the balance of such calendar year, with the
number of installments being equal to the number of full calendar months
remaining in such calendar year.

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5.6 Verification of
Tenant's Share of Excess Operating Costs and Tenant's Share of
Excess Taxes. After the end of each calendar year during the Term, Landlord will
determine the actual amount of Excess Operating Costs, Excess Taxes, Tenant's
Share of Excess Operating Costs and Tenant's Share of Excess Taxes for such
calendar year and deliver to Tenant a written statement thereof. If Tenant paid
less than the actual amount of Tenant's Share of Excess Operating Costs and/or
Tenant's Share of Excess Taxes specified in the statement, Tenant will pay the
difference to Landlord as Additional Rent within thirty (30) days following
receipt of such statement. If Tenant paid more than the actual amount of
Tenant's Share of Excess Operating Costs and/or Tenant's Share of Excess Taxes
specified in the statement, Landlord will, at Landlord's option, either (a)
refund the excess amount to Tenant, or (b) credit the excess amount against
Tenant's next due monthly installment(s) of estimated Tenant's Share of Excess
Operating Costs or Tenant's Share of Excess Taxes, as the case may be. If
Landlord is delayed in delivering such statement to Tenant, such delay does not
constitute Landlord's waiver of Landlord's rights under this Section 5.6.

5.7 Tenant's Audit
Right. If Tenant disputes
Landlord's determination of the actual amount of Operating Costs, Taxes,
Tenant's Share of Excess Operating Costs or Tenant's Share of Excess Taxes for
any calendar year, and provided that (a) no Event of Default exists under this
Lease, and (b) Tenant delivers to Landlord written notice of the dispute within
one hundred eighty (180) days after Landlord's delivery of the statement of such
amount, then Tenant (but not any subtenant or assignee) may, at its sole cost
and expense, upon prior written notice and during the Business Hours specified
in the Basic Terms ("Business
Hours") at a time and place
reasonably acceptable to Landlord (which may be the location where Landlord
maintains the applicable records), cause a certified public accountant
reasonably acceptable to Landlord to audit Landlord's records relating to the
disputed amounts on a non-contingent basis. Tenant's objection to Landlord's
determination of Excess Operating Costs, Excess Taxes, Tenant's Share of Excess
Operating Costs or Tenant's Share of Excess Taxes is deemed withdrawn unless
Tenant completes and delivers the audit to Landlord within one hundred eighty
(180) days after the date Tenant delivers its dispute notice to Landlord under
this Section 5.7. If the audit shows that the amount Landlord charged Tenant for
Tenant's Share of Excess Operating Costs and/or Tenant's Share of Excess Taxes
was greater than the amount this Article 5 obligates Tenant to pay, unless
Landlord reasonably contests the audit, Landlord will refund the excess amount
to Tenant within ten (10) days after Landlord receives a copy of the audit
report or, at Landlord's option, Landlord will credit the excess amount against
Tenant's obligation to pay installments of Tenant's Share of Excess Operating
Costs and/or Tenant's Share of Excess Taxes, as applicable, next accruing under
this Lease. If the audit shows that the amount Landlord charged Tenant for
Tenant's Share of Excess Operating Costs and/or Tenant's Share of Excess Taxes
was less than the amount this Article 5 obligates Tenant to pay, Tenant will pay
to Landlord, as Additional Rent, the difference between the amount Tenant paid
and the amount determined in the audit. Pending resolution of any audit under
this Section 5.7, Tenant will continue to pay to Landlord the estimated amounts
of Tenant's Share of Excess Operating Costs and Tenant's Share of Excess Taxes
in accordance with Sections 5.4 and 5.5. Tenant must keep all information it
obtains in any audit strictly confidential and may only use such information for
the limited purpose this Section 5.7 describes and for Tenant's own account.

5.8 Cap on Controllable
Operating Costs. Landlord agrees
that in calculating Tenant's Share of Excess Operating Costs pursuant to Article
5 of this Lease, that portion of Operating Costs which are controllable by
Landlord (specifically excluding, without limitation, insurance premiums, taxes
[including Taxes] and costs of utilities) will not increase more than five
percent (5%) per year, compounded annually, over the amount of such controllable
Operating Costs for calendar year 2010 with respect to the Second Floor Premises
and for calendar year 2013 with respect to the First Floor Premises; provided,
however, that with respect to the entire Premises, such cap shall not apply in
calendar year 2016, and thereafter the cap described above shall apply to the
entire Premises, compounded annually, over the amount of such controllable
Operating Costs for calendar year 2016. Such cap is cumulative and the unused
portion of a year's cap may be carried forward to absorb any future Operating
Costs that would otherwise be in excess of the cap. For example, if the actual
Operating Costs increase in a calendar year is only 3%, and the cap is 5%, the maximum allowable Operating Cost
increase for the following or any future year would be 5% plus the amount of the
prior year's unused 2%. Further, any Operating Costs amount which is in excess
of the cap in one year may be carried forward by Landlord and recovered in later
years if and to the extent the cap for such later years is not exceeded.

-10- 

5.9 Variable Operating Costs. Notwithstanding any contrary language in this
Article 5, if less than ninety-five percent (95%) of the rentable area of the
Project is occupied at all times during any calendar year pursuant to leases
under which the terms have commenced for such calendar year, Landlord will
reasonably and equitably adjust its computation of Operating Costs for that
calendar year to obligate Tenant to pay all components of Operating Costs that
vary based on occupancy in an amount equal to the amount Tenant would have paid
for such components of Operating Costs had ninety-five percent (95%) of the
rentable area of the Project been occupied at all times during such calendar
year pursuant to leases under which the terms have commenced for such calendar
year. Landlord will also equitably adjust Operating Costs to account for any
Operating Costs any tenant of the Building pays directly to a service provider.

5.10 Personal Property Taxes. Tenant will pay, prior to delinquency, all taxes
charged against Tenant's trade fixtures and other personal property. Tenant will
use all reasonable efforts to have such trade fixtures and other personal
property taxed separately from the Project. If any of Tenant's trade fixtures
and other personal property are taxed with the Project, Tenant will pay the
taxes attributable to Tenant's trade fixtures and other personal property to
Landlord as Additional Rent. 

5.11 Taxes on Rent. Tenant shall pay to Landlord as Additional Rent
any and all taxes or excises on Rent or on other sums or charges required to be
paid by Tenant under this Lease, and gross receipts tax, transaction privilege
tax or other tax, however described, which is levied or assessed by the United
States of America, the state in which the Building is located or any city,
municipality or political subdivision thereof, against Landlord in respect to
the Base Rent, Additional Rent or other charges payable under this Lease or as a
result of Landlord's receipt of such Rents or other charges accruing under this
Lease (collectively, "Rent Tax").
Rent Tax shall be paid by Tenant
to Landlord concurrently with each payment of Base Rent. 

6. USE OF THE PREMISES.

6.1 Use. The Premises shall be used and occupied by Tenant solely for general
office purposes and for no other use or purpose whatsoever. Notwithstanding
anything to the contrary in this Lease, in no event may the Premises be operated
as a culinary school. Tenant shall not abandon the Premises during the Term.
Tenant shall comply with all present and future laws, regulations, rules,
orders, statutes and ordinances of any governmental or private entity in effect
on or after the date of this Lease and applicable to the Project or the use or
occupancy of the Project, including, without limitation, Hazardous Materials
Laws, Building Rules and Encumbrances (collectively, "Laws") relating to Tenant's use or occupancy of the Premises (and make any
repairs, alterations or improvements as required to comply with all such Laws;
provided, however, that Tenant will only be required to make structural repairs,
alterations and improvements if the same are required by Laws as a result of
Tenant's manner of use of the Premises). Tenant will not use the Project or
knowingly permit the Premises to be used in violation of any Laws or in any
manner that would (a) violate any certificate of occupancy affecting the
Project; (b) make void or voidable any insurance now or after the date of this
Lease in force with respect to the Project; (c) cause injury or damage to the
Project or to the person or property of any other tenant on the Project; (d)
cause substantial diminution in the value or usefulness of all or any part of
the Project (reasonable wear and tear excepted); or (e) constitute a public or
private nuisance or waste. Tenant will obtain and maintain, at Tenant's sole
cost and expense, all permits and approvals required under the Laws for Tenant's
use of the Premises. Without limiting the foregoing, the Premises shall not be
used for educational activities, practice of medicine or any of the healing
arts, providing social services, for the operation of a culinary school, for any
governmental use (including embassy or consulate use), for any personnel agency
or customer service office, for studios for radio, television or other media or
for a travel agency or reservation center. Tenant shall not, without the prior
consent of Landlord, (i) bring into the Building or the Premises anything that
may cause substantial noise, odor or vibration, overload the floors in the Premises or the Building or any of the
heating, ventilating and air-conditioning ("HVAC"), mechanical,
elevator, plumbing, electrical, fire protection, life safety, security or other
systems in the Building ("Building
Systems"), or jeopardize the
structural integrity of the Building or any part thereof; (ii) connect to the
utility systems of the Building any apparatus, machinery or other equipment
other than typical office equipment; or (iii) connect to any electrical circuit
in the Premises any equipment or other load with aggregate electrical power
requirements in excess of eighty percent (80%) of the rated capacity of the
circuit. Tenant acknowledges that neither Landlord nor any agent, contractor or
employee of Landlord has made any representation or warranty of any kind with
respect to the Premises, the Building or the Project, specifically including,
but not limited to, any representation or warranty of suitability or fitness of
the Premises, Building or the Project for any particular purpose. Tenant accepts
the Premises, the Building and the Project in an AS IS - WHERE IS" condition.

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6.2 Common Area. Landlord grants to Tenant the non-exclusive right, together with all
other occupants of the Project and their agents, employees and invitees, to use
the Parking Facilities, driveways, lobby areas, and other areas of the Project
that Landlord may designate from time to time as common area available to all
tenants (collectively, the "Common
Area") during the Term, subject
to all Laws. Landlord may, at Landlord's sole and exclusive discretion, make
changes to the Common Area. Landlord's rights regarding the Common Area include,
but are not limited to, the right to (a) restrain unauthorized persons from
using the Common Area; (b) place permanent or temporary kiosks, displays, carts
or stands in the Common Area and to lease the same to tenants; (c) temporarily
close any portion of the Common Area (i) for repairs, improvements or
Alterations, (ii) to discourage unauthorized use, (iii) to prevent dedication or
prescriptive rights, or (iv) for any other reason Landlord deems sufficient in
Landlord's judgment; (d) change the shape and size of the Common Area; (e) add,
eliminate or change the location of any improvements located in the Common Area
and construct buildings or other structures in the Common Area; and (f) impose
and revise reasonable, nondiscriminatory Building Rules concerning use of the
Common Area, including any parking facilities comprising a portion of the Common
Area. The foregoing notwithstanding, Landlord's exercise of its rights with
respect to (b), (c), (d) and (e) will not materially and adversely impair
Tenant's access to or use of the Premises. 

6.3 Rights Reserved By Landlord. Landlord hereby reserves the right, at any time
and from time to time, without liability to Tenant, and without constituting an
eviction, constructive or otherwise, or entitling Tenant to any abatement of
Rent or to terminate this Lease or otherwise releasing Tenant from any of
Tenant's obligations under this Lease: 

(a) To make alterations,
additions, repairs, improvements to or in or to decrease the size of area of,
all or any part of the Building or the Project, the fixtures and equipment
therein, and the Building Systems (except that Landlord shall not have any right
under this provision to materially reduce the size of the Premises or the
Parking Facilities (such that the reduction in Parking Facilities size reduces
the number of parking spaces licensed to Tenant under Section 17.2 of this
Lease), or to permanently, materially and adversely affect Tenant's access to
and use of the Premises, except only as may be required to comply with Laws or
as a result of any fire or other casualty or Condemnation); 

(b) To change the name or
street address of the Building or the Project; 

(c) To designate and
approve all types of signs, window coverings, internal lighting and other
aspects of the Premises and its contents that may be visible from the exterior
of the Premises; 

(d) To grant any party the
exclusive right to conduct any business or render any service in the Building or
the Project, provided such exclusive right to conduct any business or render any
service in the Building or the Project does not prohibit Tenant from any
permitted use for which Tenant is then using the Premises;

(e) To prohibit Tenant from
installing vending or dispensing machines of any kind in or about the Premises
other than those Tenant installs in the Premises solely for use by Tenant's
employees; 

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(f) To close the Building
or the Project during and after Business Hours, except that Tenant and its
employees and invitees may access the Premises after Business Hours in
accordance with such rules and regulations as Landlord may reasonably prescribe
from time to time for security purposes; 

(g) To install, operate and
maintain security systems that monitor, by closed circuit television or
otherwise, all persons entering or leaving the Building or the Project;

(h) To install and maintain
pipes, ducts, conduits, wires and structural elements in the Premises that serve
other parts or other tenants of the Building or the Project; 

(i) To retain and receive
master keys or pass keys to the Premises and all doors in the Premises.
Notwithstanding the foregoing, or the provision of any security-related services
by Landlord, Landlord is not responsible for the security of persons or property
on the Project and Landlord is not and will not be liable in any way whatsoever
for any breach of security not solely and directly caused by the willful
misconduct of Landlord, its agents, its contractors or employees; 

(j) To reduce, increase,
enclose or otherwise change at any time and from time to time the size, number,
location, lay-out and nature of the Common Area and other tenancies and premises
in the Project and to create additional rentable areas through use or enclosure
of Common Areas; provided, however, that Landlord will refrain from changing the
Parking Facilities in a manner that would reduce the number of parking spaces
licensed to Tenant under Section 17.2 of this Lease; 

(k) If any governmental
authority promulgates or revises any Law or imposes mandatory or voluntary
controls or guidelines on Landlord or the Project relating to the use or
conservation of energy or utilities or the reduction of automobile or other
emissions or reduction or management of traffic or parking on the Project, to
comply with such Law, control or guideline, whether mandatory or voluntary, or
make any alterations to the Project related thereto, the costs of which are
Operating Costs.

(I) Upon not less than one
(1) Business Day's prior written notice to Tenant (and without notice in
emergencies), to enter the Premises at all reasonable times to: (a) determine
whether the Premises are in good condition, (b) determine whether Tenant is
complying with its obligations under this Lease, (c) perform any maintenance or
repair of the Premises or the Building or the Project that Landlord has the
right or obligation to perform, (d) subject to subsection (n) below, to install
or repair improvements for other tenants where access to the Premises is
required for such installation or repair, (e) serve, post or keep posted any
notices required or allowed under the provisions of this Lease, (f) show the
Premises to prospective brokers, agents, buyers, transferees, Mortgagees or,
during the last six (6) months of the Lease, to prospective tenants, or (g) do
any other act or thing necessary for the safety or preservation of the Premises
or the Building or the Project; 

(m) Upon not less than five
(5) Business Days prior written notice to Tenant (and without notice in
emergencies), and for a period not to exceed two (2) Business Days, to
temporarily close or prohibit access to the Building (including the Premises) or
the Project to entry by tenants and their agents, employees, contractors,
invitees and licensees after Business Hours, including, but not limited to,
temporarily closing or prohibiting access to the Premises, the Common Area,
entrances, doors, corridors, elevators and other facilities in the Building or
the Project; and 

(n) Except as required by
law, Landlord may not install any pipes ducts, utility lines, conduits or
equipment (herein collectively called "Utility Lines") in the
Premises unless all of the following conditions be met:

(1) such Utility Lines are
located in locations which will not materially and adversely interfere with the
rights expressly granted to Tenant under this Lease, or if, from the standpoint
of sound architectural and engineering standards such Utility Lines cannot be
located in the non-public areas without commercially unreasonable cost, then the
same may be located completely beneath the floor or completely within the walls
of non-public areas or completely above the Tenant's hung ceiling, provided,
however, that: (A) the same may not displace or materially and adversely
interfere with the location or placement of Tenant's utility lines serving the
Premises, it being understood that Tenant's utility lines have priority in their
location in the Premises, and (B) with respect to the ceiling area, in no event
may the Utility Lines extend lower than Tenant's hung ceiling, and (C) if no
finished ceiling exists such area will not be available to Landlord for this
purpose and Landlord will be restricted to the sub-floor or interior walls as
hereinbefore described;

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(2) such work is performed
during non-Business Hours (except in emergencies) unless Tenant, in the exercise
of its discretion, agrees otherwise; and 

(3) Landlord will be liable
for all loss (excluding, in all events, loss of business and any other
foreseeable or unforeseeable consequential damages, and also excluding, in all
events, indirect, special and punitive damages), damage, or injury to persons or
property resulting from the installation of the Utility Lines and will indemnify
and hold Tenant harmless from all claims, losses (excluding, in all events, loss
of business and any other foreseeable or unforeseeable consequential damages,
and also excluding, in all events, indirect, special and punitive damages),
costs, expenses and liability, including reasonable attorney's fees, arising
from such installation, except to the extent caused by the negligence or
intentional misconduct of Tenant and/or its Representatives and/or
Visitors.

Landlord shall conduct its
activities under this Section 6.3 in a manner that will minimize inconvenience
to Tenant without incurring additional expense to Landlord. In no event shall
Tenant be entitled to an abatement of Rent on account of any entry by Landlord
pursuant to this Section 6.3. Landlord shall not be liable in any manner for any
inconvenience, loss of business or other damage to Tenant or other persons
arising out of Landlord's entry on the Premises in accordance with this Section
6.3, except as expressly provided in Section 6.3(n)(iii) above. No action by
Landlord pursuant to this Section 6.3 shall constitute an eviction of Tenant,
constructive or otherwise, entitle Tenant to an abatement of Rent or to
terminate this Lease or otherwise release Tenant from any of Tenant's
obligations under this Lease. 

6.4 Hazardous Materials.

(a) Definitions. 

(1) "Hazardous Materials" means any of the following, in any amount: (a) any
petroleum or petroleum product, asbestos in any form, urea formaldehyde and
polychlorinated biphenyls; (b) any radioactive substance; (c) any toxic,
infectious, reactive, corrosive, ignitable or flammable chemical or chemical
compound; and (d) any chemicals, materials or substances, whether solid, liquid
or gas, defined as or included in the definitions of "hazardous substances,"
"hazardous wastes," "hazardous materials," "extremely hazardous wastes,"
"restricted hazardous wastes," "toxic substances," "toxic pollutants," "solid
waste," or words of similar import in any federal, state or local statute, law,
ordinance or regulation now existing or existing on or after the Lease Date as
the same may be interpreted by government offices and agencies.

(2) "Environmental Requirements" shall mean all present and future Laws, orders,
permits, licenses, approvals, authorizations and other requirements of any kind
applicable to Hazardous Materials.

(3) "Environmental Losses" shall mean all costs and expenses of any kind,
damages, including foreseeable and unforeseeable consequential damages, fines
and penalties incurred in connection with any violation of and compliance with
Environmental Requirements and all losses of any kind attributable to the
diminution of value, loss of use or adverse effects on marketability or use of
any portion of the Premises or the Project. 

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(b) Tenant's Covenants. Neither Tenant nor its agents, employees,
contractors, licensees, assignees, sublessees, transferees or representatives
(collectively, "Representatives")
nor its guests, customers,
invitees, or visitors (collectively, "Visitors") shall install,
handle, generate, store, use, dispose of, discharge, release, abate, remove,
transport, or engage in any other activity of any type by, at or about the
Premises or the Project in connection with or involving Hazardous Materials
without Landlord's prior written consent, which consent may be granted, denied,
or conditioned upon compliance with Landlord's requirements, all in Landlord's
sole and absolute discretion. Notwithstanding the foregoing, normal quantities
and use of those Hazardous Materials customarily used in the conduct of general
business office activities, such as copier fluids and cleaning supplies
("Permitted Hazardous Materials"),
may be used and stored at the
Premises without Landlord's prior written consent, provided that Tenant's
activities at or about the Premises and the Project relating to such Permitted
Hazardous Materials shall comply at all times with all Environmental
Requirements. At the expiration or termination of this Lease, Tenant, at its
sole cost and expense, shall promptly remove from the Premises and the Project
any and all Hazardous Materials (regardless of whether any Environmental
Requirement requires removal), in compliance with all Environmental
Requirements, all Hazardous Materials Tenant causes to be present in, on, under
or about the Project. Tenant shall keep Landlord fully and promptly informed of
all Hazardous Materials (other than Permitted Hazardous Materials) used by
Tenant at the Premises and the Project. Tenant shall be responsible and liable
for the compliance with all of the provisions of this Section 6.4 by all of
Tenant's Representatives and Visitors, and all of Tenant's obligations under
this Section 6.4 (including its indemnification obligations) shall survive the
expiration or termination of this Lease. 

(c) Compliance. Tenant shall, at Tenant's sole cost and expense, promptly take all
actions required by any governmental agency or entity in connection with or as a
result of the presence of Hazardous Materials at or about the Premises or the
Project caused by Tenant, its Representatives or Visitors, including inspection
and testing, performing all cleanup, removal and remediation work required with
respect to such Hazardous Materials, complying with all closure requirements and
post-closure monitoring, and filing all required reports or plans. All of the
foregoing shall be performed in a manner acceptable to Landlord in Landlord's
reasonable discretion, and in all events such work shall be performed in a good,
safe and workmanlike manner by consultants qualified and licensed to undertake
such work and in a manner that will not interfere with any other tenant's quiet
enjoyment of the Project or Landlord's use, operation, leasing and sale of the
Project. Tenant shall deliver to Landlord prior to delivery to any governmental
agency, or promptly after receipt from any such agency, copies of all permits,
manifests, closure or remedial action plans, notices, and all other documents
relating to the presence of Hazardous Materials at or about the Premises or the
Project. If any lien attaches to the Premises or the Project in connection with
or as a result of the presence of Hazardous Materials, and Tenant does not cause
the same to be released, by payment, bonding or other action reasonably
acceptable to Landlord, within twenty (20) days after the attachment thereof,
Landlord shall have the right (but not the obligation) to cause the same to be
released by bond and any sums reasonably expended by Landlord (plus Landlord's
administrative costs) in connection therewith shall be payable by Tenant as
Additional Rent on demand.

(d) Landlord's Rights. Landlord shall have the right, but not the
obligation, to enter the Premises during Business Hours on not less than one (1)
Business Day's prior written notice (and without notice in emergencies) (i) to
confirm Tenant's compliance with the provisions of this Section 6.4, and (ii) to
perform Tenant's obligations under this Section 6.4 if Tenant has failed to do
so within a reasonable period after written notice to Tenant. Landlord shall
also have the right to engage qualified Hazardous Materials consultants to
inspect the Premises with respect to Hazardous Materials, including review of
all permits, reports, plans, and other documents regarding same. Tenant shall
pay to Landlord, as Additional Rent on demand, the costs of Landlord's
consultants' fees and all costs incurred by Landlord in performing Tenant's
obligations under this Section 6.4. Landlord shall use reasonable efforts to
minimize any material interference with Tenant's business caused by Landlord's
entry into the Premises, but Landlord shall not be responsible for any
interference caused thereby. 

(e) Tenant's Indemnification. Tenant releases and will indemnify, defend (with
counsel reasonably acceptable to Landlord), protect and hold harmless Landlord,
Landlord's property manager,
Mortgagee and their respective officers, directors, partners, shareholders,
members, agents, employees and contractors (collectively, "Landlord Parties"), from and against any and all claims, actions,
demands, liabilities, damages, costs, penalties, forfeitures, losses or
expenses, including, without limitation, reasonable attorneys' fees and the
costs and expenses of enforcing any indemnification, defense or hold harmless
obligation hereunder (collectively, "Claims") whatsoever
arising or resulting, in whole or in part, directly or indirectly, from the
presence, treatment, storage, transportation, disposal, release or management of
Hazardous Materials in, on, under, upon or from the Project (including water
tables and atmosphere) resulting from or in any way related to Tenant's use of
the Premises or Project. Tenant's obligations under this Section 6.4 include,
without limitation and whether foreseeable or unforeseeable, the value of any
loss of use and any diminution in value of the Project. The obligations of
Tenant under this Section 6.4 survive the expiration or earlier termination of
this Lease. 

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(f) Landlord's Indemnification. Landlord shall indemnify, defend (with counsel
reasonably acceptable to Landlord) and hold harmless Tenant and its officers,
directors, partners, shareholders, members and employees from all Claims arising
out of the release of Hazardous Materials at the Project to the extent caused by
Landlord or any Landlord Parties. 

7. TENANT IMPROVEMENTS &
ALTERATIONS.

7.1 Landlord's Consent Required. At the time Tenant notifies Landlord that it
wishes to commence improvements, Landlord and Tenant shall perform their
respective obligations with respect to design and construction of any
improvements to be constructed and installed in the original Premises described
in this Lease (the "Tenant
Improvements") as provided in the
Tenant Improvement Rider attached hereto and incorporated herein as Exhibit C.
In no event will Tenant be permitted to make any Alterations involving either
(a) the structural, mechanical, electrical, plumbing, fire/life safety or
heating, ventilating and air conditioning systems of the Building or (b) any
portion of the Project outside the interior of the Premises. Except for any
Tenant Improvements to be constructed by Tenant as provided in the Tenant
Improvement Rider, subject to the following sentence, Tenant shall not make any
alterations, improvements or changes to the Premises, including installation of
any security system or telephone or data communication wiring (collectively,
"Alterations"), without Landlord's prior written consent, which
consent Landlord will not unreasonably withhold, condition or delay.
Notwithstanding the foregoing, without Landlord's consent (but only upon prior
written notice to Landlord), Tenant may make nonstructural alterations which do
not affect or otherwise interfere with any portion of the Building Systems,
including, but not limited to, mechanical, electrical, plumbing, fire/life
safety or heating, ventilating and air conditioning systems of the Building, and
which cost not more than Fifty Thousand Dollars ($50,000.00) per occurrence
("Permitted Alterations").
All Alterations and Permitted
Alterations shall be completed by Tenant at Tenant's sole cost and expense, with
due diligence, in a good and workmanlike manner, using new materials; in
compliance with plans and specifications previously approved in writing by
Landlord, as applicable; in compliance with construction rules and regulations
promulgated by Landlord from time to time; in accordance with all applicable
Laws (including all work, whether structural or non-structural, inside or
outside the Premises, required to comply fully with all applicable Laws and
necessitated by Tenant's work); and subject to all conditions which Landlord may
in the exercise of Landlord's commercially reasonably judgment impose. Such
conditions may include requirements for Tenant to: provide payment or
performance bonds or additional insurance (from Tenant or Tenant's contractors,
subcontractors or design professionals) for those Alterations costing more than
One Hundred Thousand Dollars ($100,000.00) per occurrence; use contractors or
subcontractors designated by Landlord (provided that their charges are
comparable to those charged by other similarly qualified contractors and
subcontractors); and remove all or part of the Alterations and Permitted
Alterations prior to or upon expiration or termination of the Term (unless
Tenant, at the time Tenant requests Landlord's consent to such Alterations (or,
with respect to Permitted Alterations, at the time Tenant provides Landlord with
written notice of Tenant's intent to install such Permitted Alterations),
requests in writing whether Landlord will require Tenant to remove such
Alterations or Permitted Alterations, as applicable, on or before the expiration
or sooner termination of the Lease, and Landlord, in Landlord's sole and
absolute discretion, responds to Tenant in writing stipulating that Tenant will
not be required to so remove such Alterations or Permitted Alterations, as
applicable, on or before the expiration or sooner termination of the Lease). If
any work outside the Premises, or any work on or adjustment to any of the Building Systems, is required in
connection with or as a result of any Alterations performed by Tenant, such work
shall be performed by Landlord at Tenant's sole cost and expense and paid as
Additional Rent within thirty (30) days after demand by Landlord. In addition to
the foregoing obligations of Tenant, if any governmental authority requires any
Alteration to the Building or the Premises as a result of Tenant's particular
use of the Premises or as a result of any Alteration to the Premises made by or
on behalf of Tenant or if Tenant's particular use of the Premises subjects
Landlord or the Project to any obligation under any Laws, Tenant will pay, as
Additional Rent, the cost of all such Alterations or the cost of compliance, as
the case may be. If any such Alterations affect the HVAC system, the Building
Systems or the structural components of the Building (collectively,
"Structural Alterations"),
Landlord will make the Structural
Alterations, provided that Landlord may first require Tenant to deposit with
Landlord an amount sufficient to pay the cost of the Structural Alterations
(including, without limitation, reasonable overhead and administrative costs).
If the Alterations are not Structural Alterations, Tenant will make the
Alterations at Tenant's sole cost and expense in accordance with the provisions
of this Lease. Landlord's right to review and approve (or withhold approval of)
Tenant's plans, drawings, specifications, contractor(s) and other aspects of
construction work proposed by Tenant is intended solely to protect Landlord, the
Project and Landlord's interests. No approval or consent by Landlord shall be
deemed or construed to be a representation or warranty by Landlord as to the
adequacy, sufficiency, fitness or suitability thereof or compliance thereof with
applicable Laws or other requirements.

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7.2 Tenant's Submittals. Before making any Alterations, Tenant shall
submit to Landlord, for Landlord's prior approval, reasonably detailed final
plans and specifications prepared by a licensed architect or engineer, a copy of
the construction contract, including the identity of the contractor and all
subcontractors proposed to be used by Tenant to make the Alterations, and a copy
of the contractor's license. Tenant shall reimburse Landlord as Additional Rent
upon demand for any expenses incurred by Landlord in connection with any
Alterations made by Tenant, including reasonable fees charged by Landlord's
contractors or consultants to review plans and specifications prepared by Tenant
and to update the existing as-built plans and specifications of the Building to
reflect the Alterations. Tenant shall obtain all applicable permits,
authorizations and governmental approvals and deliver copies of the same to
Landlord before commencement of any Alterations.

7.3 Completion of Alterations and Permitted
Alterations. Landlord may inspect
construction of the Alterations and Permitted Alterations by Tenant. Promptly
after completing the Alterations and Permitted Alterations, Tenant will furnish
Landlord with contractor's affidavits, full and final lien waivers and receipted
bills covering all labor and materials expended and used in connection with the
Alterations and Permitted Alterations. Tenant will remove any Alterations and
Permitted Alterations Tenant constructs in violation of this Article 7 within
ten (10) Business Days after Landlord's written request and in any event prior
to the expiration or earlier termination of this Lease. All Alterations and
Permitted Alterations Tenant makes or installs (including all telephone,
computer and other wiring and cabling located within the walls of and outside
the Premises, but excluding Tenant's movable trade fixtures, furniture and
equipment) become the property of Landlord and a part of the Building
immediately upon installation and, unless Landlord requires Tenant to remove the
Alterations and Permitted Alterations (except that Landlord will not be
permitted to require Tenant to remove any Alterations and Permitted Alterations
that Landlord advised Tenant in writing that Tenant would not be required to
remove in accordance with Section 7.1 above), Tenant will surrender the
Alterations and Permitted Alterations to Landlord upon the expiration or earlier
termination of this Lease at no cost to Landlord. 

7.4 No Liens. Tenant shall keep the Premises, the Building and the Project free and
clear of any and all liens arising out of any work performed, materials
furnished or obligations incurred by Tenant. If any such lien attaches to the
Premises, the Building or the Project, and Tenant does not cause the same to be
released by payment, bonding or other security reasonably acceptable to Landlord
within twenty (20) days after the attachment thereof, Landlord shall have the
right, but not the obligation, to cause the same to be released by bond, and any
sums reasonably expended by Landlord (plus Landlord's administrative costs) in
connection therewith shall be payable by Tenant as Additional Rent on demand
with interest thereon at the Interest Rate from the date of expenditure by
Landlord. Tenant shall give Landlord at least ten (10) days' notice prior to the
commencement of any Alterations and Permitted Alterations and cooperate with
Landlord in posting and maintaining notices of non-responsibility in connection
therewith.

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7.5 Indemnification. To the fullest extent allowable under the Laws,
Tenant releases and will indemnify, protect, defend (with counsel reasonably
acceptable to Landlord) and hold harmless the Landlord Parties and the Project
from and against any Claims in any manner relating to or arising out of any
Alterations and Permitted Alterations or any other work performed, materials
furnished or obligations incurred by or for Tenant or any person or entity
claiming by, through or under Tenant. 

8. MAINTENANCE AND REPAIRS.

8.1 Landlord's Maintenance. Except as otherwise specifically provided in
this Lease, Landlord will repair and maintain the following in good order,
condition and repair: (a) the foundations, exterior walls and roof of the
Building; and (b) the electrical, mechanical, plumbing, heating and air
conditioning systems, facilities and components located in the Building and used
in common by all tenants of the Building. Landlord will also maintain and repair
the Common Area and the windows, doors, plate glass and the exterior surfaces of
walls that are adjacent to the Common Area. Landlord's repair and maintenance
costs under this Section 8.1 are Operating Costs. Except as otherwise
specifically provided in Section 9.3 below (but only to the extent expressly
contemplated thereunder), neither Base Rent nor Additional Rent will be reduced,
nor will Landlord be liable, for loss or injury to or interference with Tenant's
property, profits or business arising from or in connection with Landlord's
performance of its obligations under this Section 8.1.

8.2 Tenant's Maintenance. Except as otherwise specifically provided in
this Lease, Landlord is not required to furnish any services or facilities, or
to make any repairs or Alterations, in, about or to the Premises or the Project.
Except as specifically described in Section 8.1, Tenant assumes the full and
sole responsibility for the condition, operation, repair, replacement,
maintenance and management of the Premises. Except as specifically described in
Section 8.1, Tenant, at Tenant's sole cost and expense, will keep and maintain
the Premises (including, but not limited to, all non-structural interior
portions, systems and equipment; interior surfaces of exterior walls; interior
moldings, partitions and ceilings; and interior electrical, lighting and
plumbing fixtures) in good order, condition and repair, reasonable wear and tear
and damage from fire and other casualties excepted. Tenant will keep the
Premises in a neat and sanitary condition and will not commit any nuisance or
waste in, on or about the Premises or the Project. If Tenant damages or injures
the Common Area or any part of the Project other than the Premises, Landlord
will repair the damage and Tenant will pay Landlord as Additional Rent for all
uninsured costs and expenses of Landlord in connection with the repair as
Additional Rent. Tenant will maintain the Premises in a first-class and fully
operative condition. Tenant's repairs will be at least equal in quality and
workmanship to the original work and Tenant will make the repairs in accordance
with all Laws. Tenant waives the benefit of any Laws permitting Tenant to make
repairs at Landlord's expense. 

9. SERVICES PROVIDED BY LANDLORD.

9.1 Description of Services. Landlord shall furnish to the Premises:
reasonable amounts of heat, .ventilation and air conditioning (which shall be
provided by Landlord based on standard lighting and general office use only)
during Business Hours on weekdays and Saturday, except on state or federal
holidays observed in the State of Arizona ("Business Days"); reasonable amounts of electricity for operating office machines for
general office use; water from building standard outlets for lavatory, restroom
and drinking purposes; and janitorial services as are customarily provided in
Comparable Buildings. Landlord shall also provide the Building with replacement
of light bulbs, tubes, ballasts and starters in Building standard lighting
fixtures, periodic window washing, elevator service to be used by Tenant in
common with other tenants of the Project (Landlord hereby reserving the right to
limit the number of elevators in operation during times other than Business
Hours), and Common Area toilet room supplies. Landlord is not required to
provide any heat, air conditioning, electricity or other service in excess of
that permitted by voluntary or involuntary governmental guidelines or other
Laws. Landlord reserves the right, from time to time, to make reasonable and
non-discriminatory modifications to the foregoing standards for utilities and
services. Any additional utilities or services that Landlord may agree to
provide (including lamp or tube replacement for other than Building standard
lighting fixtures) shall be at Tenant's sole expense. Electrical energy will be
sufficient for Tenant to operate personal computers and other office equipment
of similar low electrical consumption. Tenant may not use any equipment
requiring electrical energy in excess of the above standards without receiving
Landlord's prior written consent, which consent Landlord will not unreasonably
withhold but may condition on Tenant paying all costs of installing the
equipment and facilities necessary to furnish such excess energy and an amount
equal to the average cost per unit of electricity for the Building applied to
the excess use as reasonably determined either by an engineer selected by
Landlord or by submeter installed at Tenant's sole cost and expense. Landlord
shall provide commercially reasonable 24-hour security service for the Common
Area of the Building, the costs of which will be included as part of Operating
Costs. 

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9.2 Payment for Excess Utilities and
Services.

(a) Upon request by Tenant
in accordance with the procedures established by Landlord from time to time for
furnishing HVAC service at times other than Business Hours, Landlord shall
furnish such service to Tenant and Tenant shall pay for such services as
Additional Rent on an hourly basis at the actual cost to Landlord for providing
such after-hours HVAC service (which rate may be increased from time to time by
Landlord to reflect increases in Landlord's actual costs of utilities). If the
extended service is not a continuation of the service furnished by Landlord
during Business Hours, Landlord may require Tenant to pay for a minimum of three
(3) hours of such service. 

(b) If the temperature
otherwise maintained in any portion of the Premises by the HVAC systems of the
Building is affected as a result of (i) any lights, machines or equipment used
by Tenant in the Premises, or (ii) the occupancy of the Premises by more than
one person per 100 square feet of usable area, then Landlord shall have the
right to install any machinery or equipment reasonably necessary to restore the
temperature to that which would have been maintained but for such lights,
machines, equipment or occupancy, including, without limitation, modifications
to the Building standard air conditioning equipment. The cost of any such
equipment and modifications, including the cost of acquisition and installation
and any additional cost of operation and maintenance of the same, shall be paid
by Tenant to Landlord as Additional Rent upon demand. 

(c) If Tenant's usage of
electricity, water or any other utility service exceeds the use of such utility
as Landlord reasonably determines to be typical, normal and customary for the
Building, Landlord may determine the amount of such excess use by any reasonable
means (including the installation at Tenant's expense of one or more separate
meters, submeters or other measuring devices) and Tenant shall be obligated to
pay the cost of such excess usage as Additional Rent. In addition, Landlord may
impose a reasonable charge for the use of any janitorial services above Building
standard that may be required because of any unusual tenant improvements or
Alterations in the Premises (including, without limitation, any unusual tenant
improvements installed by Landlord or Tenant pursuant to the Existing Leases
prior to the Commencement Date, and any unusual Tenant Improvements, if
applicable), the carelessness of Tenant or the nature of Tenant's business
(including hours of operation beyond Business Hours).

(d) Tenant is solely
responsible for paying either to Landlord, if submetered, or directly to the
applicable utility companies, prior to delinquency, all separately metered or
separately charged utilities, if any, provided to the Premises or to Tenant. At
such time as any utilities are separately metered or charged, such separately
metered or charged amounts will not be included in Operating Costs, nor shall
such utilities used by other tenants or users of the Project be considered
Operating Costs for purposes of calculating Tenant's Share of Excess Operating
Costs. Except as provided in Section 9.1, Tenant will also obtain and pay for
all other utilities and services Tenant requires with respect to the Premises
(including, but not limited to, hook-up and connection charges). Landlord has
the exclusive right and discretion to select the provider of any utility or
other service to the Project (excluding telephone, cable, internet and other
telecommunications service providers), without mark-up, and to determine whether
the Premises or any other portion of the Project may or will be separately
metered or separately supplied. 

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9.3 Interruption of Services. Subject to the remaining provisions of this
Section 9.3, in the event of an interruption in or failure or inability to
provide any services or utilities to the Premises or Building for any reason (a
"Service Failure"),
such Service Failure shall not,
regardless of its duration, impose upon Landlord any liability whatsoever,
constitute an eviction of Tenant, constructive or otherwise, entitle Tenant to
an abatement of Rent or to terminate this Lease or otherwise release Tenant from
any of Tenant's obligations under this Lease. Tenant hereby waives any benefits
of any applicable existing or future Law permitting the termination of this
Lease due to such interruption, failure or inability. Notwithstanding the
foregoing, if there is a Service Failure which is (a) specific to the Building
and/or Project (as opposed to an interruption or curtailment in services which
extends beyond the Building or Project), (b) causes the Premises to be
untenantable, (c) is not caused by an event of Force Majeure, and (d) lasts for
more than five (5) consecutive Business Days or otherwise prevents Tenant from
being able to access the Premises for more than five (5) consecutive Business
Days and Tenant in-fact does not access the Premises for five (5) consecutive
Business Days, then Tenant will be entitled to deliver Landlord a notice stating
that if the untenantability caused by the Service Failure is not cured within
five (5) Business Days following Landlord's receipt of such notice, Tenant will
be entitled to an abatement of Base Rent as provided in this Section 9.3. If
Tenant properly delivers such an abatement notice to Landlord, and the
untenantability caused by the Service Failure is not remedied within such five
(5) Business Day period, then Tenant shall thereafter be entitled to an
abatement of Base Rent (in proportion to the portion of the Premises rendered
untenantable by the Service Failure) until such Service Failure is remedied, as
reasonably determined by Landlord.

10. INSURANCE: INDEMNIFICATION.

10.1 Tenant's Insurance Obligations. Tenant will at all times during the Term and
during any early occupancy period, at Tenant's sole cost and expense, maintain
the insurance this Section 10.1 describes. 

(a) Liability Insurance. Commercial general liability insurance
(providing coverage at least as broad as the current ISO form) with respect to
the Premises and Tenant's activities in the Premises and upon and about the
Project, on an "occurrence" basis, with minimum limits of $3,000,000 each
occurrence and $3,000,000 general aggregate. Limits may be provided through a
combination of Commercial General Liability and Umbrella Liability policies,
provided that such minimum amounts set forth above are at all times available
with respect to this Lease and the Premises. Such insurance must include
specific coverage provisions or endorsements (a) for broad form contractual
liability insurance insuring Tenant's obligations under this Lease; (b) naming
Landlord, Landlord's property manager and, if required, Mortgagee as additional
insureds by an "Additional Insured - Managers or Lessors of Premises"
endorsement (or equivalent coverage or endorsement); (c) waiving the insurer's
subrogation rights against all Landlord Parties; (d) expressly stating that
Tenant's insurance will be provided on a primary basis and will not contribute
with any insurance Landlord maintains; and (e) providing that the insurer has a
duty to defend all insureds under the policy (including additional insureds),
and that defense costs are paid in addition to, and do not deplete, the policy
limits. Tenant's shall provide Landlord with written notice of any modification
which materially reduces or otherwise impacts the required coverage as soon as
practicable after Tenant becomes aware of the same (provided that Tenant will in
no event consent to or otherwise permit a modification of Tenant's commercial
general liability insurance policy in a manner which reduces the minimum limits
thereunder below the minimum limits expressly required under this Section
10.1(a)) or any cancellation or expiration of the commercial general liability
insurance policy required to be maintained by Tenant under this Section 10.1(a). If Tenant provides such liability insurance under a blanket policy, the
insurance must be made specifically applicable to the Premises and this Lease on
a "per location" basis. 

(b) Property Insurance. Property insurance providing coverage at least
as broad as the current ISO Special Form ("all-risks") policy in an amount not
less than the full insurable replacement cost of all of Tenant's trade fixtures
and other personal property within the Premises and improvements or Alterations
and Permitted Alterations to the Premises made by Tenant. Such property
insurance must include "agreed amount, no coinsurance" provisions.

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(c) Other Insurance. Such increased insurance or other insurance as
may be required by any Laws from time to time or may reasonably be required by
Landlord from time to time (including, without limitation, in connection with
any expansion of the Premises). If insurance obligations generally required of
tenants in Comparable Buildings increase or otherwise change, Landlord may
likewise increase or otherwise change Tenant's insurance obligations under this
Lease.

(d) Miscellaneous Insurance Provisions.
All of Tenant's insurance will be
written by companies licensed to transact business in Arizona rated at least
"Best A-VII" and otherwise reasonably satisfactory to Landlord. Tenant will
deliver evidence of insurance satisfactory to Landlord, (a) on or before the
Commencement Date (and prior to any earlier occupancy by Tenant), (b) as soon as
practicable upon the expiration of any current policy or certificate, and (c) at
such other times as Landlord may reasonably request. Tenant will deliver an
ACORD Form 27 (or equivalent) certificate and will attach or cause to be
attached to the certificate copies of the endorsements this Section 10.1
requires (including specifically, but without limitation, the "additional
insured" endorsement). Tenant's insurance must permit releases of liability and
provide for waiver of subrogation as provided in Section 10.1. Landlord's
establishment of minimum insurance requirements in this Lease is not a
representation by Landlord that such limits are sufficient and does not limit
Tenant's liability under this Lease in any manner. 

(e) Tenant's Waiver and Release of Claims and
Subrogation. To the extent not
prohibited by the Laws, Tenant, on behalf of Tenant and its insurers, waives,
releases and discharges the Landlord Parties from all Claims arising out of
personal injury or damage to or destruction of the Premises, Project or Tenant's
trade fixtures, other personal property or business, and any loss of use or
business interruption, occasioned by any fire or other casualty or occurrence
whatsoever (whether similar or dissimilar), regardless whether any such Claim
results from the negligence or fault of any Landlord Party or otherwise, and
Tenant will look only to Tenant's insurance coverage (regardless whether Tenant
maintains any such coverage) in the event of any such Claim. Tenant's trade
fixtures, other personal property and all other property in Tenant's care,
custody or control, is located at the Project at Tenant's sole risk. Landlord is
not liable for any damage to such property or for any theft, misappropriation or
loss of such property. Tenant is solely responsible for providing such insurance
as may be required to protect Tenant, its employees and invitees against any
injury, loss, or damage to persons or property occurring in the Premises or at
the Project, including, without limitation, any loss of business or profits from
any casualty or other occurrence at the Project. 

10.2 Landlord's Insurance Obligations. Landlord will (except for the optional coverages
and endorsements Section 10.2 describes) at all times during the Term maintain
the insurance this Section 10.2 describes. All premiums and other costs and
expenses Landlord incurs in connection with maintaining such insurance are
Operating Costs.

(a) Property Insurance. Property insurance on the Building providing
coverage at least as broad as the current ISO Special Form ("all-risks") policy
in an amount not less than the full replacement cost of the Building (less
foundation, grading and excavation costs). Landlord may, at its option, obtain
such additional coverages or endorsements as Landlord deems appropriate or
necessary, including, without limitation, insurance covering foundation,
grading, excavation and debris removal costs; boiler and machinery insurance;
ordinance or laws coverage; earthquake insurance; flood insurance; and other
coverages. Landlord may maintain such insurance in whole or in part under
blanket policies. Such insurance will not cover or be applicable to any property
of Tenant within the Premises (including any improvements or Alterations and
Permitted Alterations installed by and in the Premises, including, without
limitation, any improvements installed by Landlord or Tenant pursuant to the
Existing Leases prior to the Commencement Date, and the Tenant Improvements, if
applicable) or otherwise located at the Project. 

(b) Liability Insurance. Commercial general liability insurance against
claims for bodily injury, personal injury, and property damage occurring at the
Project with minimum limits of $1,000,000 each occurrence and $3,000,000 general
aggregate. Such liability insurance will protect only Landlord and, at
Landlord's option, Landlord's lender and some or all of the Landlord Parties,
and does not replace or supplement the liability insurance this Lease obligates
Tenant to carry. 

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(c) Landlord's Waiver and Release of Claims and
Subrogation. To the extent not
expressly prohibited by the Laws, Landlord, on behalf of Landlord and its
insurers, waives, releases and discharges Tenant from all claims or demands
whatsoever arising out of damage to or destruction of the Project, or loss of
use of the Project, occasioned by fire or other casualty, regardless whether any
such claim or demand results from the negligence or fault of Tenant, but only to
the extent the damage, destruction or loss is covered by Landlord's insurance.
Landlord's policy or policies of property insurance will permit waiver of
subrogation as provided in this Section 10.2. 

10.3 Tenant's Indemnification of
Landlord. In addition to Tenant's
other indemnification obligations in this Lease but subject to Landlord's
agreements in Section 10.2, Tenant releases and will, to the fullest extent
allowable under the Laws, indemnify, protect, defend (with counsel reasonably
acceptable to Landlord) and hold harmless the Landlord Parties from and against
all Claims arising from (a) any breach or default by Tenant in the performance
of any of Tenant's covenants or agreements in this Lease, (b) any act, omission,
negligence or misconduct of Tenant, (c) any accident, injury, occurrence or
damage in, about or to the Premises, and (d) to the extent caused in whole or in
part by Tenant (or Tenant's employees, agents or contractors), any accident,
injury, occurrence or damage in, about or to the Project. 

10.4 Tenant's Waiver. In addition to the other waivers of Tenant
described in this Lease and to the extent not expressly prohibited by the Laws,
the Landlord Parties are not liable for, and Tenant waives, any and all Claims
against the Landlord Parties for any damage to improvements or Alterations and
Permitted Alterations made to the Premises by Tenant (including, without
limitation, any improvements installed by Landlord or Tenant pursuant to the
Existing Leases prior to the Commencement Date, and the Tenant Improvements, if
applicable), trade fixtures, other personal property or business, and any loss
of use or business interruption, resulting directly or indirectly from (a) any
existing or future condition, defect, matter or thing in the Premises or on the
Project, (b) any equipment or appurtenance becoming out of repair, (c) any
occurrence, act or omission of any Landlord Party, any other tenant or occupant
of the Building or any other person. This Section 10.4 applies especially, but
not exclusively, to damage caused by the flooding of basements or other
subsurface areas and by refrigerators, sprinkling devices, air conditioning
apparatus, water, snow, frost, steam, excessive heat or cold, falling plaster,
broken glass, sewage, gas, odors, noise or the bursting or leaking of pipes or
plumbing fixtures. The waiver this Section 10.4 describes applies regardless
whether any such damage results from an act of God, an act or omission of other
tenants or occupants of the Project or an act or omission of any other person.

10.5 Tenant's Failure to Insure. Notwithstanding any contrary language in this
Lease and any notice and cure rights this Lease provides Tenant, if Tenant fails
to provide Landlord with evidence of insurance as required under Section 10.1,
which failure is not cured within five (5) Business Days after Tenant's receipt
of written notice thereof, Landlord may, but is not obligated to, without
further demand upon Tenant or notice to Tenant and without giving Tenant any
cure right or waiving or releasing Tenant from any obligation contained in this
Lease, obtain such insurance for Landlord's benefit. In such event, Tenant will
pay to Landlord, as Additional Rent, all costs and expenses Landlord incurs
obtaining such insurance. Landlord's exercise of its rights under this Section
10.5 does not relieve Tenant from any default under this Lease.

10.6 Landlord's Indemnification of
Tenant. Subject to Tenant's
waivers, releases and agreements in Article 10 and elsewhere in this Lease,
Landlord will, to the fullest extent allowable under the Laws, indemnify,
protect, defend (with counsel reasonably acceptable to Landlord) and hold
harmless Tenant against any Claims brought against Tenant by third parties which
(a) arise out of any bodily injury, death or property damage occurring to such
third parties at the Project (other than within the Premises), (b) are not
caused in whole or in part by Tenant, and (c) are caused in whole or in part by
Landlord's (or Landlord's employees, agents or contractors) negligence or
willful misconduct.

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11. DAMAGE BY FIRE OR OTHER CASUALTY.

11.1 Landlord's Duty to Repair.

(a) If all or a substantial
part of the Premises are rendered untenantable or inaccessible by damage to all
or any part of the Project from fire or other casualty then, unless either party
is entitled to and elects to terminate this Lease pursuant to Sections 11.1 or
11.3, Landlord shall, at its expense, use reasonable efforts to repair and
restore the Premises and/or the Project, as the case may be, to substantially
the condition as existed upon Landlord's delivery of the Premises to Tenant to
the extent permitted by then applicable Laws; provided, however, that in no
event shall Landlord have any obligation for repair or restoration beyond the
extent of insurance proceeds received by Landlord for such repair or
restoration, or for any of Tenant's personal property, Trade Fixtures, Permitted
Alterations or Alterations. 

(b) If Landlord is required
or elects to repair damage to the Premises and/or the Project, this Lease shall
continue in effect, but Tenant's Base Rent and Additional Rent shall be abated
pro rata with regard to any portion of the Premises that Tenant is prevented
from using by reason of such damage or its repair from the date of the casualty
until substantial completion of Landlord's repair of the affected portion of the
Premises as required under this Lease. In no event shall Landlord be liable to
Tenant by reason of any injury to or interference with Tenant's business or
property arising from fire or other casualty or by reason of any repairs to any
part of the Project necessitated by such casualty. 

11.2 Landlord's Right to Terminate. Landlord may elect to terminate this Project
Lease following damage by fire or other casualty under the following
circumstances: 

(a) If, in the reasonable
judgment of Landlord, the Premises and the Project cannot be substantially
repaired and restored under applicable Laws within one hundred eighty (180) days
from the date of the casualty; 

(b) If, in the reasonable
judgment of Landlord, adequate proceeds are not, for any reason, made available
to Landlord from Landlord's insurance policies (and/or from Landlord's funds
made available for such purpose, at Landlord's sole and absolute discretion) to
make the required repairs; 

(c) If the Building is
damaged or destroyed to the extent that, in the reasonable judgment of Landlord,
the cost to repair and restore the Building would exceed thirty-three and
33/100ths percent (33.33%) of the full replacement cost of the Building, whether
or not the Premises are at all damaged or destroyed; or

(d) If the fire or other
casualty occurs during the last year of the Term. 

In the event of a casualty,
Landlord shall give Tenant notice within sixty (60) days after the date thereof,
which notice shall specify whether Landlord elects to terminate this Lease as
provided in Sections 11.2(a) through 11.2(d) above or, if Landlord does not so
elect to terminate this Lease, Landlord's estimate of the time required to
complete Landlord's repair obligations under this Lease. 

11.3 Tenant's Right to Terminate. If all or substantially all of the Premises are
rendered untenantable or inaccessible by damage to all or any part of the
Project from fire or other casualty, and Landlord does not elect to terminate as
provided above, then Tenant may elect to terminate this Lease if Landlord's
estimate of the time required to complete Landlord's repair obligations under
this Lease is greater than one hundred eighty (180) days, in which event Tenant
may elect to terminate this Lease by giving Landlord notice of such election to
terminate within thirty (30) days after Landlord's notice to Tenant pursuant to
Section 11.2.

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11.4 Exclusive Casualty Remedy. The provisions of this Article 11 are Tenant's
sole and exclusive rights and remedies in the event of a casualty. To the extent
permitted by the Laws, Tenant hereby
waives the provisions of Arizona Revised Statutes § 33-343 and any other
applicable existing or future Law permitting an abatement of Rent or termination
of a lease agreement in the event of damage or destruction under any
circumstances other than as provided in Section 11.3. 

12. CONDEMNATION.

12.1 Definitions. 

(a) "Award" shall mean all compensation, sums, or anything of value awarded, paid or
received on a total or partial Taking. 

(b) "Taking" shall mean (i) a permanent taking (or a temporary taking for a period
extending beyond the end of the Term) pursuant to the exercise of the power of
condemnation or eminent domain by any public or quasi-public authority, private
corporation or individual having such power ("Condemning Authority"), whether by legal proceedings or otherwise, or (ii)
a voluntary sale or transfer by Landlord to any such authority, either under
threat of condemnation or while legal proceedings for condemnation are
pending.

(c) "Taking Date" shall mean the earlier of the date that title to
the property taken is vested in the Condemning Authority or the date the
Condemning Authority has the right to possession of the property being
condemned.

12.2 Effect of Taking on Lease. 

(a) In the event of a
Taking of all of the Premises, this Lease shall terminate as of the Taking Date;
In the event of a Taking of less than all of the Premises, this Lease shall
remain in full force and effect; provided, however, that if the portion of the
Premises remaining after the Taking is unsuitable for Tenant's intended purposes
hereunder, as reasonably determined by Landlord and Tenant, then, upon notice to
Landlord within thirty (30) days after Landlord notifies Tenant of the Taking,
Tenant may terminate this Lease effective as of the Taking Date of the Taking.
Tenant shall pay Rent to the Taking Date.

(b) In the event of a
Taking of thirty-three and 33/100ths percent (33.33%) or more of the Project or
of the Project or of the Parking Facilities or of the floor area of the
Building, or if as a result of any Taking the Building is no longer reasonably
suitable for use as an office building, or if a Taking reduces the value of the
Project by fifty percent (50%) or more (all as reasonably determined by
Landlord), whether or not any portion of the Premises is taken, Landlord may, at
Landlord's option, elect to terminate this Lease, effective as of the Taking
Date, by notice given to Tenant within thirty (30) days after the Taking Date.

(c) If all or a portion of
the Premises is temporarily taken by a Condemning Authority for a period not
extending beyond the end of the Term, this Lease shall remain in full force and
effect. 

12.3 Restoration. If this Lease is not terminated as provided in Section 12.2 and the
Taking includes a portion of the Premises, this Lease will automatically
terminate as to the portion of the Premises Taken, and Landlord, at its expense,
shall diligently proceed to repair and restore the Premises to substantially its
former condition (to the extent permitted by then applicable Laws) and/or repair
and restore the Building to an architecturally complete office building;
provided, however, that Landlord's obligations to so repair and restore shall be
limited to the amount of any Award received by Landlord and not required to be
paid to any Mortgagee (as defined in Section 16.2 below). In no event shall
Landlord have any obligation to repair or replace any improvements in the
Premises beyond the amount of any Award received by Landlord for such repair or
to repair or replace any of Tenant's personal property, Trade Fixtures,
Permitted Alterations or Alterations.

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12.4 Abatement and Reduction of Rent. If any portion of the Premises is taken in a
Taking or is rendered permanently untenantable by repairs necessitated by such
Taking, and this Lease is not terminated as a result thereof, then in that event
the Base Rent and Additional Rent payable under this Lease shall be
proportionally reduced as of the Date of the Taking based upon the percentage of
rentable square feet in the Premises so taken or rendered permanently
untenantable. In addition, if this Lease remains in effect following a Taking
and Landlord is obligated to repair and restore the Premises, the Base Rent and
Additional Rent payable under this Lease shall be equitably abated during the
period of such repair or restoration to the extent such repairs prevent Tenant's
use of the Premises. 

12.5 Awards. Any Award made shall be paid to Landlord, and Tenant hereby assigns to
Landlord, and waives all interest in or claim to, any such Award, including any
claim for the value of the leasehold interest created by this Lease; provided,
however, that, so long as Landlord's award is not reduced as a result, Tenant
shall be entitled to prosecute a separate claim for an Award for a temporary
Taking of the Premises or a portion thereof where this Lease is not terminated
(to the extent such Award relates to the unexpired Term), or an Award separately
designated for relocation expenses or the interruption of or damage to Tenant's
business or as compensation for Tenant's personal property, Trade Fixtures,
Permitted Alterations or Alterations. In no event shall Tenant be entitled to
any award for loss of Tenant's interest in this Lease or for loss of leasehold.

12.6 Exclusive Taking Remedy. The provisions of this Article 12 are Tenant's
sole and exclusive rights and remedies in the event of a Taking. To the extent
permitted by the Laws, Tenant waives the benefits of any Law that provides
Tenant any abatement or termination rights or any right to receive any payment
or award (by virtue of a Taking) not specifically described in this Article 12.

13. ASSIGNMENT AND SUBLETTING.

13.1 Landlord's Consent Required. Except as expressly provided in Section 13.8
below, Tenant shall not assign this Lease or any interest therein, or sublet or
license or permit the use or occupancy of the Premises or any part thereof by or
for the benefit of anyone other than Tenant, or in any other manner transfer all
or any part of Tenant's interest under this Lease (each and all a
"Transfer"), without the prior written consent of Landlord,
which consent (subject to the other provisions of this Section 13.1) shall not
be unreasonably withheld, conditioned or delayed. If Tenant is a business
entity, any direct or indirect transfer of fifty percent (50%) or more of the
ownership interest of the entity (whether in a single transaction or in the
aggregate through more than one transaction) shall be deemed a Transfer.
Notwithstanding any provision in this Lease to the contrary, Tenant shall not
mortgage, pledge, hypothecate or otherwise encumber this Lease or all or any
part of Tenant's interest under this Lease. Any attempted Transfer in violation
of this Lease is null and void and constitutes an Event of Default under this
Lease. In no event may Tenant cause or permit a Transfer to another tenant of
the Project. Tenant will pay to Landlord, as Additional Rent, all costs and
expenses Landlord incurs in connection with any proposed Transfer (whether
Landlord consents thereto or not), including, without limitation, reasonable
attorneys' fees and costs.

13.2 Landlord's Consent Standards.

(a) Prior to any proposed
Transfer (other than a Transfer to an Affiliate (as hereinafter defined), which
shall be governed by Section 13.8 below), Tenant shall submit in writing to
Landlord (i) the name and legal composition of the proposed assignee, subtenant,
user or other transferee (each a "Proposed Transferee"); (ii) the nature of the business proposed to be carried on in the Premises
(which in all events must be the same as the use described in Section 6.1 or, if
not the same use described in Section 6.1, the business proposed to be carried
on in the Premises by the Proposed Transferee will be subject to Landlord's
prior written approval, not to be unreasonably withheld, conditioned or delayed
so long as the proposed use is a general office use compatible with other then-
current uses of space by tenants and occupants of the Building and not in
violation of any other then- current restricted/exclusive uses applicable to
Building tenants; (iii) a current audited balance sheet, audited income
statements for the last two years and such other reasonable financial and other
information concerning the Proposed Transferee as Landlord may reasonably
request; and (iv) a copy of the fully-executed assignment, sublease or other
agreement governing the proposed Transfer. Within fifteen (15) Business Days
after Landlord receives the foregoing information, Landlord shall notify Tenant
whether it approves or disapproves such Transfer or if it elects to recapture
all or a portion of the Premises pursuant to Section 13.5.

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(b) For purposes of Section
13.1 and in addition to any other reasonable grounds for denial, Landlord's
consent to a Transfer will be deemed reasonably withheld if, in Landlord's good
faith judgment, any one or more of the following apply: (a) the Proposed
Transferee does not have the financial strength to perform the Tenant's
obligations under this Lease; (b) the business and operations of the Proposed
Transferee are not in keeping with the permitted use set forth in Section 6.1 of
this Lease; 

(c) either the Proposed
Transferee, or any affiliate of the Proposed Transferee, occupies or is
negotiating with Landlord to lease space in the Building (or was, in the six (6)
months prior to Tenant's request, negotiating with Landlord to lease space in
the Building); (d) the Proposed Transferee does not have a good business
reputation; (e) the use of the Premises by the Proposed Transferee would, in
Landlord's reasonable judgment, (1) impact the Building or the Project in a
negative manner or (2) violate an exclusive use granted to another tenant within
the Project, which exclusive use is in force and effect as of the effective date
of the proposed Transfer; (f) if the subject space is only a portion of the
Premises and the physical subdivision of such portion is, or would render the
Premises, not regular in shape with appropriate means of ingress and egress and
facilities suitable for normal renting purposes, or is otherwise not readily
divisible from the Premises; (g) the Transfer would require Alteration to the
Building or the Project to comply with applicable Laws; (h) the transferee is a
government (or agency or instrumentality thereof); or (i) an Event of Default
exists under this Lease at the time Tenant requests consent to the proposed
Transfer or on the effective date of the proposed Transfer. 

13.3 Excess Consideration. If Landlord consents to a Transfer, Landlord
shall be entitled to receive, as Additional Rent hereunder, fifty percent (50%)
of all Sublease Profits (as defined below). The term "Sublease Profits" shall mean any consideration paid by the
Transferee for the assignment and in the case of a sublease, the excess of the
Rent and other consideration payable by the subtenant, over the amount of Rent
payable hereunder applicable to the space assigned or subleased after deducting
the reasonable expenses incurred by Tenant for (i) any commercially reasonable
changes, alterations and improvements to the Premises in connection with the
Transfer, (ii) any brokerage commissions paid to independent third parties in
connection with the Transfer, (iii) any commercially reasonable rental abatement
provided to such Transferee and (iv) any reasonable attorneys' fees incurred to
document such Transfer. "Sublease Profits" shall also include, but not be
limited to, key money and bonus money paid by Transferee to Tenant in connection
with such Transfer, and any payment in excess of fair market value for services
rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment,
or furniture transferred by Tenant to Transferee solely in connection with such
Transfer. Tenant shall pay to Landlord as Additional Rent, within thirty (30)
days after receipt by Tenant, any such excess consideration paid by any
transferee (the "Transferee")
for the Transfer.

13.4 No Release Of Tenant. No consent by Landlord to any Transfer shall
relieve Tenant of any obligation to be performed by Tenant under this Lease,
whether occurring before or after such consent, assignment, subletting or other
Transfer and Tenant shall continue to be liable to Landlord hereunder as a
principal and not as a surety. Each Transferee shall be jointly and severally
liable with Tenant (and Tenant shall be jointly and severally liable with each
Transferee) for the payment of Rent (or, in the case of a sublease, Rent in the
amount set forth in the sublease) and for the performance of all other terms and
provisions of this Lease. The consent by Landlord to any Transfer shall not
relieve Tenant or any Transferee from the obligation to obtain Landlord's
express prior written consent to any subsequent Transfer by Tenant or any
Transferee. The acceptance of Rent by Landlord from any other person (whether or
not such person is an occupant of the Premises) shall not be deemed to be a
waiver by Landlord of any provision of this Lease or to be a consent by Landlord
to any Transfer. The voluntary, involuntary or other surrender of this Lease by
Tenant, or a mutual cancellation by Landlord and Tenant, shall not work a
merger, and any such surrender or cancellation shall, at the option of Landlord,
either terminate all or any existing subleases or operate as an assignment to
Landlord of any or all of such subleases. 

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13.5 Landlord's Recapture Right. Notwithstanding any of the above provisions of
this Article 13 to the contrary, if Tenant notifies Landlord that it desires to
enter into a Transfer, within ten (10) business days of receipt of Tenant's
notice, Landlord must advise Tenant in writing as to whether it elects to (a) in
the case of an assignment of the Lease or a sublease of the entire Premises for
the entirety (or substantially the entirety) of the remainder of the Term, to
terminate this Lease, or (b) in the case of a sublease of less than the entire
Premises, which sublease is for the entirety (or substantially the entirety) of
the remainder of the Term, to terminate this Lease as it relates to the space
proposed to be subleased by Tenant. In such event, this Lease will terminate (or
the space proposed to be subleased will be removed from the Premises subject to
this Lease and the Base Rent and Tenant's Share under this Lease shall be
reduced pro rata) on the date the Transfer was proposed to be effective, and
Landlord may thereafter lease such space to any party, including the prospective
Transferee identified by Tenant. 

13.6 Intentionally Deleted.

13.7 Assignment of Sublease Rents. Tenant hereby absolutely and irrevocably assigns
to Landlord any and all rights to receive Rent and other consideration from any
sublease and agrees that Landlord, as assignee or as attorney-in-fact for Tenant
for purposes hereof, or a receiver for Tenant appointed on Landlord's
application may, but shall not be obligated to, collect such Rents and other
consideration and apply the same toward Tenant's obligations to Landlord under
this Lease; provided, however, that Landlord grants to Tenant at all times prior
to occurrence of any breach or default by Tenant a revocable license to collect
such Rents (which license shall automatically and without notice be and be
deemed to have been revoked and terminated immediately upon any Event of
Default). 

13.8 Affiliate Transfers. Provided that no Event of Default exists under
this Lease, Tenant may, without Landlord's consent, assign or sublet all or a
portion of this Lease or the Premises to an Affiliate if (a) Tenant notifies
Landlord at least thirty (30) days prior to such Transfer; (b) Tenant delivers
to Landlord, at the time of Tenant's notice, current financial statements of
Tenant and the proposed transferee that are reasonably acceptable to Landlord;
and (c) Tenant delivers to Landlord, not later than the effective date of the
Transfer, a written agreement reasonably acceptable to Landlord under which the
transferee assumes and agrees to perform Tenant's obligations under this Lease
and to observe all terms and conditions of this Lease. Tenant will also promptly
provide Landlord with copies of any documents reasonably requested by Landlord
to document the status and relationship between Tenant and its Affiliate. A
Transfer to an Affiliate does not release Tenant from any liability or
obligation under this Lease. For purposes of this Article 13, "Affiliate" means any person or entity that, directly or
indirectly, controls, is controlled by or is under common control with Tenant.
For purposes of this definition, "control" means possessing
the power to direct or cause the direction of the management and policies of the
entity by the ownership of a majority of the voting securities of the entity.

14. DEFAULTS; REMEDIES.

14.1 Events of Default. The occurrence of any of the following shall
constitute an "Event of Default"
by Tenant under this Lease.
Landlord and Tenant agree that the notices required by this Section 14.1 are
intended to satisfy any and all notice requirements imposed by the Laws and are
not in addition to any such requirements. 

(a) Tenant fails to make
any payment of Rent when due, or any amount required to replenish the Security
Deposit, and such failure is not cured by Tenant within five (5) Business Days
after receipt of written notice from Landlord. 

(b) Tenant breaches or
fails to perform or comply with any of Tenant's nonmonetary obligations under.
this Lease and such breach or failure is not fully cured within twenty (20) days
after Landlord notifies Tenant of such breach or failure; provided, however, if
such breach or failure cannot be cured within such twenty (20) day period,
Tenant fails within such twenty (20) day period to commence, and thereafter
diligently proceed with, all actions necessary to cure such breach or failure as
soon as reasonably possible, but in all events within sixty (60) days after
Landlord's notice. 

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(c) Tenant ceases doing
business as a going concern; makes an assignment for the benefit of creditors;
is adjudicated an insolvent, files a petition (or files an answer admitting the
material allegations of a petition) seeking relief under any state or federal
bankruptcy or other statute, law or regulation affecting creditors' rights; all
or substantially all of Tenant's assets are subject to judicial seizure or
attachment and are not released within thirty (30) days, or Tenant consents to
or acquiesces in the appointment of a trustee, receiver or liquidator for Tenant
or for all or any substantial part of Tenant's assets. 

(d) Tenant fails, within
sixty (60) days after the commencement of any proceedings against Tenant seeking
relief under any state or federal bankruptcy or other statute, law or regulation
affecting creditors' rights, to have such proceedings dismissed, or Tenant
fails, within sixty (60) days after an appointment, without Tenant's consent or
acquiescence, of any trustee, receiver or liquidator for Tenant or for all or
any substantial part of Tenant's assets, to have such appointment vacated.

14.2 Remedies. Upon the occurrence of an Event of Default, Landlord may, at any time
and from time to time, and without preventing Landlord from exercising any other
right or remedy available to Landlord at law or in equity, exercise any one or
more of the following remedies: 

(a) Landlord may terminate
Tenant's right to possess the Premises by any lawful means with or without
terminating this Lease, in which event Tenant will immediately surrender
possession of the Premises to Landlord. In such event, this Lease shall continue
in full force and effect (except for Tenant's right to possess the Premises) and
Tenant shall continue to be obligated for and must pay all Rent as and when due
under this Lease. Unless Landlord specifically states that it is terminating
this Lease, Landlord's termination of Tenant's right to possess the Premises is
not to be construed as an election by Landlord to terminate this Lease or
Tenant's obligations and liabilities under this Lease. If Landlord terminates
Tenant's right to possess the Premises, Landlord is not obligated to, but may at
its election, re-enter the Premises and remove all persons and property from the
Premises. Landlord may store any property Landlord removes from the Premises in
a public warehouse or elsewhere at the cost and for the account of Tenant. Upon
such re-entry, Landlord is not obligated to, but may at its election, relet all
or any part of the Premises to a third party or parties for Tenant's account.
Tenant is immediately liable to Landlord for all costs and expenses Landlord
incurs re-entering or reletting all or any part of the Premises, including,
without limitation, all costs and expenses Landlord incurs in (i) maintaining or
preserving the Premises after an Event of Default; (ii) recovering possession of
the Premises, removing persons and property from the Premises and storing such
property (including court costs and reasonable attorneys' fees); (iii)
reletting, renovating or altering the Premises; (iv) paying real estate
commissions, advertising expenses and similar expenses in connection with
reletting all or any part of the Premises; and (v) granting concessions in
connection with re-entering or re-letting all or any part of the Premises,
including, without limitation, the value of free Rent given to a replacement
tenant (collectively, "Re-entry
Costs") and must pay Landlord the
same as Additional Rent within five (5) days after Landlord's notice to Tenant.
Landlord may relet the Premises for a period shorter or longer than the
remaining Term. If Landlord relets all or any part of the Premises, Tenant will
continue to pay Rent when due under this Lease and Landlord will refund to
Tenant the difference between all Rental Landlord actually receives from any
reletting of all or any part of the Premises, less any indebtedness from Tenant
to Landlord other than Rent (which indebtedness is paid first to Landlord) and
less the Re-entry Costs (which costs are paid second to Landlord), up to a
maximum amount equal to the Rent Tenant paid that came due after Landlord's
reletting. If the sum described in the preceding sentence exceeds the Rent
payable by Tenant hereunder, Landlord will apply the excess sum to future Rent
due under this Lease; provided, however, that Landlord may retain any surplus
remaining at the expiration of the Term. 

(b) Landlord may continue
this Lease in effect and recover Rent as it becomes due. 

(c) Landlord may cure the
Event of Default at Tenant's expense. If Landlord pays any sum or incurs any
expense in curing the Event of Default, Tenant shall reimburse Landlord as
Additional Rent upon demand for the amount of such payment or expense with
interest at the Interest Rate from the date the sum is paid or the expense is
incurred until Landlord is reimbursed by Tenant. 

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(d) Landlord may terminate
this Lease effective on the date Landlord specifies in Landlord's notice to
Tenant. Upon termination, Tenant will immediately surrender possession of the
Premises to Landlord. If Landlord terminates this Lease, Landlord may recover
from Tenant and Tenant will pay to Landlord on demand as Additional Rent all
damages Landlord incurs by reason of Tenant's default, including, without
limitation, (a) all Rent due and payable under this Lease as of the effective
date of the termination; (b) any amount necessary to compensate Landlord for any
detriment proximately caused Landlord by Tenant's failure to perform its
obligations under this Lease or which in the ordinary course would likely result
from Tenant's failure to perform, including, but not limited to, any Re-entry
Costs; (c) an amount equal to the difference between the present worth, as of
the effective date of the termination, of the Base Rent for the balance of the
Term remaining after the effective date of the termination (assuming no
termination) and the present worth, as of the effective date of the termination,
of a fair market base rent for the Premises for the same period (as Landlord
reasonably determines the fair market basic Rent); and (d) Tenant's Share of
Excess Operating Costs to the extent Landlord is not otherwise reimbursed for
such Excess Operating Costs. For purposes of this Section 14.2, Landlord will
compute present worth by utilizing a discount rate of eight percent (8%) per
annum. Nothing in this Section 14.2 limits or prejudices Landlord's right to
prove and obtain damages in an amount equal to the maximum amount allowed by the
Laws, regardless whether such damages are greater than the amounts set forth in
this Section 14.2. 

14.3 Waiver and Release. Tenant waives and releases all Claims Tenant may
have resulting from Landlord's re-entry and taking possession of the Premises by
any lawful means and removing and storing Tenant's property as permitted under
this Lease, regardless whether this Lease is terminated and, to the fullest
extent allowable under the Laws, Tenant releases and will indemnify, defend
(with counsel reasonably acceptable to Landlord), protect and hold harmless the
Landlord Parties from and against any and all Claims occasioned thereby. No such
reentry is to be considered or construed as a forcible entry by
Landlord.

14.4 No Waiver. No provisions of this Lease shall be deemed waived by Landlord unless
such waiver is in a writing signed by Landlord. The waiver by Landlord of any
breach of any provision of this Lease shall not be deemed a waiver of such
provision or of any subsequent breach of the same or any other provision of this
Lease. No delay or omission in the exercise of any right or remedy of Landlord
upon any default by Tenant shall impair such right or remedy or be construed as
a waiver. Landlord's acceptance of any payments of Rent due under this Lease
shall not be deemed a waiver of any default by Tenant under this Lease
(including Tenant's recurrent failure to timely pay Rent) other than Tenant's
nonpayment of the accepted sums, and no endorsement or statement on any check or
payment or in any letter or document accompanying any check or payment shall be
deemed an accord and satisfaction. Landlord's consent to or approval of any act
by Tenant requiring Landlord's consent or approval shall not be deemed to waive
or render unnecessary Landlord's consent to or approval of any subsequent act by
Tenant. 

14.5 Landlord's Default. Landlord will not be in default under this Lease
unless Landlord breaches or fails to perform any of Landlord's obligations under
this Lease and the breach or failure continues for a period of thirty (30)
consecutive days after Tenant notifies Landlord in writing of Landlord's breach
or failure or if Landlord fails to cure an emergency affecting Tenant's quiet
enjoyment of the Premises within a reasonable period of time (depending on the
nature of the harm to Tenant's quiet enjoyment or the emergency) after Tenant
gives written notice thereof (or oral notice in the event of an emergency) to
Landlord; provided that if Landlord is not able through the use of commercially
reasonable efforts to cure a nonemergency breach or failure within such thirty
(30) consecutive day period, Landlord's breach or failure is not a default as
long as Landlord commences to cure its breach or failure within the thirty (30)
consecutive day period and thereafter diligently pursues the cure to completion.

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15. SURRENDER AND HOLDING OVER.

15.1 Surrender. Upon the expiration or termination of this Lease, Tenant shall
surrender the Premises and all tenant improvements, Permitted Alterations and
Alterations (including, without limitation, any tenant improvements installed by
Landlord or Tenant pursuant to the Existing Leases prior to the Commencement Date, and the Tenant Improvements, if
applicable) to Landlord broom-clean and in their original condition, except for
reasonable wear and tear, damage from casualty or condemnation and any changes
resulting from Permitted Alterations and approved Alterations and the Tenant
Improvements, if applicable; provided, however, that prior to the expiration or
termination of this Lease, Tenant shall remove all from the Premises all of
Tenant's personal property and any Trade Fixtures and all Alterations, Permitted
Alterations and Tenant Improvements that Landlord has elected to require Tenant
to remove (except that Landlord will not be permitted to require Tenant to
remove (a) any Alterations and Permitted Alterations that Landlord advised
Tenant in writing that Tenant would not be required to remove in accordance with
Section 7.1 above, (b) any tenant improvements installed by Landlord or Tenant
pursuant to the Existing Leases prior to the Commencement Date, or (c) any
Tenant Improvements that Landlord advised Tenant in writing that Tenant would
not be required to remove in accordance with Exhibit C) and repair any damage
caused by such removal, and if such removal is not timely completed, Landlord
shall have the right (but no obligation) to remove the same, and Tenant shall
pay Landlord as Additional Rent on demand for all costs of removal and storage
thereof and for the rental value of the Premises for the period from the end of
the Term through the end of the time reasonably required for such removal.
Landlord shall also have the right to retain or dispose of all or any portion of
such property if Tenant does not pay all such costs and retrieve the property
within twenty (20) days after notice from Landlord (in which event title to all
such property described in Landlord's notice shall be transferred to and vest in
Landlord). Tenant waives all Claims against Landlord for any damage or loss to
Tenant resulting from Landlord's removal, storage, retention, or disposition of
any such property. Upon expiration or termination of this Lease or of Tenant's
possession, whichever is earliest, Tenant shall surrender all keys to the
Premises or any other part of the Building and shall deliver to Landlord all
keys for or make known to Landlord the combination of locks on all safes,
cabinets and vaults that may be located in the Premises. Tenant's obligations
under this Section 15.1 shall survive the expiration or termination of this
Lease. 

15.2 Holding Over. If Tenant (directly or through any Transferee or
other successor-in-interest of Tenant) holds over after the expiration or
termination of this Lease, with or without the express written consent of
Landlord, such tenancy shall be from month-to-month only, and shall not
constitute a renewal hereof or an extension for any further term, and in such
case Tenant shall continue to comply with or perform all the terms and
obligations of Tenant under this Lease, except that Rent shall be payable, if
without the express written consent of Landlord, at a monthly rate equal to one
hundred fifty percent (150%) of Rent, or, if with the express written consent of
Landlord, at a monthly rate equal to the Rent applicable during the last rental
period of the Term. No act or omission by Landlord, other than its specific
written consent, which Landlord may grant or withhold in Landlord's sole and
absolute discretion, shall constitute permission for Tenant to continue in
possession of the Premises. In all events, Landlord may terminate Tenant's
holdover tenancy at any time upon thirty (30) days written notice. Acceptance by
Landlord of Rent after such termination shall not constitute a renewal or
extension of this Lease; and nothing contained in this provision shall be deemed
to waive Landlord's right of re-entry or any other right hereunder or at law.
Tenant shall indemnify, defend and hold Landlord harmless from and against all
Claims arising or resulting directly or indirectly from Tenant's failure to
surrender the Premises within thirty (30) days of the expiration or sooner
termination of this Lease, including (i) any Rent payable by or any loss, cost,
or damages claimed by any prospective tenant of the Premises, and (ii)
Landlord's damages as a result of such prospective tenant rescinding or refusing
to enter into the prospective lease of the Premises by reason of such failure to
timely surrender the Premises. 

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16. SUBORDINATION:
ATTORNMENT: ESTOPPEL CERTIFICATES.

16.1 Subordination:
Attornment. This Lease is subject and subordinate to all ground or
underlying leases and to all mortgages which may now or hereafter affect such
leases or the Project (collectively, "Mortgages"), and to all renewals,
modifications, consolidations, replacements and extensions of any such
Mortgages. At the request of any underlying lessor or mortgagee, Tenant shall
attorn to such underlying lessor or mortgagee, its successors in interest or any
purchaser in a foreclosure sale. If an underlying lessor or mortgagee or any
other person shall succeed to the rights of Landlord under this Lease, whether
through possession or foreclosure action, or the delivery of a new lease or
deed, then, as long as no Event of Default occurs under this Lease after
Tenant's receipt of written notice of such default, the holder of the Mortgage
will not disturb Tenant's rights of possession under this Lease. At the request
of the successor landlord and upon such successor landlord's written agreement
to accept Tenant's attornment and to recognize Tenant's interest under this
Lease, (i) Tenant shall be deemed to have attorned to and recognized such
successor landlord as Landlord under this Lease and (ii) this Lease shall
continue in full force and effect as a direct lease between such successor
landlord and Tenant upon all of the terms, conditions and covenants set forth in
this Lease. This clause shall be self-operative and no further instrument or
subordination shall be required by any ground or underlying lessor or by any
mortgagee, affecting any lease or the Project. In confirmation of such
subordination and/or attornment, Tenant shall execute promptly any certificate
that Landlord may reasonably request. Tenant hereby covenants and agrees that
the holder of any existing Mortgage, or anyone claiming by, through or under
said holder shall not be: (a) liable for any act or omission for any prior
landlord (including Landlord), (b) subject to any offsets or defenses which
Tenant might have against any prior landlord (including Landlord), (c) bound by
any Base Rent or Additional Rent or other charges which Tenant might have paid
for more than the current month to a prior landlord (including Landlord), or (d)
bound by any material modification of this Lease made without the consent of
such Mortgagee. If required by the current Mortgagee, Tenant will execute and
deliver to Landlord, concurrently with Tenant's execution of this Lease and
delivery thereof to Landlord, a subordination, non-disturbance and attornment
agreement in the form of Exhibit E attached hereto and incorporated herein.

16.2 Mortgagee Protection. Tenant agrees to give any holder of any Mortgage
covering any part of the Project ("Mortgagee"), by
certified mail, return receipt requested, a copy of any notice of default served
upon Landlord, provided that prior to such notice Tenant has been notified in
writing (by way of notice of assignment of rents and leases, or otherwise) of
the address of such Mortgagee. If Landlord fails to cure such default within
thirty (30) days from the effective date of such notice of default, then the
Mortgagee shall have an additional thirty (30) days within which to cure such
default or if such default cannot be cured within that time, then such
additional time as may be reasonably necessary to cure such default (including
the time necessary to foreclose or otherwise terminate its Mortgage, if
necessary to effect such cure), and this Lease shall not be terminated so long
as such remedies are being diligently pursued.

16.3 Estoppel Certificates. Within ten (10) Business Days after written
request therefor, Tenant shall execute and deliver to Landlord, in a form
provided by or satisfactory to Landlord, a certificate stating that this Lease
is in still force and effect, describing any amendments or modifications hereto,
acknowledging that this Lease is subordinate or prior, as the case may be, to
any Encumbrance and stating any other information Landlord may reasonably
request, including the Term, the monthly Base Rent, the date to which Rent has
been paid, the amount of any security deposit or prepaid Rent, whether either
party hereto is in default under the terms of the Lease, and whether Landlord
has completed its construction obligations hereunder (if any). If Tenant fails
timely to execute and deliver such certificate as provided above, then Landlord
and the addressee of such certificate shall be entitled to rely upon the
information contained in the certificate submitted to Tenant as true, correct
and complete, and Tenant shall be estopped from later denying, contradicting or
taking any position inconsistent with the information contained in such
certificate. Any person or entity purchasing, acquiring an interest in or
extending financing with respect to the Project shall be entitled to rely upon
any such certificate. If Tenant fails to deliver such certificate within ten
(10) days after Landlord's second written request therefor, which second written
request will reiterate the following remedies in balded, all capital letters,
such failure shall be deemed an Event of Default by Tenant and Tenant shall be
liable to Landlord for any and all damages incurred by Landlord, including,
without limitation, any profits or other benefits from any financing of the
Project or any interest therein which are lost or made unavailable as a result,
directly or indirectly, of Tenant's failure or refusal to timely execute or
deliver such estoppel certificate. 

17. ADDITIONAL PROVISIONS.

17.1 Intentionally Deleted.

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17.2 Parking. Commencing on the Commencement Date and continuing throughout the
remainder of the Term, Landlord licenses to Tenant the following parking spaces
(i.e., five hundred fifty-six (556) unreserved parking spaces in the
aggregate), all of such parking spaces to be located in a portion of the Parking
Facilities as designated from time to time by Landlord and provided to Tenant at
the following rates: 

	Second Floor
      Premises:
		 	 
	Period	Number of Parking Spaces	Rate
		 	 
	Commencement
      Date-03/31/16	373 unreserved	$25 per unreserved
      parking space
	 	 	 
	04/01/16-Expiration of Term (as the same may
      be extended)	373 unreserved	Prevailing market rate (which is currently
      $50.00 per month for each of the unreserved parking
  spaces)

	First Floor Premises
      (Suites 115, 120 & 130):
		 	 
	Period	Number of Parking Spaces	Rate
		 	 
	Commencement
      Date-12/31/15	88 unreserved	$0 per unreserved
      parking space
	 	 	 
	01/01/16-Expiration of Term (as the same may
      be extended)	88 unreserved	Prevailing market rate (which is currently
      $50.00 per month for each of the unreserved parking
  spaces)

	First Floor Premises
      (Suite 100 105 & 110):
		 	 
	Period	Number of Parking Spaces	Rate
		 	 
	Commencement
      Date-01/31/17	95 unreserved	$0 per unreserved
      parking space
	 	 	 
	02/01/17-Expiration of Term (as the same may
      be extended)	95 unreserved	Prevailing market rate (which is currently
      $50.00 per month for each of the unreserved parking
  spaces)

Landlord may change its
parking charges at any time on not less than thirty (30) days prior notice to
Tenant. Unless otherwise notified by Landlord, Tenant will pay all parking fees
as Additional Rent at the same time, place and manner as Base Rent, but said
parking may be paid separately by Tenant. Parking at the Project by Tenant is
subject to the other provisions of this Lease, including without limitation, the
Building Rules. In no event will Landlord be liable for any loss, damage or
theft of, to or from any vehicle at the Project. From time to time during the
Term, Tenant may request the license of additional unreserved parking spaces,
and in such event, provided the same are available, as determined by Landlord in
Landlord's sole and absolute discretion, Landlord will license same to Tenant on
the same terms and conditions as are set forth above. Tenant hereby expressly
acknowledges and agrees that the Parking Facilities may include surface parking
adjacent to the Building in which the Premises is located if Landlord, in
Landlord's sole and absolute discretion, elects to construct such surface
parking at any time during the Term. 

17.3 Expanded Development. Tenant acknowledges and agrees that the Building
may be included within a larger, integrated real estate development including
additional buildings and land. Landlord may elect, in Landlord's sole
discretion, to operate such development as a unit and compute any Excess
Operating Costs accordingly. If Landlord does so, then Tenant's Share of Excess
Operating Costs will be appropriately adjusted to compare the rentable area of
the Premises to the total rentable area within such development for which
expenses are included. Nothing herein will be deemed to require Landlord to
develop or construct any such additional buildings or to combine the Building
with any other buildings. 

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17.4 Signs. Landlord will initially provide to Tenant (a) one building standard
tenant identification sign adjacent to the entry door of the Premises and (b)
one standard building directory listing. The signs will conform to Landlord's
sign criteria. Tenant will not install or permit to be installed in the Premises
any other sign, decoration or advertising material of any kind that is visible
from the exterior of the Premises. Landlord may remove, at Tenant's sole cost
and expense, any sign, decoration or advertising material that violates this
Section 17.4 which is not removed within five (5) Business Days after Tenant's
receipt of written notice from Landlord. In addition to the foregoing, and
provided Tenant is able to obtain all necessary governmental and
quasi-governmental approvals therefor, Landlord will, at Tenant's expense,
install a sign on the exterior of the North side of the Building displaying
Tenant's name, which sign will be in the location depicted on Exhibit F attached
hereto and incorporated herein. Tenant must pay all annual and other permit fees
therefor and must pay all costs of maintenance thereof during the Term and all
costs for the removal thereof upon the expiration or earlier termination of the
Term. Any such sign and the display of Tenant's name thereon will be subject to
the terms of any restrictive covenants applicable thereto and all laws, codes,
ordinances, rules and regulations, and will be subordinate to all building
designation signs (if any). Such sign must conform to the comprehensive sign
plan approved by the City. The size, location, design and all other aspects of
such sign, including the conformance thereof to such comprehensive sign plan,
will be subject to Landlord's approval. When Tenant requests Landlord's approval
of such sign, Tenant will concurrently submit to Landlord the proposed
fabrication drawings thereof which will be sufficiently detailed for Landlord to
determine whether the sign complies with such comprehensive sign plan.

17.5 Expansion. 

(a) Suite 180/190. Landlord and Tenant acknowledge that the
following spaces in the Building are currently occupied by existing tenants: (i)
that certain space containing approximately two thousand seven hundred twelve
(2,712) rentable square feet located on the first floor of the Building and
commonly referred to as Suite 180 therein, and (ii) that certain space
containing approximately six thousand two hundred ninety-nine (6,299) rentable
square feet located on the first floor of the Building and commonly referred to
as Suite 190 therein (collectively, the "Suite 180/190 Option Space"). So long as no Event of Default then exists under this Lease, but subject
to all rights granted prior to the execution date of this Lease to any and all
other tenants in the Project in and to any portion of the Suite 180/190 Option
Space (including, without limitation, any renewal options and any obligations of
landlord to deliver any must-take or additional space), Tenant will have the
right to be offered the option to expand the Premises to include the Suite
180/190 Option Space (in its entirety) upon the date on which the Suite 180/190
Option Space becomes available to lease in accordance with the remaining
provisions of this Section 17.5(a). If on or before the expiration or earlier
termination of the existing leases for the Suite 180/190 Option Space, all prior
rights that the existing tenants in the Project (including, without limitation,
the existing tenants of the Suite 180/190 Option Space) may have with respect to
the Suite 180/190 Option Space have been cleared and the Suite 180/190 Option
Space (in its entirety) is available for lease (or will be available for lease
upon the expiration or earlier termination of such existing leases), Landlord
will provide notice of the availability of the Suite 180/190 Option Space for
lease by Tenant. Landlord's notice will contain all economic terms and
conditions (the "Suite 180/190
Option Space Lease Terms and Conditions") of Landlord's proposed leasing of the Suite
180/190 Option Space to Tenant, including without limitation, (i) Landlord's
proposed Base Rent and additional rent for such space, which Base Rent shall be
at the same rate per rentable square foot then applicable to the Second Floor
Premises, including all scheduled escalations thereof, (ii) the length of the
term for the Suite 180/190 Option Space (the "Suite 180/190 Term"), which shall be coterminous with the Term of this
Lease, (iii) the tenant improvements to be constructed therein or otherwise
contributed to the Suite 180/190 Option Space, which shall be subject to the
same Construction Allowance as set forth herein for the Premises, provided that the Construction Allowance shall
be appropriately prorated based on the size of the Suite 180/190 Option Space
and the length of the Suite 180/190 Term, and provided further that if the Suite
180/190 Term contains less than thirty-six (36) months, there shall be no tenant
improvements to be constructed in or otherwise contributed to the Suite 180/190
Option Space, and Tenant shall accept the Suite 180/190 Option Space in its
then-existing as-is condition, (iv) the number of parking spaces available for
such space and the charges therefor, and (v) an estimated commencement date for
Tenant's leasing of the Suite 180/190 Option Space. Tenant must notify Landlord
in writing within ten (10) Business Days of receiving Landlord's notice (time
being of the essence) whether Tenant desires to lease the Suite 180/190 Option
Space from Landlord on the Suite 180/190 Option Space Lease Terms and
Conditions. If Tenant notifies Landlord that Tenant does not desire to lease the
Suite 180/190 Option Space, or if Tenant does not timely respond in writing to
Landlord's notice within such ten (10) Business Day period, then Tenant's
expansion option with respect to the Suite 180/190 Option Space hereunder shall
thereafter automatically terminate and be of no further force or effect. If
Tenant timely notifies Landlord in writing within such ten (10) Business Day
period that Tenant desires to lease the Suite 180/190 Option Space on the Suite
180/190 Option Space Lease Terms and Conditions, then the parties will, within
ten (10) Business Days after Tenant's notice to Landlord if Tenant accepts the
Suite 180/190 Option Space Lease Terms and Conditions, reasonably and in good
faith negotiate the documentation (e.g., an amendment to this Lease or a new
lease for the Suite 180/190 Option Space) for Tenant's lease of the Suite
180/190 Option Space from Landlord. Such documentation will incorporate the
Suite 180/190 Option Space Lease Terms and Conditions and will be in form and
substance reasonably satisfactory to Landlord and Tenant. If Landlord and Tenant
fail to timely execute such documentation, however, Tenant will nevertheless be
obligated to lease the Suite 180/190 Option Space on the Suite 180/190 Option
Space Lease Terms and Conditions once Tenant has exercised its expansion option
in the manner provided in this Section 17.5(a). 

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(b) Suite 170. Landlord and Tenant acknowledge that the following space in the
Building is currently occupied by an existing tenant: that certain space
containing approximately eleven thousand three hundred thirty-six (11,336)
rentable square feet located on the first floor of the Building and commonly
referred to as Suite 170 therein (the "Suite 170 Option Space"). So long as no Event of Default then exists under this Lease, but subject
to all rights granted prior to the execution date of this Lease to any and all
other tenants in the Project in and to the Suite 170 Option Space (including,
without limitation, any renewal options and any obligations of landlord to
deliver any must-take or additional space), Tenant will have the right to be
offered the option to expand the Premises to include the Suite 170 Option Space
(in its entirety) upon the date on which the Suite 170 Option Space becomes
available to lease in accordance with the remaining provisions of this Section
17.5(b). If on or before the expiration or earlier termination of the existing
lease for the Suite 170 Option Space, all prior rights that the existing tenants
in the Project (including, without limitation, the existing tenant of the Suite
170 Option Space) may have with respect to the Suite 170 Option Space have been
cleared and the Suite 170 Option Space is available for lease (or will be
available for lease upon the expiration or earlier termination of such existing
lease), Landlord will provide notice of the availability of the Suite 170 Option
Space for lease by Tenant. Landlord's notice will contain all economic terms and
conditions (the "Suite 170 Option
Space Lease Terms and Conditions") of Landlord's proposed leasing of the Suite 170 Option Space to Tenant,
including without limitation, (i) Landlord's proposed Base Rent and additional
rent for such space, which Base Rent shall be at the same rate per rentable
square foot then applicable to the Second Floor Premises, including all
scheduled escalations thereof, (ii) the length of the term for the Suite 170
Option Space (the "Suite 170
Term"), which shall be
coterminous with the Term of this Lease, (iii) the tenant improvements to be
constructed therein or otherwise contributed to the Suite 170 Option Space,
which shall be subject to the same Construction Allowance as set forth herein
for the Premises, provided that the Construction Allowance shall be
appropriately prorated based on the size of the Suite 170 Option Space and the
length of the Suite 170 Term, and provided further that if the Suite 170 Term
contains less than thirty-six (36) months, there shall be no tenant improvements
to be constructed in or otherwise contributed to the Suite 170 Option Space, and
Tenant shall accept the Suite 170 Option Space in its then-existing as-is
condition, (iv) the number of parking spaces available for such space and the
charges therefor, and (v) an estimated commencement date for Tenant's leasing of
the Suite 170 Option Space. Tenant must notify Landlord in writing within ten
(10) Business Days of receiving Landlord's notice (time being of the essence)
whether Tenant desires to lease the Suite 170 Option Space from Landlord on the
Suite 170 Option Space Lease Terms and
Conditions. If Tenant notifies Landlord that Tenant does not desire to lease the
Suite 170 Option Space, or if Tenant does not timely respond in writing to
Landlord's notice within such ten (10) Business Day period, then Tenant's
expansion option with respect to the Suite 170 Option Space hereunder shall
thereafter automatically terminate and be of no further force or effect. If
Tenant timely notifies Landlord in writing within such ten (10) Business Day
period that Tenant desires to lease the Suite 170 Option Space on the Suite 170
Option Space Lease Terms and Conditions, then the parties will, within ten (10)
Business Days after Tenant's notice to Landlord if Tenant accepts the Suite 170
Option Space Lease Terms and Conditions, reasonably and in good faith negotiate
the documentation (e.g., an amendment to the Lease or a new lease for the Suite
170 Option Space) for Tenant's lease of the Suite 170 Option Space from
Landlord. Such documentation will incorporate the Suite 170 Option Space Lease
Terms and Conditions and will be in form and substance reasonably satisfactory
to Landlord and Tenant. If Landlord and Tenant fail to timely execute such
documentation, however, Tenant will nevertheless be obligated to lease the Suite
170 Option Space on the Suite 170 Option Space Lease Terms and Conditions once
Tenant has exercised its expansion option in the manner provided in this Section
17.5(b). 

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(c) Suite 345. Landlord and Tenant acknowledge that as of the date of this Lease, (i)
Tenant is subleasing that certain space containing approximately eleven thousand
four hundred twenty-two (11,422) rentable square feet located on the third floor
of the Building and commonly referred to as Suite 345 therein ("Suite 345"), which sublease is subject and subordinate to that
certain existing lease between Landlord and the direct tenant of Suite 345 (as
such lease may be amended from time to time), and (ii) that certain space
located adjacent to Suite 345 on the third floor of the Building containing
approximately fourteen thousand eight (14,008) rentable square feet and commonly
referred to as Suite 350 ("Suite
350"), is currently occupied by
an existing tenant. Suite 345 and Suite 350 are collectively referred to herein
as the "Suite 345/350 Option
Space." So long as no Event of
Default then exists under this Lease, but subject to all rights granted prior to
the execution date of this Lease to any and all other tenants in the Project
(including, without limitation, the direct tenant of Suite 345 and the existing
tenant of Suite 350) in and to the Suite 345/350 Option Space (including,
without limitation, any renewal options and any obligations of landlord to
deliver any must-take or additional space), Tenant will have the right to be
offered the option to expand the Premises to include the Suite 345/350 Option
Space (in its entirety) upon the date on which the Suite 345/350 Option Space
becomes available to lease in accordance with the remaining provisions of this
Section 17.5(c). If upon date that Landlord elects to market the Suite 345/350
Option Space for lease (without any obligation to do so), all prior rights that
other tenants or occupants of the Project (including, without limitation, the
direct tenant of Suite 345 and the existing tenant of Suite 350) may have with
respect to the Suite 345/350 Option Space have been cleared, Landlord will
provide notice of the availability of the Suite 345/350 Option Space for lease
by Tenant. Landlord's notice will contain all economic terms and conditions (the
"Suite 345/350 Option Space Lease
Terms and Conditions") of
Landlord's proposed leasing of the Suite 345/350 Option Space to Tenant,
including without limitation, Landlord's proposed Base Rent and additional rent
for such space, the length of the term for the Suite 345/350 Option Space, the
number of parking spaces available for such space and the charges therefor, and
an estimated commencement date for Tenant's leasing of the Suite 345/350 Option
Space, and there shall be no tenant improvements to be constructed in or
otherwise contributed to the Suite 345/350 Option Space, and Tenant shall accept
the Suite 345/350 Option Space in its then-existing as-is condition. Tenant must
notify Landlord in writing within ten (10) Business Days of receiving Landlord's
notice (time being of the essence) whether Tenant desires to lease the Suite
345/350 Option Space from Landlord on the Suite 345/350 Option Space Lease Terms
and Conditions. If Tenant notifies Landlord that Tenant does not desire to lease
the Suite 345/350 Option Space, or if Tenant does not timely respond in writing
to Landlord's notice within such ten (10) Business Day period, then Tenant's
expansion option with respect to the Suite 345/350 Option Space hereunder shall
thereafter automatically terminate and be of no further force or effect;
provided, however, if Tenant rejects (or is deemed to have rejected) Landlord's
offer to lease the Suite 345/350 Option Space and Landlord thereafter desires to
lease the Suite 345/350 Option Space to a third party for a base rental rate
that is less than ninety percent (90%) of the base rental rate contained within
the Suite 345/350 Option Space Lease Terms and Conditions, then Landlord will
again offer to lease the Suite 345/350 Option Space to Tenant by way of a
"Suite 345/350 Supplemental Offer"
containing the reduced base
rental rate offered to the third party and the remaining provisions of this
Section 17.5(c) will govern the procedure
for Tenant's acceptance or rejection (or deemed rejection, as the case may be)
of the Suite 345/350 Supplemental Offer, except that Tenant will have five (5)
Business Days (as opposed to ten (10) Business Days) in which to provide
Landlord with Tenant's written acceptance of the Suite 345/350 Supplemental
Offer, time being of the essence with respect to such acceptance. If Tenant
timely notifies Landlord in writing within such ten (10) Business Day period (or
such five (5) Business Day period in the case of a Suite 345/350 Supplemental
Offer) that Tenant desires to lease Suite 345 on the Suite 345 Lease Terms and
Conditions (or on the terms of the Suite 345/350 Supplemental Offer, if
applicable), then the parties will, within ten (10) Business Days after Tenant's
notice to Landlord if Tenant accepts the Suite 345 Lease Terms and Conditions
(or on the terms of the Suite 345/350 Supplemental Offer, if applicable),
reasonably and in good faith negotiate the documentation (e.g., an amendment to
this Lease or a new lease for Suite 345) for Tenant's lease of Suite 345 from
Landlord. Such documentation will incorporate the Suite 345 Lease Terms and
Conditions (or on the terms of the Suite 345/350 Supplemental Offer, if
applicable) and will be in form and substance reasonably satisfactory to
Landlord and Tenant. If Landlord and Tenant fail to timely execute such
documentation, however, Tenant will nevertheless be obligated to lease Suite 345
on the Suite 345 Lease Terms and Conditions (or on the terms of the Suite
345/350 Supplemental Offer, if applicable) once Tenant has exercised its
expansion option in the manner provided in this Section 17.5(c). 

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(d) No Other Expansion Rights or
Options. Tenant acknowledges and
agrees that it has no other rights and/or options to lease additional space
within the Building or the Project, except as expressly set forth in this
Section 17.5. 

17.6 Building Antenna/Microwave Dishes. Subject to the provisions of this Section 17.6,
Tenant may use a portion of the roof of the Building to install, operate and
maintain telecommunications equipment including antennae and satellite dishes
solely for Tenant's personal use within the Premises ("Telecommunications Equipment"). If Tenant elects to install Telecommunications
Equipment, Landlord will not impose a monthly rental charge for the placement of
such equipment on the Building Roof. Tenant will install the Telecommunications
Equipment (and related wiring) only in a location determined by Landlord, which
location Landlord may change from time to time during the Term for any reason,
including, without limitation, to accommodate Landlord's installation of one (1)
or more solar panels on the Building roof in a location determined by Landlord
in Landlord's sole and absolute discretion. Landlord will provide Tenant with
reasonable access to the Building risers in order for Tenant to effectuate the
Telecommunications Equipment installation. Tenant's installation, maintenance,
replacement and removal of any Telecommunications Equipment (and related wiring)
must comply with the requirements of any Building roof warranties, all
provisions of Article 7 governing Alterations, and the other terms and
conditions of this Lease. Tenant's installation, operation and maintenance of
the Telecommunications Equipment is subject to Tenant receiving and maintaining
all governmental approvals required for the Telecommunications Equipment and
otherwise complying with all Laws relating thereto. The Telecommunications
Equipment (and related wiring) must not interfere with any existing Building
equipment or other tenants' equipment. Upon prior notice to Landlord, Tenant
will be allowed reasonable access to the Telecommunications Equipment area
during Business Hours for the purpose of maintaining and servicing such
equipment. All Telecommunications Equipment (and related wiring) will remain the
personal property of Tenant, will be located and maintained at Tenant's sole
cost and risk, and must be removed by Tenant at the end of the Term, Tenant
hereby agreeing to return the portion of the Building roof upon which the
Telecommunications Equipment was located to the condition in which such portion
of the Building roof existed immediately prior to Tenant's installation of the
Telecommunications Equipment thereon.

17.7 Access. Subject to emergencies and Force Majeure events, Tenant will have
access to the Building and the Parking Facilities twenty-four (24) hours per
day, seven (7) days per week, via a card key system, subject to compliance with
Landlord's reasonable rules and regulations regarding security. 

17.8 Tenant's Security System. Subject to obtaining Landlord's prior written
consent, Tenant may install a separate security/card access system for the
Premises at Tenant's sole cost and expense, provided that such separate security
system shall be installed in accordance with the provisions of Article 7 of this
Lease and shall be subject to all of the terms, covenants and provisions
contained in this Lease. If Tenant installs
such a system in the Premises, any replacement of such system and all
maintenance and repair of such system will be Tenant's sole responsibility and
at Tenant's sole cost and expense. Tenant agrees to reimburse Landlord for all
costs incurred by Landlord in connection with said system. Tenant further agrees
that Landlord will have no liability for any failure or other breach of said
system. Tenant is obligated to remove said system from the Building at the
expiration or earlier termination of the Term, and Tenant must repair any and
all damage to the Building resulting from such removal. Such removal and the
repair of damage caused thereby shall be at Tenant's sole cost and expense.

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17.9 Restricted Tenants. Subsequent to the date of this Lease, provided
no Event of Default then exists and provided that the original tenant executing
this Lease ("Original Tenant")
is in full and continuous
occupancy of the Premises, Landlord agrees, during the time that Original Tenant
is continuously operating for business during Business Hours from the Premises
as provided in this Section 17.9, Landlord will not lease space in the Building
to any of the following entities: Yahoo!, Google, Yellowpages.com (division of
AT&T) and Reach Local; provided, however, in the event Tenant is acquired by
or otherwise merges with any of the foregoing four (4) entities, then in that
event, upon Tenant's prior written request, Landlord will agree to delete the
acquiring/merging entity from the foregoing list and replace the same with
another competitor of Original Tenant reasonably acceptable to Landlord (the
"Restricted Tenants Clause").
If Tenant fails to continuously
operate for business from within the Premises for more than six (6) months (as
reasonably determined by Landlord) or if the Restricted Tenants Clause is deemed
to be in violation of applicable law, then the Restricted Tenants Clause, and
Landlord's obligations under this Section 17.9, will automatically terminate.
Tenant does hereby indemnify, defend and hold Landlord harmless from any claim,
cost, loss or damage (including reasonable attorneys' fees) incurred or alleged
against Landlord by any person, firm, corporation or other entity whatsoever by
reason of Landlord's compliance, or attempted compliance, with this Section
17.9, and in the event Landlord is made subject to any action, proceeding or
penalty with respect to the provisions of this Section 17.9, Tenant will
indemnify, defend and hold Landlord harmless from any cost, loss, claim or
expense in respect thereto with counsel approved by Landlord, the actual
out-of-pocket costs of such indemnification and defense (including reasonable
attorneys' fees) to be paid entirely by Tenant. Notwithstanding the foregoing,
this Section 17.9 will not apply to (i) any leases entered into by Landlord
prior to the date of the Existing Second Floor Lease (or any leases being
circulated for signature prior to the date of the Existing Second Floor Lease),
nor to any amendments or renewals of such leases, or (ii) any leases for
premises within buildings other than the Building. 

17.10 Notices. Any notice, demand, request, consent or approval that either party
desires or is required to give to the other party under this Lease shall be in
writing and shall be served by messenger or reputable overnight courier service,
addressed to the other party at the party's address for notices set forth in the
Basic Terms. Notices shall be deemed to have been given and be effective on the
earlier of (a) receipt (or refusal of delivery or receipt), or (b) one (1) day
after acceptance by the independent service for delivery, if sent by independent
messenger or overnight courier service. Either party may change its address for
notices hereunder by notice to the other party complying with this Section
17.10. If Tenant sublets the Premises, notices from Landlord shall be effective
on the subtenant when given to Tenant pursuant to this Section 17.10.

17.11 Financial Statements. From time to time during the Term, but not more
than one (1) time during any calendar year (except in connection with a sale,
financing or refinancing of the Premises by Landlord), and within twenty (20)
days after written request therefor, Tenant shall deliver to Landlord complete,
accurate and up-to-date financial statements (including at least a balance sheet
and a statement of profit and loss) of Tenant (and of each guarantor of Tenant's
obligations under this Lease) for each of the three most recently completed
years, prepared in accordance with generally accepted accounting principles and
certified by an independent certified public accountant or Tenant's (or each
guarantor's) chief financial officer as being a true, complete and correct
statement of Tenant's (or each guarantor's) financial condition as of the date
of such financial statements. Notwithstanding anything in this Section 17.11 to
the contrary, during any period of time that Tenant is a publicly traded company
on a United States national stock exchange and Tenant's most recent quarterly
(or more frequent) financial statements are publicly available as a result
thereof, then this Section 17.11 shall not apply. 

-37-

17.12 Quiet Possession. Subject to Tenant's full and timely performance
of all of Tenants covenants and obligations under this Lease, and subject to the
terms of this Lease, Tenant shall have the quiet possession of the Premises
throughout the Term free from hindrance or molestation from Landlord or any
persons or entities lawfully claiming by, through or under Landlord. 

17.13 Security Measures. Landlord may, but shall be under no obligation
to, implement security measures for the Project, such as the registration or
search of all persons entering or leaving the Building, requiring identification
for access to the Building, evacuation of the Building for cause, suspected
cause, or for drill purposes, the issuance of magnetic pass cards or keys for
Building or elevator access and other actions that Landlord deems necessary or
appropriate to prevent any threat of property loss or damage, bodily injury or
business interruption; provided, however, that such measures shall be
implemented in a way as to minimize unreasonable inconvenience of tenants of the
Building. If Landlord uses an access card system, Landlord may require Tenant to
pay Landlord a reasonable deposit for each Building access card issued to
Tenants. Tenant shall be responsible for any loss, theft or breakage of any such
cards, which must be returned by Tenant to Landlord upon expiration or earlier
termination of the Lease. Landlord may retain the deposit for any card not so
returned. Landlord shall, at all times, have the right to change, alter or
reduce any such security services or measures, and Tenant shall cooperate and
comply with, and cause Tenant's Representatives and Visitors to cooperate and
comply with, such Security measures. Landlord, its agents and employees shall
have no liability to Tenant or its Representatives or Visitors for the
implementation or exercise of, or the failure to implement or exercise, any such
security measures or for any resulting disturbance of Tenant's use or enjoyment
of the Premises.

17.14 Force Majeure. Any prevention, delay or stoppage due to
strikes, lockouts, labor disputes, acts of God, inability to obtain services,
labor, or materials or reasonable substitutes therefor, governmental actions,
civil commotions, fire or other casualty, and other causes beyond the reasonable
control of the party obligated to perform, except with respect to the
obligations imposed with regard to Base Rent, Additional Rent and any other
charges to be paid by Tenant pursuant to this Lease (collectively,
"Force Majeure"), notwithstanding anything to the contrary contained
in this Lease, shall excuse the performance of such party for a period equal to
any such prevention, delay or stoppage and, therefore, if this Lease specifies a
time period for performance of an obligation of either party, that time period
shall be extended by the period of any delay in such party's performance caused
by an event of Force Majeure.

17.15 Rules and Regulations. Tenant shall be bound by and shall comply with
the rules and regulations attached to and made a part of this Lease as Exhibit
D. In addition, Tenant shall be bound by any reasonable, nondiscriminatory rules
and regulations hereafter adopted by Landlord for the Building upon notice to
Tenant thereof (collectively, the rules and regulations set forth on Exhibit D
and such rules and regulations hereinafter adopted are referred to as the
"Building Rules").
Landlord shall not be responsible
to Tenant or to any other person for any violation of, or failure to observe,
the Building Rules by any other tenant or other person. 

17.16 Limitation on Landlord's Liability. The term "Landlord," as used in this Lease,
shall mean only the owner or owners of the Building at the time in question. In
the event of any conveyance or transfer of title to the Building, then from and
after the date of such conveyance or transfer, the transferor shall be relieved
of all liability with respect to obligations of the Landlord hereunder to be
performed after the date of such conveyance or transfer. However,
notwithstanding any such transfer, the transferor remains entitled to the
benefits of Tenant's releases and indemnity and insurance obligations (and
similar obligations) under this Lease with respect to matters arising or
accruing during the transferor's period of ownership. Notwithstanding any other
term or provision of this Lease, the liability of Landlord for its obligations
under this Lease is limited solely to Landlord's interest in the Building and
the rents, issues and profits therefrom as the same may from time to time be
encumbered, and no personal liability shall at any time be asserted or
enforceable against any other assets of Landlord or against Landlord's partners,
shareholders, members, directors, officers or managers on account of this Lease.
In no event is Landlord or any Landlord Party liable to Tenant or any other
person for consequential, indirect, special or punitive damages. 

-38-

17.17 Consents and Approvals. Except as expressly provided in this Lease to
the contrary, wherever the consent, approval, judgment or determination of
Landlord is required or permitted under this Lease, Landlord's consent will not
be unreasonably withheld, conditioned or delayed. If it is determined that
Landlord failed to grant consent where Landlord was required to do so under this
Lease, Tenant shall be entitled to injunctive relief but shall not to be
entitled to monetary damages or to terminate this Lease for such failure. The
review and/or approval by Landlord of any item or matter to be reviewed or
approved by Landlord under the terms of this Lease shall not impose upon
Landlord any liability for the accuracy or sufficiency of any such item or
matter or the quality or suitability of such item for its intended use. Any such
review or approval is for the sole purpose of protecting Landlord's interest in
the Project, and no third parties, including Tenant or the Representatives and
Visitors of Tenant or any person or entity claiming by, through or under Tenant,
shall have any rights as a consequence thereof. 

17.18 Brokers. Landlord shall pay the fee or commission of the broker or brokers
identified in the Basic Terms (the "Brokers") in
accordance with Landlord's separate written agreement with the Brokers, if any.
Tenant warrants and represents to Landlord that in the negotiating or making of
this Lease neither Tenant nor anyone acting on Tenant's behalf has dealt with
any broker or finder who might be entitled to a fee or commission for this Lease
other than the Brokers. Tenant shall indemnify and hold Landlord harmless from
any Claims, including costs, expenses and attorney's fees incurred by Landlord
asserted by any other broker or finder for a fee or commission, based upon any
dealings with or statements made by Tenant or Tenant's
Representatives.

17.19 Entire Agreement: Amendment. This Lease, including the Exhibits attached
hereto, and the documents referred to herein, if any, constitute the entire
agreement between Landlord and Tenant with respect to the leasing of space by
Tenant in the Building, and supersede all prior or contemporaneous agreements,
understandings, proposals and other representations by or between Landlord and
Tenant, whether written or oral, all of which are merged herein. Neither
Landlord nor Landlord's agents have made any representations or warranties with
respect to the Premises, the Building, the Project or this Lease except as
expressly set forth herein, and no rights, easements or licenses shall be
acquired by Tenant by implication or otherwise unless expressly set forth
herein. No subsequent alteration, amendment, change or addition to this Lease
(other than to the Building Rules) is binding on Landlord or Tenant unless it is
in writing and signed by the party to be charged with performance. 

17.20 Authority. Each person executing this Lease on behalf of Landlord and Tenant
hereby covenants and warrants that: (a) the entity on whose behalf such person
is signing is duly organized and validly existing under the laws of its state or
country of organization; (b) such entity has full right and authority to enter
into this Lease and to perform all of Landlord's and Tenant's obligations
hereunder; and (c) each person (and both of the persons if more than one signs)
signing this Lease on behalf of Landlord or Tenant is duly and validly
authorized to do so. 

17.21 Successors. The covenants and agreements contained in this Lease bind and inure to
the benefit of Landlord, its successors and assigns, bind Tenant and its
successors and assigns and inure to the benefit of Tenant and its permitted
successors and assigns. 

17.22 Captions. The captions of the articles and sections of this Lease are to assist
the parties in reading this Lease and are not a part of the terms or provisions
of this Lease. Whenever required by the context of this Lease, the singular
includes the plural and the plural includes the singular. 

17.23 No Joint Venture. This Lease does not create the relationship of
principal and agent, or of partnership, joint venture, or of any association or
relationship between Landlord and Tenant other than that of landlord and tenant.

17.24 Severability. If any covenant, condition, provision, term or
agreement of this Lease is, to any extent, held invalid or unenforceable, the
remaining portion thereof and all other covenants, conditions, provisions, terms
and agreements of this Lease will not be affected by such holding, and will
remain valid and in force to the fullest extent permitted by law. 

-39-

17.25 Survival. All of Tenant's obligations under this Lease (together with interest on
payment obligations at the Interest Rate) accruing prior to expiration or other
termination of this Lease survive the expiration or other termination of this
Lease. Further, all of Tenant's releases and indemnification, defense and hold
harmless obligations under this Lease survive the expiration or other
termination of this Lease, without limitation.

17.26 Governing Law. This Lease is governed by, and must be
interpreted under, the internal laws of the State in which the Premises is
located. Any suit arising from or relating to this Lease must be brought in the
County in which the Premises is located; Landlord and Tenant waive the right to
bring suit elsewhere. 

17.27 Time is of the Essence. Time is of the essence with respect to the
performance of every provision of this Lease in which time of performance is a
factor. 

17.28 Joint and Several Liability. All parties signing this Lease as Tenant and any
guarantor(s) of this Lease are jointly and severally liable for performing all
of Tenant's obligations under this Lease. 

17.29 Provisions are Covenants and Conditions.
All provisions of this Lease,
whether covenants or conditions, are deemed both covenants and
conditions.

17.30 Intentionally Deleted.

17.31 No Recording. Tenant will not record this Lease or a
Memorandum of this Lease without Landlord's prior written consent, which consent
Landlord may grant or withhold in its sole and absolute discretion. 

17.32 Nondisclosure of Lease Terms. The terms and conditions of this Lease
constitute proprietary information of Landlord that Tenant will keep
confidential. Tenant's disclosure of the terms and conditions of this Lease
could adversely affect Landlord's ability to negotiate other leases and impair
Landlord's relationship with other tenants. Accordingly, Tenant will not,
without Landlord's consent (which consent Landlord may grant or withhold in its
sole and absolute discretion), directly or indirectly disclose the terms and
conditions of this Lease to any other tenant or prospective tenant of the
Building or to any other person or entity other than Tenant's employees and
agents who have a legitimate need to know such information (and who will also
keep the same in confidence). 

17.33 Construction of Lease and Terms. The terms and provisions of this Lease represent
the results of negotiations between Landlord and Tenant, each of which are
sophisticated parties and each of which has been represented or been given the
opportunity to be represented by counsel of its own choosing, and neither of
which has acted under any duress or compulsion, whether legal, economic or
otherwise. Consequently, the terms and provisions of this Lease must be
interpreted and construed in accordance with their usual and customary meanings,
and Landlord and Tenant each waive the application of any rule of law that
ambiguous or conflicting terms or provisions contained in this Lease are to be
interpreted or construed against the party who prepared the executed Lease or
any earlier draft of the same. Landlord's submission of this instrument to
Tenant for examination or signature by Tenant does not constitute a reservation
of or an option to lease and is not effective as a lease or otherwise until
Landlord and Tenant both execute and deliver this Lease. The parties agree that,
regardless of which party provided the initial form of this Lease, drafted or
modified one or more provisions of this Lease, or compiled, printed or copied
this Lease, this Lease is to be construed solely as an offer from Tenant to
lease the Premises, executed by Tenant and provided to Landlord for acceptance
on the terms set forth in this Lease, which acceptance and the existence of a
binding agreement between Tenant and Landlord may then be evidenced only by
Landlord's execution of this Lease. 

17.34 Intentionally Deleted.

-40-

17.35 Coffee
Retail Outlet. Landlord shall use
best efforts to arrange for a coffee retail outlet to be opened at the Project,
on terms and conditions acceptable to Landlord in its sole and absolute
discretion; provided, however, that Landlord's obligations to use its best
efforts as set forth above shall be conditioned upon Tenant entering into an
agreement with such coffee retailer to provide such coffee retailer with a
minimum amount of coffee sales (the form and substance of such agreement being
acceptable to each such party). Landlord agrees to use commercially reasonable
efforts to cause any such coffee retailer to maintain a client account for
Tenant (at Tenant's sole cost and expense) for the exclusive use of Tenant's
employees. Notwithstanding anything in this Section 17.35 to the contrary,
Landlord shall not be in default under this Lease if, despite using its efforts
as set forth above, Landlord fails to arrange for a coffee retail outlet and/or
a client account for Tenant as set forth above. 

 

[SIGNATURES APPEAR ON NEXT
PAGE]

-41-

IN WITNESS WHEREOF,
Landlord and Tenant have each caused this Lease to the executed and delivered by
their duly authorized representatives as of the Lease Date set forth above.

LANDLORD: 

STOCKDALE GALLERIA PROJECT
OWNER, LLC,
a Delaware limited liability company

	By:       	Stockdale Galleria, LLC,
a Delaware limited
      liability company,
its sole member
	 
		By:       	
      Stockdale Galleria Manager
a Delaware
      limited liability Company,
its Managing Member

      By: /s/ Steven Yari
Name: Steven Yari
Title:
      Authorized Signatory

 

TENANT: 

YELP INC., a Delaware
corporation

By: /s/ Rob Krolik
Name:
Rob Krolik
Title:
CFO

-42-

EXHIBIT
A

FLOOR PLANS

 

EXHIBIT A
-1- 

EXHIBIT A-
CONTINUED

FLOOR PLANS

EXHIBIT
A-
CONTINUED
-2- 

EXHIBIT A -
CONTINUED 

FLOOR PLANS

EXHIBIT A-
CONTINUED
-3- 

EXHIBIT B

LEGAL DESCRIPTION OF THE
LAND

PARCEL NO.
1:

That portion of the
Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and
Salt River Base and Meridian, Maricopa County, Arizona, more particularly
described as follows:

COMMENCING at the Northwest
corner of the Southwest quarter of the Northwest quarter of said Southwest
quarter;

thence South 89 degrees 32
minutes 34 seconds East (assumed bearing) along the North line of the Southwest
quarter of the Northwest quarter of said Southwest quarter 51.98 feet to a point
on a curve concave Northeasterly whose radius point bears North 73 degrees 56
minutes 49 seconds East 505.00 feet, said curve hereinafter referred to as
"Curve Number 1", said point-on-curve being the TRUE POINT OF
BEGINNING;

thence continuing along
said North line and along the North line of the South half of the East half of
the Northwest quarter of the Southwest quarter of said Section 23, South 89
degrees 32 minutes 34 seconds East 613.48 feet to a point of intersection with
the Southerly prolongation of the West line of Tract B, Camelback Park Plaza,
according to Book 86 of Maps, page 13, records of Maricopa County; 

thence North 00 degrees 06
minutes 23 seconds East along said West line and Southerly prolongation a
distance of 147.12 feet to the Northwest corner of said Tract B; 

thence South 89 degrees 32
minutes 34 seconds East along the North line of said Tract B a distance of 73.13
feet (Record 73.00 feet) to the Northeast corner thereof,

thence South 00 degrees 07
minutes 46 seconds West (record South) along the East line of said Tract B and
its Southerly prolongation a distance of 147.12 feet to a point on the North
line of the Southeast quarter of the Northwest quarter of said Southwest
quarter, 

thence South 89 degrees 32
minutes 34 seconds East (record South 89 degrees 39 minutes 41 seconds East and
South 89 degrees 38 minutes West) along last said North line 206.91 feet to a
point of intersection with the Northerly prolongation of the East line of Tract
A, Winfield Scott Plaza Unit Four, according to Book 70 of Maps, page 28,
records of Maricopa County, 

thence South 00 degrees 05
minutes 08. seconds West (record South O degrees 01 minutes 43 seconds East)
along said East line and Northerly prolongation a distance of 165.85 feet;

thence North 89 degrees 33
minutes 20 seconds West (record North 89 degrees 41 minutes 21 seconds West) a
distance of 288.07 feet along the South line of said Tract A and its Westerly
prolongation to a point on the East line of the Southwest quarter of the
Northwest quarter of said Southwest quarter; said point being the Southeast
corner of the North half of the North half of said Southwest quarter of the
Northwest quarter of the Southwest quarter, and said point also being the
Northeast corner of Winfield Scott Plaza Unit Three, according to Book 70 of
Maps, page 49, records of said county; 

thence South 00 degrees 07
minutes 05 seconds West (record South O degrees 01 minutes 30 seconds East)
along last said East line 105.92 feet; 

thence North 89 degrees 32
minutes 38 seconds West 48.33 feet to a point of curvature of a curve concave
Southeasterly having a radius of 205.00 feet 

EXHIBIT B
-1- 

thence Southwesterly along
the arc of said curve through a central angle of 48 degrees 49 minutes 13
seconds a distance of 174.68 feet to a point on the North line of Lot 111 of
said Winfield Scott Plaza Unit Three, which point lies North 89 degrees 33
minutes 43 seconds West (record North 89 degrees 41 minutes 21 seconds West)
33.58 feet from the Northeast corner thereof, 

thence continuing along
last said curve through a central angle of 6 degrees 46 minutes 17 seconds a
distance of 24.23 feet to a point of tangency; 

thence South 34 degrees 51
minutes 52 seconds West 17.33 feet to a point of curvature of a curve concave,
Northerly having a radius of 25.00 feet;

thence Westerly along the
arc of said curve through a central angle of 90 degrees 00 minutes 00 seconds a
distance of 39.27 feet to a point of tangency, 

thence North 55 degrees 08
minutes 08 seconds West 70.60 feet to a point on the North line of Lot 110 of
said Winfield Scott Plaza Unit Three, which point lies South 89 degrees 33
minutes 43 seconds East (record South 89 degrees 41 minutes 21 seconds East)
24.85 feet from the Northwest corner thereof, 

thence continuing along
last said tangent line a distance of 34.93 feet; 

thence North 34 degrees 51
minutes 52 seconds East a distance of 7.00 feet; 

thence North 55 degrees 08
minutes 08 seconds West 76.53 feet to a point of curvature of a curve concave
Northeasterly, being said "Curve
Number 1", whose radius point
bears North 34 degrees 51 minutes 52 seconds East 505.00 feet; 

thence Northwesterly along
the arc of said curve through a central angle of 39 degrees 04 minutes 57
seconds a distance of 344.47 feet to the TRUE POINT OF BEGINNING. 

PARCEL NO.
2:

That portion of the
Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and
Salt River Base and Meridian, Maricopa County, Arizona, more particularly
described as follows:

COMMENCING at the Northwest
corner of the Southwest quarter of the Northwest quarter of said Southwest
quarter;

thence South 00 degrees 07
minutes 06 seconds West (assumed bearing) (record South) along the monument line
of Scottsdale Road a distance of 536.00 feet (record 535.82 feet) to the
Northwest corner of Winfield Scott Plaza unit Two, according to Book 67 of Maps,
page 41, records of Maricopa County; 

thence South 89 degrees 33
minutes 19 seconds East along the North line of said Winfield Scott Plaza Unit
Two, which North line is also the South line of Winfield Scott Plaza Unit Three,
according to Book 70 of Maps, page 49, records of said County, a distance of
56.00 feet to a point on the Easterly right-of-way line of Scottsdale Road, said
point being the TRUE POINT OF BEGINNING; 

thence North 00 degrees 07
minutes 06 seconds East along said Easterly right-of-way line of Scottsdale Road
a distance of 40.00 feet to the Southwest corner of Lot 96 of said Winfield
Scott Plaza Unit Three; 

thence South 89 degrees 33
minutes 19 seconds East (record South 89 degrees 42 minutes 10 seconds East)
along the South line of said Lot 96, its Easterly prolongation, and along the
South line of Lot 105 of said Winfield Scott Plaza Unit Three a distance of
123.40 feet to a point on last said South line which lies North 89 degrees 33
minutes 19 seconds West (record North 89 degrees 42 minutes 10 seconds West)
52.64 feet from the Southeast corner of said Lot 105; 

EXHIBIT B
-2-

thence North 00 degrees 28
minutes 09 seconds East a distance of 36.34 feet;

thence South 89 degrees 31
minutes 51 seconds East a distance of 22.02 feet;

thence North 00 degrees 26
minutes 41 seconds East h distance of 25.57 feet; 

thence South 89 degrees 33
minutes 00 seconds East along the North line of Lot 104 of said Winfield Scott
Plaza Unit Three and its Easterly prolongation a distance of 70.21 feet to the
Monument Line of Winfield Scott Plaza Street as shown on the plat of said
Winfield Scott Plaza Unit Three; 

thence North 00 degrees 04
minutes 50 seconds East (record North) along said Monument Line a distance of
19.87 feet;

thence South 55 degrees 08
minutes 08 seconds East a distance of 48.70 feet to a point on the West line of
Lot 107 of said Winfield Scott Plaza Unit Three, from which point the Southwest
comer of Lot 106 of said Winfield Scott Plaza Unit Three lies South O degrees 04
minutes 50 seconds West (assumed bearing) a distance of 54.21 feet;

thence continuing South 55
degrees 08 minutes 08 seconds East a distance of 34.17 feet to the point of
curvature of a curve concave Westerly having a radius of 25.00 feet; 

thence Southern, along the
art: of said curve through a central angle of 90 degrees 00 minutes .00 seconds
a distance of 39.27 feet to the point of tangency; 

thence South 34 degrees 51
minutes 52 seconds West a distance of 0.15 feet to a point on the South line of
said Lot 106, from which point the Southeast corner of Lot 115 of said Winfield
Scott Plaza Unit Three lies South 89 degrees 35 minutes 15 seconds East a
distance of 141.77 feet; 

thence continuing South 34
degrees 51 minutes 52 seconds West a distance of 182.88 feet to the point of
curvature of a curve concave Northwesterly having a radius of 145.00 feet;

thence Southwesterly along
the arc of said curve through a central angle of 6 degrees 25 minutes 05 seconds
a distance of 16.24 feet to a point on the East line of Lot 84 of said Winfield
Scott Plaza Unit Two; 

thence continuing along the
arc of said curve through a central angle of 40 degrees 15 minutes 45 seconds a
distance of 101.89 feet to a point on the Easterly prolongation of the South
line of Lot 90 of said Winfield Scott Plaza Unit Two, which lies South 89
degrees 33 minutes 28 seconds East (record South 89 degrees 42 minutes 57
seconds East) 88.53 feet from the Southwest corner of said Lot 90; 

thence continuing along the
arc of said curve through a central angle of 8 degrees 14 minutes 12 seconds a
distance of 20.85 feet to the point of tangency; 

thence South 89 degrees 46
minutes 55 seconds West a distance of 67.76 feet to a point on the Easterly
right-of-way line of Scottsdale Road which point is on the West line of Lot 91
of said Winfield Scott Plaza Unit Two, and which point lies South O degrees 07
minutes 06 seconds West (record South) a distance of 2.52 feet from said
Southwest corner of Lot 90; 

thence North 00 degrees 07
minutes 06 seconds East along said Easterly right-of-way line a distance of
174.64 feet to the TRUE POINT OF BEGINNING. 

PARCEL NO.
3:

That part of the following
described parcel designated and referred to as the "Subsurtace Parcel" in that certain License Agreement recorded in
Document No. 89-407772, records of Maricopa County, Arizona;

EXHIBIT B
-3- 

That portion of the
Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and
Salt River Base and Meridian, Maricopa County, Arizona, more particularly
described as follows:

COMMENCING at the
intersection of the monument lines of Paradise Paseo (also known as 6th Avenue)
and Winfield Scott Plaza as shown on the plat of Winfield Scott Plaza Unit Three
as recorded in Book 70 (Maps) page 49 at the Maricopa County Recorder's Office,
Maricopa County, Arizona; 

thence South 89 degrees 35
minutes 15 seconds East (assumed bearing) along the monument line of said
Paradise Pasco 82.96 feet;

thence North 34 degrees 51
minutes 52 seconds East 101.08 feet; 

thence North 55 degrees 08
minutes 08 seconds West 50.00 feet to the TRUE POINT OF BEGINNING; 

thence South 34 degrees 51
minutes 52 seconds West 48.51 feet to a point of ton-tangent curvature of a
curve concave Southwesterly whose radius point bears South 46 degrees 24 minutes
05 seconds West 25.00 feet;

thence Northwesterly along
the arc of said curve through a central angle of 11 degrees 32 minutes 13
seconds a distance of 5.03 feet to a point of tangency; 

thence North 55 degrees 08
minutes 08 seconds West 182.07 feet; 

thence South 34 degrees 51
minutes 52 seconds West 2.00 feet to a point of non-tangency curvature of a
curve concave Northeasterly whose radius point bears North 34 degrees 51 minutes
52 seconds East 610.00 feet, said curve hereinafter referred to as
"Curve Number 1"; 

thence Northwesterly along
the arc of said curve, through a central angle of 8 degrees 11 minutes 06
seconds a distance of 87.14 feet; 

thence leaving the arc of
said curve on a radial bearing North 43 degrees 02 minutes 58 seconds East
100.00 feet to a point on non-tangent curvature of a curve concave
Northeasterly, concentric with said Curve Number 1, whose radius point bears
North 43 degrees 02 minutes 58 seconds East 510.00 feet; 

thence Southeasterly along
the arc of said curve through a central angle of 8 degrees 11 minutes 06 seconds
a distance of 87.14 feet; 

thence leaving the arc of
said curve on a radial line South 34 degrees 51 minutes 52 seconds West 2.00
feet; 

thence South 55 degrees 08
minutes 08 seconds East 182.07 feet to a point of curvature of a curve concave
Northeasterly having a radius of 25.00 feet;

thence Southeasterly along
the arc of said curve through a central angle of 11 degrees 32 minutes 13
seconds a distance of 5.03 feet; 

thence leaving the arc of
said curve on a non-tangential line South 34 degrees 51 minutes 52 seconds West
48.51 feet to the TRUE POINT OF BEGINNING. 

PARCEL NO.
4:

That part of the following
described parcel designated and referred to as the "Air Parcel" in that certain License Agreement recorded in
Document No. 89-407772, records of Maricopa County, Arizona;

EXHIBIT B
-4- 

That portion of the
Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and
Salt River Base and Meridian, Maricopa County, Arizona, more particularly
described as follows:

COMMENCING at the
intersection of the monument lines of Paradise Paseo (also known as 6th Avenue)
and Winfield Scott Plaza as shown on the plat of Winfield Scott Plaza Unit Three
as recorded in Book 70 (Maps) page 49 at the Maricopa County Recorder's Office,
Maricopa County, Arizona;

thence South 89 degrees 35
minutes 15 seconds East (assumed bearing) along the monument line of said
Paradise Paseo 82.96 feet; 

thence North 34 degrees 51
minutes 52 seconds East 101.08 feet; thence North 55 degrees 08 minutes 08
seconds West 36.00 feet to the TRUE POINT OF BEGINNING;

thence South 34 degrees 51
minutes 52 seconds West 60.00 feet; 

thence North 55 degrees 08
minutes 08 seconds West 80.00 feet; 

thence North 34 degrees 51
minutes 52 seconds East 120.00 feet; 

thence South 55 degrees 08
minutes 08 seconds East 80.00 feet; 

thence South 34 degrees 51
minutes 52 seconds West 60.00 feet to the TRUE POINT OF BEGINNING; EXCEPT that
part lying within the hereinabove described Parcel Nos. 1 and 2. 

PARCEL NO.
5:

Lots 8, 9 and 10, SHOEMAN
TRACT, according to the plat of record in the office of the County Recorder of
Maricopa County, Arizona, in Book 42 of Maps, page 31. 

PARCEL NO.
6: 

Lots 72, 73, 74 and the
West half of Lot 71, CAMELBACK PARK PLAZA, according to the plat of record in
the office of the County Recorder of Maricopa County, Arizona, in Book 86 of
Maps, page 13. 

PARCEL NO.
7:

That portion of the alley
lying Southerly and adjacent to Lots 72, 73, 74 and the West half of Lot 71,
CAMELBACK PARK PLAZA, according to the plat of record in the office of the
County Recorder of Maricopa County, Arizona0 in Book 86 of Maps, page 13, as abandoned by City
of Scottsdale Resolution No. 3207 recorded August 31, 1989 in Document No.
89-407767. 

EXHIBIT B 
-5-

EXHIBIT
C

TENANT IMPROVEMENT
RIDER

(Tenant performs work with
Allowance provided by Landlord)

	1.	This Tenant
      Improvement Rider shall set forth the obligations of Landlord and Tenant
      with respect to the performance of the Tenant Improvements. The rights set
      forth in this Exhibit C (including, without limitation, the right to
      receive the Construction Allowance (as defined in Section 4 below)) shall
      be personal to Original Tenant or an Affiliate. Notwithstanding anything
      in the Lease or this Exhibit C to the contrary, the disbursement of the
      Construction Allowance shall be subject to Original Tenant or an
      Affiliate, as applicable, not being in default under the Lease beyond all
      applicable notice and cure periods. In no event shall the Construction
      Allowance be used to prepare the Premises (or any portion thereof) for any
      subtenant, assignee or other transferee of Original Tenant except to an
      Affiliate.
	  
	2.	Prior to commencing
      any Tenant Improvements, Tenant shall deliver to Landlord plans and
      specifications reasonably acceptable to Landlord; names and addresses of
      contractors reasonably acceptable to Landlord; copies of contracts;
      necessary permits and approvals; and evidence of Builders Risk (aka Course
      of Construction) insurance and such other insurance as is required of
      Tenant in accordance with Section 10.1 of the Lease. Tenant shall be
      responsible for insuring that all such persons procure and maintain
      insurance coverage against such risks, in such amounts as Landlord may
      reasonably require and with such companies as Landlord may reasonably
      approve, provided that such requirements do not exceed the insurance
      requirements of similar landlords of similar buildings in the vicinity of
      the Project. Tenant shall be responsible for all elements of the plans for
      the Tenant Improvements (including, without limitation, compliance with
      law, functionality of design, the structural integrity of the design, the
      configuration of the premises and the placement of Tenant's furniture,
      appliances and equipment), and Landlord's approval of such plans shall in
      no event relieve Tenant of the responsibility therefor. Landlord's
      approval of the contractors to perform the Tenant Improvements shall not
      be unreasonably withheld, conditioned or delayed. Landlord's approval of
      the general contractor to perform the Tenant Improvements shall not be
      considered to be unreasonably withheld if any such general contractor (a)
      does not have trade references reasonably acceptable to Landlord, (b) does
      not maintain insurance as required by Landlord, (c) does not have the
      ability to be bonded for the work in an amount at least equal to the cost
      of the work, or (d) is not licensed as a contractor in the state and
      municipality in which the Premises is located. Tenant shall not be
      required to remove the Tenant Improvements which are standard office
      improvements upon expiration or termination of the Term. However, Tenant
      shall remove all or part of the Tenant Improvements which are non-standard
      office improvements prior to or upon expiration or termination of the
      Term, unless Tenant, at the time Tenant requests Landlord's consent to the
      plans and specifications for such non-standard office improvements,
      requests in writing whether Landlord will require Tenant to remove such
      non-standard office improvements on or before the expiration or sooner
      termination of the Lease, and Landlord responds to Tenant in writing
      stipulating that Tenant will not be required to so remove such
      non-standard office improvements on or before the expiration or sooner
      termination of the Lease.
	         
      	  
	3.	Promptly after
      obtaining Landlord's approval of the plans for the Tenant Improvements and
      before commencing construction of the Tenant Improvements, Tenant shall
      deliver to Landlord a reasonably detailed estimate of the cost of the
      Tenant Improvements and shall identify the amount (the "Excess Cost") equal to the difference between the amount
      of the total cost of the Tenant Improvements (the "Total Cost") and the amount of the Construction
      Allowance. Tenant shall pay a percentage of each amount requested by the
      Contractor or otherwise to be disbursed under this Tenant Improvement
      Rider, which percentage shall be equal to the Excess Cost divided by the
      amount of the Total Cost, and such payments by Tenant shall be a condition
      to Landlord's obligation to pay any amounts from the Construction
      Allowance.

EXHIBIT C 
-1-

	4.	Provided Tenant is not
      in default beyond all applicable
      notice and cure periods, Landlord agrees
      to contribute up to $1,230,644.32 (i.e., $13.28 per rentable square foot
      of the original Premises described
      in the Lease) (the "Construction Allowance") toward the cost of performing the Tenant Improvements.
      The Construction Allowance
      may only be used for the cost of preparing design and construction documents and
      mechanical and electrical plans for the Tenant Improvements and for
      hard costs in connection
      with the Tenant Improvements. The Construction Allowance, less a ten percent (10%) retainage (which retainage shall
      be payable as part of the final draw), shall be paid to Tenant or, at Landlord's option, to the order of the general contractor that
      performs the Tenant Improvements, in
      periodic disbursements within
      thirty (30) days after receipt of the
      following documentation:
      (a) an application for payment and sworn statement of
      contractor substantially in
      the form of AIA Document G-702
      covering all work for which disbursement
      is to be made to a date specified therein; (b) a certification from an AIA architect substantially in the form of the Architect's
      Certificate for Payment which is located on AIA Document G702, Application and Certificate of Payment; (c) contractors,
      subcontractor's and material
      supplier's waivers of
      liens which shall cover all Tenant Improvements for which disbursement is
      being requested and
      all other statements and forms required for
      compliance with the mechanics' lien laws of the state in
      which the Premises is located, together with such supporting
      data as Landlord or Landlord's mortgagee may reasonably
      require; (d) a cost
      breakdown for each trade or subcontractor performing the Tenant Improvements;
      (e) plans and specifications for the Tenant Improvements
      (if routinely prepared for the
      particular Tenant Improvements
      for which disbursement is being requested), together with a certificate from
      an AIA architect that such plans and specifications comply in all
      material respects with all laws affecting
      the Building, Project and Premises (if applicable); (f) copies of all construction contracts for the Tenant Improvements, together with copies of all change orders, if any; and (g) a request to
      disburse from Tenant containing an approval
      by Tenant of the work done, paid invoices and receipts
      showing payment in full of the Excess Cost (if any) by Tenant, and a good faith
      estimate of the cost to complete the Tenant Improvements. Upon completion of the Tenant Improvements, and prior
      to final disbursement of
      the Construction Allowance,
      Tenant shall furnish Landlord with: (i)
      general contractor and architect's completion affidavits;
      (ii) full and final waivers
      of lien; (iii) receipted bills covering all labor and materials expended and used; (iv) as-built plans of the Tenant Improvements; (v) the certification of
      Tenant and its architect that the Tenant Improvements have been installed in a good
      and workmanlike manner in
      accordance with the
      approved plans, and in accordance with
      applicable laws, codes and
      ordinances; and (vi) a certificate of
      occupancy for the
      Premises. In no event shall Landlord be required to
      disburse the Construction
      Allowance more than one (1) time per month. Notwithstanding anything herein to the contrary, Landlord shall not be obligated to disburse any portion of
      the Construction Allowance during the continuance of an uncured default under the Lease,
      and Landlord's obligation to disburse shall only resume when and if such default is cured.
	          	 
      
	5.	In no event shall
      the Construction Allowance be
      used for the purchase of
      equipment furniture
      or other items of personal property of Tenant.
      In the event Tenant
      does not submit to Landlord a written request for
      payment of the entire Construction Allowance (together with all of the documents and certificates required for such payment) within six (6) months
      after the Commencement Date, any portion of the Construction Allowance not disbursed
      to Tenant shall accrue to the
      sole benefit of Landlord, it being understood that Tenant shall not be entitled
      to any credit, abatement or
      other concession in
      connection
      therewith, except as set forth below.
      Tenant shall be responsible for all applicable state sales
      or use taxes, if any, payable in connection with the Tenant Improvements and/or Construction Allowance.
	   
	6.	The Tenant Improvements shall be constructed in a good and workmanlike manner using Building standard materials or other new materials of equal or greater quality. Landlord, to the extent reasonably necessary to avoid any disruption
      to the tenants and occupants of the
      Project, shall have the right to
      designate the time when the Tenant Improvements may be performed and to otherwise designate
      reasonable rules, regulations and procedures for the
      performance of work in
      the Project. The Tenant
      Improvements shall be subject to and shall comply with all insurance
      requirements all applicable codes ordinances laws and regulations,
      and the provisions of Section 7 of the Lease
      with respect to Alterations to the extent they do not conflict with the
      provisions of this Work Letter.

EXHIBIT C
-2-

	7.	Tenant agrees to
      accept the Premises in its "as-is" condition and configuration, without
      representation or warranty by Landlord or anyone acting on Landlord's
      behalf, it being agreed that Landlord shall not be required to perform any
      work or, except as provided above with respect to the Construction
      Allowance, incur any costs in connection with the construction or
      demolition of any improvements in the Premises.
	          	  
	8.	This Tenant
      Improvement Rider shall not be deemed applicable to any additional space
      added to the original Premises at any time or from time to time, whether
      by any options under the Lease or otherwise, or to any portion of the
      original Premises or any additions to the Premises in the event of a
      renewal or extension of the original Term, whether by any options under
      the Lease or otherwise, unless expressly so provided in the Lease or any
      amendment or supplement to the Lease. All capitalized terms used in this
      Tenant Improvement Rider but not defined herein shall have the same
      meanings ascribed to such terms in the Lease.
	    
	9.	In the event that
      Landlord does not fund any installment of the Construction Allowance
      within forty-five (45) days following Tenant's satisfaction of the
      applicable conditions under this Work Letter for the disbursement of same
      and Tenant's delivery of all applicable items under Section 4 above,
      Tenant may give to Landlord (and any mortgagee to which Tenant has
      delivered a SNDA) a notice of such failure, which notice shall contain the
      following phrase on page 1 of the notice in all capital letters and
      boldface type (or it shall not be deemed validly delivered to Landlord):
      "FINAL NOTICE: LANDLORD'S FAILURE TO DISBURSE THE CONSTRUCTION
      ALLOWANCE WITHIN THIRTY (30) DAYS SHALL ENTITLE TENANT OFFSET SUCH AMOUNT
      AGAINST RENT." If Landlord
      does not provide the requested Construction Allowance funds within thirty
      (30) days after Landlord's receipt of such notice, then Tenant shall be
      permitted to offset such amount against the Base Rent due and owing
      hereunder together with interest at the Interest Rate on a monthly basis
      until the full amount of the applicable installment of the Construction
      Allowance has been recouped by Tenant; provided, however, that if Landlord
      notifies Tenant that Landlord disputes Tenant's entitlement to the
      Construction Allowance or such portion thereof, Tenant may not offset any
      amount on account thereof unless and until such dispute is finally
      resolved. If any such disputes regarding Tenant's entitlement to the
      Construction Allowance are not resolved between the parties within thirty
      (30) days following such notice by Landlord, Tenant may proceed with its
      remedies at law or in equity.

EXHIBIT C 
-3- 

EXHIBIT D

BUILDING
RULES

The following Building
Rules apply to and govern Tenant's use of the Premises and Project. Capitalized
terms have the meanings given in the Lease, of which these Building Rules are a
part. Tenant is responsible for all Claims arising from any violation of the
Building Rules by Tenant. 

1. NO AWNING OR OTHER
PROJECTION MAY BE ATTACHED TO THE OUTSIDE WALLS OF THE PREMISES OR PROJECT. NO CURTAINS, BLINDS, SHADES OR SCREENS
VISIBLE FROM THE EXTERIOR OF THE PREMISES MAY BE ATTACHED TO OR HUNG IN, OR USED
IN CONNECTION WITH, ANY WINDOW OR DOOR OF THE PREMISES WITHOUT THE PRIOR WRITTEN
CONSENT OF LANDLORD. SUCH CURTAINS, BLINDS, SHADES, SCREENS OR OTHER FIXTURES
MUST BE OF A QUALITY, TYPE, DESIGN AND COLOR, AND ATIACHED IN A MANNER, APPROVED
BY LANDLORD IN WRITING.

2. NO SIGN, LETTERING,
PICTURE, NOTICE OR ADVERTISEMENT WHICH IS VISIBLE FROM THE EXTERIOR OF THE PREMISES OR PROJECT MAY
BE INSTALLED ON OR IN THE PREMISES WITHOUT LANDLORD'S PRIOR WRITTEN CONSENT, AND
THEN ONLY IN SUCH MANNER, CHARACTER AND STYLE AS LANDLORD MAY HAVE APPROVED IN
WRITING.

3. TENANT WILL NOT OBSTRUCT
SIDEWALKS, ENTRANCES, PASSAGES, CORRIDORS, VESTIBULES, HALLS, OR STAIRWAYS IN AND ABOUT THE PROJECT WHICH
ARE USED IN COMMON WITH OTHER TENANTS. TENANT WILL NOT PLACE OBJECTS AGAINST
GLASS PARTITIONS OR DOORS OR WINDOWS WHICH WOULD BE UNSIGHTLY FROM ANY OF THE
CORRIDORS OF THE PROJECT OR FROM THE EXTERIOR OF THE PROJECT AND WILL PROMPTLY
REMOVE ANY SUCH OBJECTS UPON NOTICE FROM LANDLORD.

4. TENANT WILL NOT CREATE
OR ALLOW OBNOXIOUS OR HARMFUL FUMES, ODORS, SMOKE OR OTHER DISCHARGES WHICH MAY BE OFFENSIVE TO THE OTHER
OCCUPANTS OF THE PROJECT OR NEIGHBORING PROPERTIES, OR OTHERWISE CREATE ANY
NUISANCE. 

5. THE PREMISES SHALL NOT
BE USED FOR COOKING (AS OPPOSED TO HEATING OF FOOD), LODGING, SLEEPING OR FOR ANY IMMORAL OR ILLEGAL
PURPOSE.

6. TENANT WILL NOT MAKE
EXCESSIVE NOISES, CAUSE DISTURBANCES OR VIBRATIONS OR USE OR OPERATE ANY ELECTRICAL OR MECHANICAL DEVICES OR
OTHER EQUIPMENT THAT EMIT EXCESSIVE SOUND OR OTHER WAVES OR DISTURBANCES OR
WHICH MAY BE OFFENSIVE TO THE OTHER OCCUPANTS OF THE PROJECT, OR THAT MAY
UNREASONABLY INTERFERE WITH THE OPERATION OF ANY DEVICE, EQUIPMENT, COMPUTER,
VIDEO, RADIO, TELEVISION BROADCASTING OR RECEPTION FROM OR WITHIN THE PROJECT OR
ELSEWHERE.

7. MACHINES AND MECHANICAL
EQUIPMENT BELONGING TO TENANT, WHICH CAUSE NOISE OR VIBRATION THAT MAY BE TRANSMITTED TO THE STRUCTURE OF THE
BUILDING OR TO ANY SPACE THEREIN TO SUCH A DEGREE AS TO BE OBJECTIONABLE TO
LANDLORD OR TO ANY TENANTS IN THE BUILDING, SHALL BE PLACED AND MAINTAINED BY
TENANT, AT TENANT'S EXPENSE, ON VIBRATION ELIMINATORS OR OTHER DEVICES
SUFFICIENT TO ELIMINATE NOISE OR VIBRATION.

8. NO ANIMAL IS ALLOWED IN
THE PROJECT, EXCEPT FOR ANIMALS ASSISTING THE DISABLED.

EXHIBIT D 
-1-

9. TENANT WILL NOT WASTE
ELECTRICITY, WATER OR AIR CONDITIONING AND WILL COOPERATE WITH LANDLORD TO ENSURE THE MOST EFFECTIVE OPERATION OF
THE PROJECT'S HEATING, AIR CONDITIONING, VENTILATION AND UTILITY SYSTEMS. TENANT
WILL NOT USE ANY METHOD OF HEATING OR AIR CONDITIONING (INCLUDING WITHOUT
LIMITATION FANS OR SPACE HEATERS) OTHER THAN THAT SUPPLIED BY LANDLORD OR
APPROVED IN WRITING. 

10. TENANT ASSUMES FULL
RESPONSIBILITY FOR PROTECTING ITS SPACE FROM THEFT, ROBBERY AND PILFERAGE, WHICH
INCLUDES KEEPING VALUABLE ITEMS LOCKED UP AND DOORS LOCKED AND OTHER MEANS OF
ENTRY TO THE PREMISES CLOSED AND SECURED AFTER BUSINESS HOURS AND AT OTHER TIMES
THE PREMISES IS NOT IN USE. 

11. NO ADDITIONAL LOCKS OR
SIMILAR DEVICES SHALL BE ATTACHED TO ANY EXTERIOR DOOR OR WINDOW (OR INTERIOR
DOOR OR WINDOW, IF REQUIRED BY APPLICABLE FIRE CODE AND/OR BY THE FIRE MARSHAL)
AND NO KEYS OTHER THAN THOSE PROVIDED BY LANDLORD SHALL BE MADE FOR ANY DOOR. IF
MORE THAN TWO KEYS FOR ONE LOCK ARE DESIRED BY THE TENANT, LANDLORD WILL PROVIDE
THE SAME UPON PAYMENT BY THE TENANT. UPON TERMINATION OF THIS LEASE OR OF
TENANT'S POSSESSION, TENANT WILL SURRENDER ALL KEYS OF THE PREMISES AND SHALL
EXPLAIN TO LANDLORD ALL COMBINATION LOCKS ON SAFES, CABINETS AND
VAULTS.

12. TENANT WILL NOT BRING
INTO THE PROJECT INFLAMMABLES, SUCH AS GASOLINE, KEROSENE, NAPHTHA AND BENZINE,
OR EXPLOSIVES OR ANY OTHER ARTICLE OF INTRINSICALLY DANGEROUS NATURE.

13. TENANT SHALL NOT BRING
ANY BICYCLES OR OTHER VEHICLES OF ANY KIND INTO THE BUILDING, EXCEPT FOR
APPROPRIATE VEHICLES NECESSARY FOR ASSISTING THE DISABLED. 

14. IF ANY CARPETING OR
OTHER FLOORING IS INSTALLED BY TENANT USING AN ADHESIVE, SUCH ADHESIVE WILL BE
AN ODORLESS, RELEASABLE ADHESIVE.

15. IF TENANT REQUIRES
TELEGRAPHIC, TELEPHONIC, SECURITY ALARM, SATELLITE DISHES, ANTENNAE OR SIMILAR
SERVICES, TENANT SHALL FIRST OBTAIN LANDLORD'S WRITTEN APPROVAL, AND COMPLY WITH
LANDLORD'S INSTRUCTIONS IN THEIR INSTALLATION. 

16. THE WATER AND WASH
CLOSETS, DRINKING FOUNTAINS AND OTHER PLUMBING FIXTURES WILL NOT BE USED FOR ANY
PURPOSE OTHER THAN THOSE FOR WHICH THEY WERE CONSTRUCTED, AND NO SWEEPINGS,
RUBBISH, RAGS, COFFEE GROUNDS OR OTHER SUBSTANCES SHALL BE THROWN
THEREIN.

17. TENANT WILL NOT
OVERLOAD ANY UTILITIES SERVING THE PREMISES.

18. ALL LOADING, UNLOADING,
RECEIVING OR DELIVERY OF GOODS, SUPPLIES, FURNITURE OR OTHER ITEMS WILL BE MADE
ONLY THROUGH ENTRYWAYS PROVIDED FOR SUCH PURPOSES. DELIVERIES DURING NORMAL
OFFICE HOURS SHALL BE LIMITED TO NORMAL OFFICE SUPPLIES AND OTHER SMALL ITEMS.
NO DELIVERIES SHALL BE MADE WHICH IMPEDE OR INTERFERE WITH OTHER TENANTS OR THE
OPERATION OF THE BUILDING. NO EQUIPMENT, MATERIALS, FURNITURE, PACKAGES,
SUPPLIES, MERCHANDISE OR OTHER PROPERTY WILL BE RECEIVED IN THE BUILDING OR
CARRIED IN THE PASSENGER ELEVATORS EXCEPT BETWEEN SUCH HOURS AND IN SUCH
ELEVATORS AS MAY BE DESIGNATED BY LANDLORD. 

EXHIBIT D 
-2-

19. TENANT'S INITIAL MOVE
IN AND SUBSEQUENT DELIVERIES OF HEAVY OR BULKY ITEMS, SUCH AS FURNITURE, SAFES
AND SIMILAR ITEMS SHALL BE MADE ONLY OUTSIDE OF BUSINESS HOURS AND ONLY IN SUCH
MANNER AS SHALL BE PRESCRIBED IN WRITING BY LANDLORD. LANDLORD WILL IN ALL CASES
HAVE THE RIGHT TO SPECIFY THE PROPER POSITION OF ANY SAFE, EQUIPMENT OR OTHER
HEAVY ARTICLE, WHICH SHALL ONLY BE USED BY TENANT IN A MANNER WHICH WILL NOT
INTERFERE WITH OR CAUSE DAMAGE TO THE PREMISE OR THE PROJECT, OR TO THE OTHER
TENANTS OR OCCUPANTS OF THE PROJECT. TENANT WILL NOT OVERLOAD THE FLOORS OR
STRUCTURE OF THE BUILDING.

20. TENANT WILL BE
RESPONSIBLE FOR ALL CLAIMS ARISING FROM ANY DAMAGE TO THE PROJECT OR THE
PROPERTY OF ITS EMPLOYEES OR OTHERS AND ANY INJURIES SUSTAINED BY ANY PERSON
WHOMSOEVER RESULTING FROM THE DELIVERY OR MOVING OF ANY ARTICLES BY OR FOR
TENANT. 

21. CANVASSING, SOLICITING,
AND PEDDLING IN OR ABOUT THE PROJECT IS PROHIBITED AND TENANT WILL COOPERATE TO
PREVENT THE SAME.

22. AT ALL TIMES (A)
PERSONS MAY ENTER THE BUILDING ONLY IN ACCORDANCE WITH SUCH REGULATIONS AS
LANDLORD MAY PROVIDE, (8) PERSONS ENTERING OR DEPARTING FROM THE BUILDING MAY BE
QUESTIONED AS TO THEIR BUSINESS IN THE BUILDING, AND THE RIGHT IS RESERVED TO
REQUIRE THE USE OF AN IDENTIFICATION CARD OR OTHER ACCESS DEVICE OR PROCEDURES
AND/OR THE REGISTERING OF SUCH PERSONS AS TO THE HOUR OF ENTRY AND DEPARTURE,
NATURE OF VISIT, AND OTHER INFORMATION DEEMED NECESSARY FOR THE PROTECTION OF
THE BUILDING, AND (C) ALL ENTRIES INTO AND DEPARTURES FROM THE BUILDING SHALL BE
THROUGH ONE OR MORE ENTRANCES AS LANDLORD SHALL FROM TIME TO TIME DESIGNATE.
LANDLORD MAY ELECT NOT TO ENFORCE CLAUSES (A), (B) AND (C) ABOVE DURING BUSINESS
HOURS, BUT RESERVES THE RIGHT TO DO SO AT LANDLORD'S DISCRETION.

23. IN CASE OF INVASION,
MOB, RIOT, PUBLIC EXCITEMENT, OR OTHER COMMOTION, LANDLORD RESERVES THE RIGHT TO
LIMIT OR PREVENT ACCESS TO THE PROJECT DURING THE CONTINUANCE OF THE SAME BY
CLOSING THE DOORS OR TAKING OTHER APPROPRIATE STEPS. LANDLORD WILL IN NO CASE BE
LIABLE FOR DAMAGES FOR ANY ERROR OR OTHER ACTION TAKEN WITH REGARD TO THE
ADMISSION TO OR EXCLUSION FROM THE PROJECT OF ANY PERSON AT ANY TIME.

24. SMOKING IS NOT
PERMITTED, EXCEPT IN THE SMOKING AREAS LOCATED OUTSIDE OF THE BUILDING, IF ANY,
AS DESIGNATED AND REDESIGNATED IN WRITING FROM TIME TO TIME BY LANDLORD, IN ITS
SOLE, ABSOLUTE AND ARBITRARY DISCRETION, AND TENANT WILL NOT SMOKE ANYWHERE
WITHIN THE PROJECT INCLUDING, WITHOUT LIMITATION, THE PREMISES AND THE
SIDEWALKS, ENTRANCES, PASSAGES, CORRIDORS, HALLS, ELEVATORS AND STAIRWAYS OF THE
PROJECT, OTHER THAN THE SMOKING AREAS, IF ANY, DESIGNATED IN WRITING BY
LANDLORD. ALL SMOKING MATERIALS MUST BE DISPOSED OF IN ASHTRAYS OR OTHER
APPROPRIATE RECEPTACLES PROVIDED FOR THAT PURPOSE.

25. THE BUILDING DIRECTORY
WILL BE PROVIDED EXCLUSIVELY FOR THE DISPLAY OF THE NAME AND LOCATION OF TENANTS
ONLY AND LANDLORD RESERVES THE RIGHT TO EXCLUDE ANY OTHER NAMES THEREFROM AND TO
LIMIT THE AMOUNT OF SPACE THEREON DEDICATED TO TENANT.

26. UNLESS OTHERWISE
APPROVED BY LANDLORD IN WRITING, ALL JANITORIAL SERVICES FOR THE PROJECT AND THE
PREMISES SHALL BE PROVIDED EXCLUSIVELY THROUGH LANDLORD, AND EXCEPT WITH THE
WRITTEN CONSENT OF LANDLORD, NO PERSON OR PERSONS OTHER THAN THOSE APPROVED BY
LANDLORD SHALL BE EMPLOYED BY TENANT OR PERMITTED TO ENTER THE PROJECT FOR THE
PURPOSE OF PERFORMING JANITORIAL SERVICES. TENANT SHALL NOT CAUSE ANY
UNNECESSARY LABOR BY CARELESSNESS OR INDIFFERENCE TO THE GOOD ORDER AND
CLEANLINESS OF THE PROJECT. 

EXHIBIT D 
-3-

27. LANDLORD RESERVES THE
RIGHT TO EXCLUDE OR EXPEL FROM THE PROJECT ANY PERSON WHO, IN LANDLORD'S
JUDGMENT, IS INTOXICATED OR UNDER THE INFLUENCE OF LIQUOR OR DRUGS OR WHO IS IN
VIOLATION OF ANY OF THE BUILDING RULES OR ANY LAWS. 

28. TENANT SHALL STORE ALL
ITS TRASH AND GARBAGE IN PROPER RECEPTACLES WITHIN ITS PREMISES OR IN OTHER
FACILITIES PROVIDED FOR SUCH PURPOSE BY LANDLORD. TENANT SHALL NOT PLACE IN ANY
TRASH BOX OR RECEPTACLE ANY MATERIAL WHICH CANNOT BE DISPOSED OF IN THE ORDINARY
AND CUSTOMARY MANNER OF TRASH AND GARBAGE DISPOSAL. ALL GARBAGE AND REFUSE
DISPOSAL SHALL BE MADE IN ACCORDANCE WITH DIRECTIONS ISSUED FROM TIME TO TIME BY
LANDLORD. TENANT WILL COOPERATE WITH ANY RECYCLING PROGRAM AT THE
PROJECT.

29. TENANT WILL NOT USE IN
THE PREMISES OR COMMON AREA OF THE PROJECT ANY HAND TRUCK EXCEPT THOSE EQUIPPED
WITH RUBBER TIRES AND SIDE GUARDS OR SUCH OTHER MATERIAL-HANDLING EQUIPMENT AS
LANDLORD MAY APPROVE.

30. TENANT WILL NOT USE THE
NAME OF THE BUILDING OR THE PROJECT IN CONNECTION WITH OR IN PROMOTING OR
ADVERTISING THE BUSINESS OF TENANT EXCEPT AS TENANT'S ADDRESS.

31. TENANT WILL COMPLY WITH
ALL SAFETY, FIRE PROTECTION AND EVACUATION PROCEDURES AND REGULATIONS
ESTABLISHED BY LANDLORD OR ANY GOVERNMENTAL AGENCY. 

32. TENANT'S REQUIREMENTS
WILL BE ATTENDED TO ONLY UPON APPROPRIATE APPLICATION TO LANDLORD'S PROPERTY
MANAGEMENT OFFICE FOR THE PROJECT BY AN AUTHORIZED INDIVIDUAL.

33. TENANT WILL NOT PARK OR
PERMIT PARKING IN ANY AREAS DESIGNATED BY LANDLORD FOR PARKING BY VISITORS TO
THE PROJECT OR FOR THE EXCLUSIVE USE OF TENANTS OR OTHER OCCUPANTS OF THE
PROJECT. ONLY PASSENGER VEHICLES MAY BE PARKED IN THE PARKING AREAS.

34. PARKING STICKERS OR ANY
OTHER DEVICE OR FORM OF IDENTIFICATION SUPPLIED BY LANDLORD AS A CONDITION OF
USE OF THE PARKING FACILITIES SHALL REMAIN THE PROPERTY OF LANDLORD. SUCH
PARKING IDENTIFICATION DEVICE MUST BE DISPLAYED AS REQUESTED AND MAY NOT BE
MUTILATED OR OBSTRUCTED IN ANY MANNER. SUCH DEVICES ARE NOT TRANSFERABLE AND ANY
DEVICE IN THE POSSESSION OF AN UNAUTHORIZED HOLDER WILL BE VOID. LANDLORD MAY
CHARGE A FEE FOR PARKING STICKERS, CARDS OR OTHER PARKING CONTROL DEVICES
SUPPLIED BY LANDLORD.

35. NO OVERNIGHT OR
EXTENDED TERM PARKING OR STORAGE OF VEHICLES IS PERMITTED. 

36. PARKING IS PROHIBITED
(A) IN AREAS NOT STRIPED FOR PARKING; (B) IN AISLES; (C)
WHERE "NO PARKING"
SIGNS ARE POSTED; (D) ON RAMPS;
(E) IN CROSS-HATCHED AREAS (IF ANY); (F) IN LOADING AREAS; AND (0) IN SUCH OTHER
AREAS AS MAY BE DESIGNATED BY LANDLORD FROM TIME TO TIME.

37. ALL RESPONSIBILITY FOR
DAMAGE, LOSS OR THEFT TO VEHICLES AND THE CONTENTS THEREOF IS ASSUMED BY THE
PERSON PARKING THEIR VEHICLE.

EXHIBIT D 
-4-

38. TENANT AND/OR EACH USER
OF THE PARKING AREA MAY BE REQUIRED TO SIGN A PARKING AGREEMENT, AS A CONDITION
TO PARKING, WHICH AGREEMENT MAY PROVIDE FOR THE MANNER OF PAYMENT OF ANY PARKING
CHARGES AND OTHER MATTERS NOT INCONSISTENT WITH THIS LEASE AND THESE BUILDING
RULES.

39. LANDLORD RESERVES THE
RIGHT TO REFUSE PARKING IDENTIFICATION DEVICES AND PARKING RIGHTS TO TENANT OR
ANY OTHER PERSON WHO FAILS TO COMPLY WITH THE BUILDING RULES APPLICABLE TO THE
PARKING AREAS. ANY VIOLATION OF SUCH RULE SHALL SUBJECT THE VEHICLE TO REMOVAL,
AT SUCH PERSON'S EXPENSE.

40. A THIRD PARTY MAY OWN,
OPERATE OR CONTROL THE PARKING AREAS, AND SUCH PARTY MAY ENFORCE THESE BUILDING
RULES RELATING TO PARKING. TENANT WILL OBEY ANY ADDITIONAL RULES AND REGULATIONS
GOVERNING PARKING WHICH MAY BE IMPOSED BY THE PARKING OPERATOR OR ANY OTHER
PERSON CONTROLLING THE PARKING AREAS SERVING THE PROJECT.

41. TENANT SHALL BE
RESPONSIBLE FOR THE OBSERVANCE OF ALL OF THE BUILDING RULES BY TENANT
(INCLUDING, WITHOUT LIMITATION, ALL EMPLOYEES, AGENTS, CLIENTS, CUSTOMERS,
INVITEES AND GUESTS).

42. LANDLORD MAY, FROM TIME
TO TIME, WAIVE ANY ONE OR MORE OF THESE BUILDING RULES FOR THE BENEFIT OF TENANT
OR ANY OTHER TENANT, BUT NO SUCH WAIVER BY LANDLORD SHALL BE CONSTRUED AS A
CONTINUING WAIVER OF SUCH BUILDING RULE(S) IN FAVOR OF TENANT OR ANY OTHER
TENANT, NOR PREVENT LANDLORD FROM THEREAFTER ENFORCING ANY SUCH BUILDING RULE(S)
AGAINST TENANT OR ANY OR ALL OF THE TENANTS OF THE PROJECT.

43. LANDLORD MAY, FROM TIME
TO TIME, HOLD, OR PERMIT OTHERS TO HOLD, PRIVATE EVENTS IN THE ATRIUM OF THE
BUILDING. TENANT ACKNOWLEDGES THAT TENANT SHALL NOT INTERFERE WITH OR ATTEND,
AND SHALL NOT PERMIT OTHERS TO INTERFERE WITH OR ATTEND, ANY SUCH PRIVATE EVENTS
WITHOUT INVITATION.

44. THESE BUILDING RULES
ARE IN ADDITION TO, AND SHALL NOT BE CONSTRUED TO IN ANY WAY MODIFY OR AMEND, IN
WHOLE OR IN PART, THE OTHER TERMS, COVENANTS, AGREEMENTS AND CONDITIONS OF THE
LEASE. IN THE EVENT OF ANY CONFLICT BETWEEN THESE BUILDING RULES AND ANY EXPRESS
TERM OR PROVISION OTHERWISE SET FORTH IN THE LEASE, SUCH OTHER EXPRESS TERM OR
PROVISION SHALL BE CONTROLLING.

EXHIBIT D 
-5-

EXHIBIT
E 

SUBORDINATION.
NONDISTURBANCE AND ATTORNMENT AGREEMENT 
(Loan No. _____________________)

THIS SUBORDINATION,
NONDISTURBANCE, AND ATTORNMENT AGREEMENT (this "Agreement")
is entered into as of _________,
201__ (the "Effective Date"),
between ________________________ ("Lender"), whose address is ________________________, a  ________________________ ("Tenant"), whose address
is ________________________, and ________________________, a
________________________ ("Landlord"),
whose address is ________________________, with
reference to the following facts: 

A. Landlord owns the real property known as Galleria
Corporate Center and having a street address of 4301 and 4343 North Scottsdale
Road, Phoenix, AZ, such real property, including all buildings, improvements,
structures and fixtures located thereon, (all or any portion thereof being
referred to herein as the "Landlord's Premises"), as
more particularly described on Exhibit A. 

B. CWCapital, LLC, a Massachusetts limited liability
company ("Original Lender")
made a loan to Landlord in the
original principal amount of $55,000,000.00 (the "Loan"). 

C. To secure the Loan,
Landlord encumbered Landlord's Premises by entering into that certain Deed of
Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing
dated as of March 1, 2006, in favor of a trustee for the benefit of Original
Lender (as amended, increased, renewed, extended, spread, consolidated, severed,
..restated, or otherwise changed from time to time, the "Security Instrument") recorded in the applicable land records of
Maricopa County, Arizona. 

D. Lender is now the holder
of the Security Instrument and has authority to enter into this Agreement.

E. Pursuant to a Lease dated as of February , 2015,
together with any amendments, modifications and renewals approved in writing by
Lender to the extent such approval is required by the Security Instrument (the
"Leases"), Landlord demised to Tenant a portion of Landlord's
Premises ("Tenant's
Premises").

F. Lender has been
requested by Landlord and Tenant to enter into this Agreement, and Tenant and
Lender desire to agree upon the relative priorities of their interests in
Landlord's Premises and their rights and obligations if certain events occur.

NOW, THEREFORE,
for good and sufficient
consideration, Tenant and Lender agree: 

1. Definitions. The following terms shall have the following meanings for purposes of
this Agreement: 

	1.1.	"Construction-Related Obligation" means any obligation of Former Landlord (as
      hereinafter defined) under the Lease to make, pay for, or reimburse Tenant
      for any alterations, demolition, or other improvements or work at
      Landlord's Premises, including Tenant's Premises.
      "Construction-Related Obligation" shall not include: (a) reconstruction or
      repair following any fire, casualty or condemnation which occurs after the
      date of attornment hereunder, but only to the extent of the insurance or
      condemnation proceeds actually received by Successor Landlord for such
      reconstruction and repair, less Successor Landlord's actual expenses in
      administering such proceeds; or (b) day-to-day maintenance and
      repairs.
	              
      	  
	1.2.	"Construction-Related Obligation" means any obligation of Former Landlord (as
      hereinafter defined) under the Lease to make, pay for, or reimburse Tenant
      for any alterations, demolition, or other improvements or work at
      Landlord's Premises, including Tenant's Premises.
      "Construction-Related Obligation" shall not include: (a) reconstruction or
      repair following any fire, casualty or condemnation which occurs after the
      date of attornment hereunder, but only to the extent of the insurance or
      condemnation proceeds actually received by Successor Landlord for such
      reconstruction and repair, less Successor Landlord's actual expenses in
      administering such proceeds; or (b) day-to-day maintenance and
      repairs.

EXHIBIT E 
-1-

	1.3.	"Foreclosure
      Event" means (a)
      foreclosure under the Security Instrument; (b) any other exercise by
      Lender of rights and remedies (whether under the Security Instrument or
      under applicable law, including bankruptcy law) as holder of the Loan
      and/or the Security Instrument, as a result of which Successor Landlord
      becomes owner of Landlord's Premises; or (c) delivery by Former Landlord
      to Lender (or its designee or nominee) of a deed or other conveyance of
      Former Landlord's interest in Landlord's Premises in lieu of any of the
      foregoing.
	              
      	  
	1.4.	"Former Landlord"
      means Landlord and/or any
      other party that was landlord under the Lease at any time before the
      occurrence of any attornment under this Agreement.
	  
	1.5.	"Offset Right"
      means any right or alleged
      right of Tenant to any offset, defense (other than one arising from actual
      payment and performance, which payment and performance would bind a
      Successor Landlord pursuant to this Agreement), claim, counterclaim,
      reduction, deduction, or abatement against Tenant's payment of Rent or
      performance of Tenant's other obligations under the Lease, arising
      (whether under the Lease or other applicable law) from acts or omissions
      of Former Landlord and/or from Former Landlord's breach or default under
      the Lease.
	   
	1.6.	"Rent"
      means any fixed rent, base
      rent or additional rent under the Lease.
	   
	1.7.	"Successor
      Landlord" means any party
      that becomes owner of Landlord's Premises as the result of a Foreclosure
      Event.
	  
	1.8.	"Termination
      Right" means any right of
      Tenant to cancel or terminate the Lease or to claim a partial or total
      eviction arising (whether under the Lease or under applicable law) from
      Former Landlord's breach or default under the Lease.
	  

	2. 
    	Subordination. The
      Lease, and all right, title and interest of the Tenant thereunder and of
      the Tenant to and in the Landlord's Premises, are, shall be, and shall at
      all times remain, subject and subordinate to the Security Instrument, the
      lien imposed by the Security Instrument, and all advances made under the
      Security Instrument.
	  
	3.	Payment to
      Lender. In the event Tenant
      receives written notice (the "Rent Payment Notice") from Lender or from a receiver for the Landlord's Premises that
      there has been a default under the Security Instrument and that rentals
      due under the Lease are to be paid to Lender or to the receiver (whether
      pursuant to the terms of the Security Instrument or of that certain
      Assignment of Rents and Leases executed by Landlord as additional security
      for the Loan), Tenant shall pay to Lender or to the receiver, or shall pay
      in accordance with the directions of Lender or of the receiver, all Rent
      and other monies due or to become due to Landlord under the Lease,
      notwithstanding any contrary instruction, direction or assertion of Former
      Landlord. Landlord hereby expressly and irrevocably directs and authorizes
      Tenant to comply with any Rent Payment Notice, notwithstanding any
      contrary instruction, direction or assertion of Landlord, and Landlord
      hereby releases and discharges Tenant of and from any liability to
      Landlord on account of any such payments. The delivery by Lender or the
      receiver to Tenant of a Rent Payment Notice, or Tenant's compliance
      therewith, shall not be deemed to: (i) cause Lender to succeed to or to
      assume any obligations or responsibilities as landlord under the Lease,
      all of which shall continue to be performed and discharged solely by the
      applicable Landlord unless and until any attornment has occurred pursuant
      to this Agreement; or (ii) relieve the applicable Former Landlord of any
      obligations under the Lease. Tenant shall be entitled to rely on any Rent
      Payment Notice. Tenant shall be under no duty to controvert or challenge
      any Rent Payment Notice. Tenant's compliance with a Rent Payment Notice
      shall not be deemed to violate the Lease. Tenant shall be entitled to full
      credit under the Lease for any Rent paid to Lender pursuant to a Rent
      Payment Notice to the same extent as if such Rent were paid directly to
      Former Landlord. 

EXHIBIT E 
-2-

	4. 
    	Nondisturbance.
      Recognition and Attornment.
	   

	4.1.	
      No Exercise of Security
      Instrument Remedies against Tenant. So long as (i) the Lease
      has not expired or otherwise been terminated by Former Landlord and
      (ii) there is no existing default under or breach of
      the Lease by Tenant that has continued beyond applicable cure periods (an
      "Event of Default"), Lender shall not name or join
      Tenant as a defendant in any exercise of Lender's rights and remedies
      arising upon a default under the Security Instrument unless applicable law
      requires Tenant to be made a party thereto as a condition to proceeding
      against Former Landlord or prosecuting such rights and remedies. In the
      latter case, Lender may join Tenant as a defendant in such action only for
      such purpose and not to terminate the Lease or otherwise diminish or
      interfere with Tenant's rights under the Lease or this Agreement in such
      action.

	              
      	  
	4.2.	
      Nondisturbance and
      Attornment. So long as (i) the Lease has not expired or
      otherwise been terminated by Former Landlord, or (ii) an Event of Default has not
      occurred, then, if and when Successor Landlord takes title to Landlord's
      Premises: (a) Successor Landlord shall not terminate or disturb Tenant's
      possession of Tenant's Premises under the Lease, except in accordance with
      the terms of the Lease and this Agreement; (b) Successor Landlord shall be
      bound to Tenant under all the terms and conditions of the Lease (except as
      provided in this Agreement); (c) Tenant shall recognize and attorn to
      Successor Landlord as Tenant's direct landlord under the Lease as affected
      by this Agreement; (d) the Lease shall continue in full force and effect
      as a direct lease, in accordance with its terms (except as provided in
      this Agreement), between Successor Landlord and Tenant; and (e) Successor
      Landlord shall have all the rights and remedies of the landlord under the
      Lease, including, without limitation, rights or remedies arising by reason
      of any Event of Default by Tenant under the Lease, whether occurring
      before or after the Successor Landlord takes title to the Landlord's
      Premises.

		  
	4.3.	
      Protection of Successor
      Landlord. Notwithstanding anything to the contrary in
      the Lease or the Security Instrument, neither Lender nor Successor
      Landlord shall be liable for or bound by any of the following
      matters:

		  
	a.	
      Claims against Former
      Landlord. Any Offset Right or Termination Right that
      Tenant may have against any Former Landlord relating to any event or
      occurrence before the date of attornment, including any claim for damages
      of any kind whatsoever as the result of any breach by Former Landlord that
      occurred before the date of attornment of which Lender or Successor
      Landlord has not been given written notice. The foregoing shall not limit
      Tenant's right to exercise against Successor Landlord any Offset Right or
      Termination Right otherwise available to Tenant because of events existing
      as of or occurring after the date of attornment.

		  
	b.	
      Construction-Related
      Obligations. Any Construction Related Obligation of Former
      Landlord.

	  
	c.	
      Prepayments.
      Any payment of Rent that Tenant may have made to Former Landlord for more
      than the current month.

		  
	d.	
      Payment: Security
      Deposit. Any obligation: (a) to pay Tenant any sum(s)
      that any Former Landlord owed to Tenant or (b) with respect to any
      security deposited with Former Landlord, unless such security was actually
      delivered to Landlord or to Successor Landlord.

	  
	e.	
      Modification. Amendment or
      Waiver. Any material modification or amendment of the
      Lease, or any waiver of any terms of the Lease, made without Lender's
      written consent if such consent is required by the Security
      Instrument.

EXHIBIT E 
-3-

	f.	Surrender, Etc. Any
      consensual or negotiated surrender, cancellation, or termination of the
      Lease, in whole or in part, agreed between Former Landlord and Tenant,
      unless effected unilaterally by Tenant pursuant to the express terms of
      the Lease.
	              
      	   
	g.	Covenants. Any
      covenants or obligations of or applicable to Former Landlord to the extent
      they apply to or affect any property other than Landlord's
    Premises.

5. Lender's Right to
Cure.

	5.1.	Notice
      to Lender. Copies of all
      notices and other communications given by Tenant to Former Landlord shall
      also be simultaneously provided to Lender. Notwithstanding anything to the
      contrary in the Lease or this Agreement or the Security Instrument, before
      exercising any Termination Right or Offset Right, Tenant shall provide
      Lender with notice of the breach or default by Former Landlord giving rise
      to same (the "Default
      Notice") and, thereafter,
      the opportunity to cure such breach or default as provided for
      below.
	              
      	   
	5.2.	Lender's Cure Period. After Lender receives a Default Notice, Lender shall have a
      period of thirty (30) days beyond the time available to Former Landlord
      under the Lease in which to cure the breach or default by Former Landlord,
      or, in the event that such cure cannot be completed within such cure
      period, Lender shall have such reasonable period of time as is required to
      diligently prosecute such cure to its completion; provided, that such cure
      is completed within sixty (60) days after Lender or any Successor Landlord
      acquires title to the Landlord's Premises pursuant to a Foreclosure Event.
      Lender shall have no obligation to cure (and shall have no liability or
      obligation for not curing) any breach or default by Former
    Landlord.
		   

	6.	Exculpation of Successor Landlord. Notwithstanding anything to the contrary
      in this Agreement or the Lease, upon any attornment pursuant to this
      Agreement, the Lease shall be deemed to have been automatically amended to
      provide that Successor Landlord's obligations and liabilities under the
      Lease shall never extend beyond Successor Landlord's (or its successors'
      or assigns') interest, if any, in Landlord's Premises from time to time,
      including insurance and condemnation proceeds except to the extent
      reinvested in the Landlord's Premises, Successor Landlord's interest in
      the Lease, and the proceeds from any sale or other disposition of
      Landlord's Premises by Successor Landlord (collectively, "Successor Landlord's Interest").
      Tenant shall look
      exclusively to Successor Landlord's Interest (or that of its successors
      and assigns) for payment or discharge of any obligations of Successor
      Landlord under the Lease as affected by this Agreement. If Tenant obtains
      any money judgment against Successor Landlord with respect to the Lease or
      the relationship between Successor Landlord and Tenant, then Tenant shall
      look solely to Successor Landlord's Interest (or that of its successors
      and assigns) to collect such judgment. Tenant shall not collect or attempt
      to collect any such judgment out of any other assets of Successor
      Landlord.
	  
	7. 
    	Miscellaneous.
	  

	7.1.	Notices. All notices
      or other communications required or permitted under this Agreement shall
      be in writing and given by personal delivery or by nationally recognized
      overnight courier service that regularly maintains records of items
      delivered. Each party's address is as set forth in the opening paragraph
      of this Agreement, subject to change by notice under this paragraph.
      Notices shall be effective upon delivery if sent by personal delivery and
      the next business day after being sent by overnight courier
    service.
	              
      	   
	7.2.	Successors and Assigns. This Agreement shall bind and benefit the parties, their
      successors and assigns, any Successor Landlord, and its successors and
      assigns. Upon assignment of the Security Instrument by Lender, all
      liability of the Lender/assignor shall
terminate.

EXHIBIT E 
-4-

	7.3.	Entire
      Agreement. This Agreement
      constitutes the entire· agreement between Lender and Tenant and Landlord
      regarding the subordination of the Lease to the Security Instrument and
      the rights and obligations of Tenant, Lender and Landlord as to the
      subject matter of this Agreement.
	    
	7.4.	Lender's Rights
      and Obligations.
	              
      	  
	a.	Except as expressly provided
      for in this Agreement Lender shall have no obligations to Tenant with
      respect to the Lease. If an attornment to a Successor Landlord occurs
      pursuant to this Agreement, then all rights and obligations of Lender
      under this Agreement shall terminate, without thereby affecting in any way
      the rights and obligations of Successor Landlord provided for in this
      Agreement.
		  
	b.	Neither this Agreement, the
      Security Instrument or any of the related loan documents, nor the Lease
      shall, prior to any acquisition of Landlord's Premises by Lender, operate
      to give rise to or create any responsibility or liability for the control,
      care, management or repair of the Landlord's Premises upon the Lender, or
      impose responsibility for the carrying out by Lender of any of the
      covenants, terms or conditions of the Lease, nor shall said instruments
      operate to make Lender responsible or liable for any waste committed on
      the Landlord's Premises by any party whatsoever, or for dangerous or
      defective conditions of the Landlord's Premises, or for any negligence in
      the management, upkeep, repair or control of the Landlord's Premises,
      which may result in loss, injury or death to Tenant, or to any tenant,
      licensee, invitee, guest, employee, agent or stranger.
		  
	c.	Lender may assign to any
      person or entity its interest under the Security Instrument and/or the
      related loan documents, without notice to, the consent of, or assumption
      of any liability to, any other party hereto. In the event Lender becomes
      the Successor Landlord, Lender may assign to any other party its interest
      as the Successor Landlord without the consent of any other party hereto.
      
		  
	7.5.	Landlord's Rights and
      Obligations. Nothing herein contained is
      intended, nor shall it be construed, to abridge or adversely affect any
      right or remedy of Landlord under the Lease, including upon the occurrence
      of an Event of Default by Tenant under the Lease. This Agreement shall not
      alter, waive or diminish any of Landlord's obligations under the Security
      Instrument, any of the related loan documents, or the Lease.
    
		  
	7.6	Interpretation: Governing Law. The interpretation, validity and enforcement of
      this Agreement shall be governed by and construed under the internal laws
      of the state where the Landlord's Premises are located, excluding its
      principles of conflict of laws. 
		  
	7.7.	Amendments. This
      Agreement may be amended, discharged or terminated, or any of its
      provisions waived, only by a written instrument executed by the parties
      hereto.
	  
	7.8.	Due
      Authorization. Tenant has
      full authority to enter into this Agreement, which has been duly
      authorized by all necessary actions.
	  
	7.9	Execution. This
      Agreement may be executed in any number of counterparts, each of which
      shall be deemed an original and all of which together shall constitute one
      and the same instrument.
	  
	7.10	Attorneys'
      Fees. All costs and
      attorneys' fees incurred in the enforcement hereof shall be paid by the
      non-prevailing party.
	  
	7.11.	Headings. The
      headings in this Agreement are intended to be for convenience of reference
      only, and shall not define the scope, extent or intent or otherwise affect
      the meaning of any portion hereof.

EXHIBIT E 
-5-

	7.12.	WAIVER OF
      JURY TRIAL. THE TENANT AND
      THE LANDLORD EACH HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY, AFTER
      CAREFUL CONSIDERATION AND AN OPPORTUNITY TO SEEK LEGAL ADVICE, WAIVE THEIR
      RESPECTIVE RIGHTS TO HAVE A TRIAL BY JURY IN RESPECT OF ANY LITIGATION
      ARISING OUT OF OR IN ANY WAY CONNECTED WITH ANY OF THE PROVISIONS OF THIS
      AGREEMENT, OR ANY OTHER DOCUMENTS EXECUTED IN CONJUNCTION HEREWITH OR WITH
      THE LOAN, ANY TRANSACTION CONTEMPLATED BY THIS AGREEMENT, THE LANDLORD'S
      PREMISES, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENTS (WHETHER
      VERBAL OR WRITTEN) OR ACTIONS OF THE LANDLORD, TENANT OR LENDER. THIS
      PROVISION IS A MATERIAL INDUCEMENT FOR THE LENDER TO ENTER INTO THIS
      AGREEMENT.
	    
                	

(REMAINDER OF PAGE LEFT
INTENTIONALLY BLANK) 

EXHIBIT E
-6- 

IN WITNESS WHEREOF,
this Agreement has been duly
executed by Lender, Tenant and Landlord as of the Effective Date. 

	LENDER:	
		
	 	 
	  

	
	By:  	   	             
      

	Name:  	   	             
      

	Title:  	   	             
      

 

	A
      notary public or other officer completing this certificate verifies only
      the identity of the individual who signed the document to which this
      certificate is attached, and not the truthfulness, accuracy, or validity
      of that document. 

	State of California	) 		
	County of    		 	) 		
	   
	         
      On		,
      before me,   		,
				(insert name of notary)	

Notary Public, personally
appeared ____________________________________________________________, who
proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and
that by his/her/their signature(s) on the instrument the person(s), or the
entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF
PERJURY under the laws of the State of California that the foregoing paragraph
is true and correct.

WITNESS my hand and
official seal. 

	Signature  	   	       	(Seal)

EXHIBIT E 
-7-

	TENANT:	
		
	 	 
	  

	
	By:  	   	             
      

	Name:  	   	             
      

	Title:  	   	             
      

  

	A
      notary public or other officer completing this certificate verifies only
      the identity of the individual who signed the document to which this
      certificate is attached, and not the truthfulness, accuracy, or validity
      of that document.  

	State of California	) 		
	County of    		 	) 		
	   
	         
      On		,
      before me,   		,
				(insert name of notary)	

Notary Public, personally
appeared ________________________________________________________, who proved to
me on the basis of satisfactory evidence to be the person(s) whose name(s)
is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and
that by his/her/their signature(s) on the instrument the person(s), or the
entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF
PERJURY under the laws of the State of California that the foregoing paragraph
is true and correct.

WITNESS my hand and
official seal. 

	Signature  	   	       	(Seal)

EXHIBIT E 
-8-

	LANDLORD:	
		
	__________________________________,	 
	a _________________________________	
	 
  

	
	By:  	   	             
      

	Name:  	   	             
      

	Title:  	   	             
      

  

	A
      notary public or other officer completing this certificate verifies only
      the identity of the individual who signed the document to which this
      certificate is attached, and not the truthfulness, accuracy, or validity
      of that document.  

	State of California	) 		
	County of    		 	) 		
	   
	         
      On		,
      before me,   		,
				(insert name of notary)	

Notary Public, personally
appeared ________________________________________________________, who proved to
me on the basis of satisfactory evidence to be the person(s) whose name(s)
is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and
that by his/her/their signature(s) on the instrument the person(s), or the
entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF
PERJURY under the laws of the State of California that the foregoing paragraph
is true and correct.

WITNESS my hand and
official seal. 

	Signature  	   	       	(Seal)

EXHIBIT E 
-9-

EXHIBIT A TO EXHIBIT E

LEGAL DESCRIPTION OF REAL
PROPERTY 

PARCEL NO.
1:

That portion of the
Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and
Salt River Base and Meridian, Maricopa County, Arizona, more particularly
described as follows:

COMMENCING at the Northwest
corner of the Southwest quarter of the Northwest quarter of said Southwest
quarter;

thence South 89 degrees 32
minutes 34 seconds East (assumed bearing) along the North line of the Southwest
quarter of the Northwest quarter of said Southwest quarter 51.98 feet to a point
on a curve concave Northeasterly whose radius point bears North 73 degrees 56
minutes 49 seconds East 505.00 feet, said curve hereinafter referred to
as "Curve Number 1",
said point-on-curve being the
TRUE POINT OF BEGINNING;

thence continuing along
said North line and along the North line of the South half of the East half of
the Northwest quarter of the Southwest quarter of said Section 23, South 89
degrees 32 minutes 34 seconds East 613.48 feet to a point of intersection with
the Southerly prolongation of the West line of Tract B, Camelback Park Plaza,
according to Book 86 of Maps, page 13, records of Maricopa County; 

thence North 00 degrees 06
minutes 23 seconds East along said West line and Southerly prolongation a
distance of 147.12 feet to the Northwest corner of said Tract B; 

thence South 89 degrees 32
minutes 34 seconds East along the North line of said Tract B a distance of 73.13
feet (Record 73.00 feet) to the Northeast corner thereof, 

thence South 00 degrees 07
minutes 46 seconds West (record South) along the East line of said Tract B and
its Southerly prolongation a distance of 147.12 feet to a point on the North
line of the Southeast quarter of the Northwest quarter of said Southwest
quarter,

thence South 89 degrees 32
minutes 34 seconds East (record South 89 degrees 39 minutes 41 seconds East and
South 89 degrees 38 minutes West) along last said North line 206.91 feet to a
point of intersection with the Northerly prolongation of the East line of Tract
A, Winfield Scott Plaza Unit Four, according to Book 70 of Maps, page 28,
records of Maricopa County, 

thence South 00 degrees 05
minutes 08. seconds West (record South O degrees 01 minutes 43 seconds East)
along said East line and Northerly prolongation a distance of 165.85 feet;

thence North 89 degrees 33
minutes 20 seconds West (record North 89 degrees 41 minutes 21 seconds West) a
distance of 288.07 feet along the South line of said Tract A and its Westerly
prolongation to a point on the East line of the Southwest quarter of the
Northwest quarter of said Southwest quarter; said point being the Southeast
corner of the North half of the North half of said Southwest quarter of the
Northwest quarter of the Southwest quarter, and said point also being the
Northeast corner of Winfield Scott Plaza Unit Three, according to Book 70 of
Maps, page 49, records of said county; 

thence South 00 degrees 07
minutes 05 seconds West (record South O degrees 01 minutes 30 seconds East)
along last said East line 105.92 feet; 

thence North 89 degrees 32
minutes 38 seconds West 48.33 feet to a point of curvature of a curve concave
Southeasterly having a radius of 205.00 feet 

EXHIBIT E

-10-

thence Southwesterly along
the arc of said curve through a central angle of 48 degrees 49 minutes 13
seconds a distance of 174.68 feet to a point on the North line of Lot 111 of
said Winfield Scott Plaza Unit Three, which point lies North 89 degrees 33
minutes 43 seconds West (record North 89 degrees 41 minutes 21 seconds West)
33.58 feet from the Northeast corner thereof, 

thence continuing along
last said curve through a central angle of 6 degrees 46 minutes 17 seconds a
distance of 24.23 feet to a point of tangency; 

thence South 34 degrees 51
minutes 52 seconds West 17.33 feet to a point of curvature of a curve concave,
Northerly having a radius of 25.00 feet; 

thence Westerly along the
arc of said curve through a central angle of 90 degrees 00 minutes 00 seconds a
distance of 39.27 feet to a point of tangency, 

thence North 55 degrees 08
minutes 08 seconds West 70.60 feet to a point on the North line of Lot 110 of
said Winfield Scott Plaza Unit Three, which point lies South 89 degrees 33
minutes 43 seconds East (record South 89 degrees 41 minutes 21 seconds East)
24.85 feet from the Northwest corner thereof, 

thence continuing along
last said tangent line a distance of 34.93 feet; 

thence North 34 degrees 51
minutes 52 seconds East a distance of 7.00 feet; 

thence North 55 degrees 08
minutes 08 seconds West 76.53 feet to a point of curvature of a curve concave
Northeasterly, being said "Curve
Number 1", whose radius point
bears North 34 degrees 51 minutes 52 seconds East 505.00 feet; 

thence Northwesterly along
the arc of said curve through a central angle of 39 degrees 04 minutes 57
seconds a distance of 344.47 feet to the TRUE POINT OF BEGINNING. 

PARCEL NO.
2:

That portion of the
Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and
Salt River Base and Meridian, Maricopa County, Arizona, more particularly
described as follows:

COMMENCING at the Northwest
corner of the Southwest quarter of the Northwest quarter of said Southwest
quarter;

thence South 00 degrees 07
minutes 06 seconds West (assumed bearing) (record South) along the monument line
of Scottsdale Road a distance of 536.00 feet (record 535.82 feet) to the
Northwest corner of Winfield Scott Plaza unit Two, according to Book 67 of Maps,
page 41, records of Maricopa County; 

thence South 89 degrees 33
minutes 19 seconds East along the North line of said Winfield Scott Plaza Unit
Two, which North line is also the South line of Winfield Scott Plaza Unit Three,
according to Book 70 of Maps, page 49, records of said County, a distance of
56.00 feet to a point on the Easterly right-of-way line of Scottsdale Road, said
point being the TRUE POINT OF BEGINNING; 

thence North 00 degrees 07
minutes 06 seconds East along said Easterly right-of-way line of Scottsdale Road
a distance of 40.00 feet to the Southwest corner of Lot 96 of said Winfield
Scott Plaza Unit Three; 

thence South 89 degrees 33
minutes 19 seconds East (record South 89 degrees 42 minutes 10 seconds East)
along the South line of said Lot 96, its Easterly prolongation, and along the
South line of Lot 105 of said Winfield Scott Plaza Unit Three a distance of
123.40 feet to a point on last said South line which lies North 89 degrees 33
minutes 19 seconds West (record North 89 degrees 42 minutes 10 seconds West)
52.64 feet from the Southeast corner of said Lot 105; 

EXHIBIT E
-11-

thence North 00 degrees 28
minutes 09 seconds East a distance of 36.34 feet;

thence South 89 degrees 31
minutes 51 seconds East a distance of 22.02 feet;

thence North 00 degrees 26
minutes 41 seconds East h distance of 25.57 feet; 

thence South 89 degrees 33
minutes 00 seconds East along the North line of Lot 104 of said Winfield Scott
Plaza Unit Three and its Easterly prolongation a distance of 70.21 feet to the
Monument Line of Winfield Scott Plaza Street as shown on the plat of said
Winfield Scott Plaza Unit Three; 

thence North 00 degrees 04
minutes 50 seconds East (record North) along said Monument Line a distance of
19.87 feet;

thence South 55 degrees 08
minutes 08 seconds East a distance of 48.70 feet to a point on the West line of
Lot 107 of said Winfield Scott Plaza Unit Three, from which point the Southwest
comer of Lot 106 of said Winfield. Scott Plaza Unit Three lies South O degrees
04 minutes 50 seconds West (assumed bearing) a distance of 54.21 feet;

thence continuing South 55
degrees 08 minutes 08 seconds East a distance of 34.17 feet to the point of
curvature of a curve concave Westerly having a radius of 25.00 feet; 

thence Southern, along the
art: of said curve through a central angle of 90 degrees 00 minutes .00 seconds
a distance of 39.27 feet to the point of tangency; 

thence South 34 degrees 51
minutes 52 seconds West a distance of 0.15 feet to a point on the South line of
said Lot 106, from which point the Southeast corner of Lot 115 of said Winfield
Scott Plaza Unit Three lies South 89 degrees 35 minutes 15 seconds East a
distance of 141.77 feet; 

thence continuing South 34
degrees 51 minutes 52 seconds West a distance of 182.88 feet to the point of
curvature of a curve concave Northwesterly having a radius of 145.00 feet;

thence Southwesterly along
the arc of said curve through a central angle of 6 degrees 25 minutes 05 seconds
a distance of 16.24 feet to a point on the East line of Lot 84 of said Winfield
Scott Plaza Unit Two; 

thence continuing along the
arc of said curve through a central angle of 40 degrees 15 minutes 45 seconds a
distance of 101.89 feet to a point on the Easterly prolongation of the South
line of Lot 90 of said Winfield Scott Plaza Unit Two, which lies South 89
degrees 33 minutes 28 seconds East (record South 89 degrees 42 minutes 57
seconds East) 88.53 feet from the Southwest corner of said Lot 90; 

thence continuing along the
arc of said curve through a central angle of 8 degrees 14 minutes 12 seconds a
distance of 20.85 feet to the point of tangency; 

thence South 89 degrees 46
minutes 55 seconds West a distance of 67.76 feet to a point on the Easterly
right-of-way line of Scottsdale Road which point is on the West line of Lot 91
of said Winfield Scott Plaza Unit Two, and which point lies South O degrees 07
minutes 06 seconds West (record South) a distance of 2.52 feet from said
Southwest corner of Lot 90; 

thence North 00 degrees 07
minutes 06 seconds East along said Easterly right-of-way line a distance of
174.64 feet to the TRUE POINT OF BEGINNING. 

PARCEL NO.
3:

That part of the following
described parcel designated and referred to as the "Subsurface Parcel" in that certain License Agreement recorded in
Document No. 89-407772, records of Maricopa County, Arizona;

EXHIBIT E
-12-

That portion of the
Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and
Salt River Base and Meridian, Maricopa County, Arizona, more particularly
described as follows:

COMMENCING at the
intersection of the monument lines of Paradise Paseo (also known as 6th Avenue)
and Winfield Scott Plaza as shown on the plat of Winfield Scott Plaza Unit Three
as recorded in Book 70 (Maps) page 49 at the Maricopa County Recorder's Office,
Maricopa County, Arizona;

thence South 89 degrees 35
minutes 15 seconds East (assumed bearing) along the monument line of said
Paradise Pasco 82.96 feet;

thence North 34 degrees 51
minutes 52 seconds East 101.08 feet; 

thence North 55 degrees 08
minutes 08 seconds West 50.00 feet to the TRUE POINT OF BEGINNING; 

thence South 34 degrees 51
minutes 52 seconds West 48.51 feet to a point of ton-tangent curvature of a
curve concave Southwesterly whose radius point bears South 46 degrees 24 minutes
05 seconds West 25.00 feet;

thence Northwesterly along
the arc of said curve through a central angle of 11 degrees 32 minutes 13
seconds a distance of 5.03 feet to a point of tangency; 

thence North 55 degrees 08
minutes 08 seconds West 182.07 feet; 

thence South 34 degrees 51
minutes 52 seconds West 2.00 feet to a point of non-tangency curvature of a
curve concave Northeasterly whose radius point bears North 34 degrees 51 minutes
52 seconds East 610.00 feet, said curve hereinafter referred to as
"Curve Number 1 "; 

thence Northwesterly along
the arc of said curve, through a central angle of 8 degrees 11 minutes 06
seconds a distance of 87.14 feet; 

thence leaving the arc of
said curve on a radial bearing North 43 degrees 02 minutes 58 seconds East 100.0
feet to a point on non-tangent curvature of a curve concave Northeasterly,
concentric with said Curve Number 1, whose radius point bears North 43 degrees
02 minutes 58 seconds East 510.00 feet; 

thence Southeasterly along
the arc of said curve through a central angle of 8 degrees 11 minutes 06 seconds
a distance of 87.14 feet; 

thence leaving the arc of
said curve on a radial line South 34 degrees 51 minutes 52 seconds West 2.00
feet; 

thence South 55 degrees 08
minutes 08 seconds East 182.07 feet to a point of curvature of a curve concave
Northeasterly having a radius of 25.00 feet; 

thence Southeasterly along
the arc of said curve through a central angle of 11 degrees 32 minutes 13
seconds a distance of 5.03 feet; 

thence leaving the arc of
said curve on a non-tangential line South 34 degrees 51 minutes 52 seconds West
48.51 feet to the TRUE POINT OF BEGINNING. 

PARCEL NO.
4:

That part of the following
described parcel designated and referred to as the "Air Parcel" in that certain License Agreement recorded in
Document No. 89-407772, records of Maricopa County, Arizona;

EXHIBIT E
-13-

That portion of the
Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and
Salt River Base and Meridian, Maricopa County, Arizona, more particularly
described as follows:

COMMENCING at the
intersection of the monument lines of Paradise Paseo (also known as 6th Avenue)
and Winfield Scott Plaza as shown on the plat of Winfield Scott Plaza Unit Three
as recorded in Book 70 (Maps) page 49 at the Maricopa County Recorder's Office,
Maricopa County, Arizona;

thence South 89 degrees 35
minutes 15 seconds East (assumed bearing) along the monument line of said
Paradise Paseo 82.96 feet;

thence North 34 degrees 51
minutes 52 seconds East 101.08 feet;

thence North 55 degrees 08
minutes 08 seconds West 36.00 feet to the TRUE POINT OF BEGINNING;

thence South 34 degrees 51
minutes 52 seconds West 60.00 feet;

thence North 55 degrees 08
minutes 08 seconds West 80.00 feet;

thence North 34 degrees 51
minutes 52 seconds East 120.00 feet;

thence South 55 degrees 08
minutes 08 seconds East 80.00 feet; 

thence South 34 degrees 51
minutes 52 seconds West 60.00 feet to the TRUE POINT OF BEGINNING; EXCEPT that
part lying within the hereinabove described Parcel Nos. 1 and 2. 

PARCEL NO.
5:

Lots 8, 9 and 10, SHOEMAN
TRACT, according to the plat of record in the office of the County Recorder of
Maricopa County, Arizona, in Book 42 of Maps, page 31. 

PARCEL NO.
6:

Lots 72, 73, 74 and the
West half of Lot 71, CAMELBACK PARK PLAZA, according to the plat of record in
the office of the County Recorder of Maricopa County, Arizona, in Book 86 of
Maps, page 13. 

PARCEL NO.
7:

That portion of the alley
lying Southerly and adjacent to Lots 72, 73, 74 and the West half of Lot 71,
CAMELBACK PARK PLAZA, according to the plat of record in the office of the
County Recorder of Maricopa County, Arizona0 in Book 86 of Maps, page 13, as abandoned by City
of Scottsdale Resolution No. 3207 recorded August 31, 1989 in Document No.
89-407767. 

EXHIBIT E
-14-

FIRST AMENDMENT TO AMENDED
AND RESTATED LEASE

THIS FIRST AMENDMENT TO AMENDED AND RESTATED LEASE (this "First
Amendment") is made and entered into as of the 30th day of July, 2015 (the "Effective Date"), by and
between STOCKDALE GALLERIA PROJECT OWNER, LLC, a Delaware limited liability
company, as "Landlord", and YELP INC., a Delaware corporation, as
"Tenant''.

WITNESSETH:

WHEREAS, Landlord and Tenant are parties to that certain Amended and
Restated Lease dated April 1, 2015 (the "Lease"), for the lease of certain space
(the "Original Premises") in the Building commonly known and described as
Galleria Corporate Centre having an address of 4343 North Scottsdale Road,
Scottsdale, Arizona 85251, which Original Premises currently consists of
approximately 92,669 rentable square feet of floor area in the
aggregate;

WHEREAS, Tenant has requested that the following additional space be
added to the Original Premises and that he Lease be appropriately
amended:

(A) Approximately 9,890 rentable square feet of floor area commonly known
as a portion of Suite 355, as shown
on Exhibit A attached hereto (the "Suite 355 Expansion Space");

(B) Approximately 11,422 rentable square feet of floor area commonly
known as Suite 345, as shown on
Exhibit A attached hereto (the "Suite 345 Expansion Space"). Tenant currently
subleases the Suite 345 Expansion Space from the existing tenant thereof (such
existing tenant's direct lease with Landlord being the "Existing Suite 345
Lease"); and

(C) Approximately 14,008 rentable square feet of floor area commonly
known as Suite 365, as shown on
Exhibit A attached hereto (the "Suite 365 Expansion Space").

The Suite 355 Expansion Space, the Suite 345 Expansion Space and the
Suite 365 Expansion Space are collectively referred to herein as the "Third
Floor Expansion Space."

WHEREAS, Landlord is willing to expand the Original Premises to include
the Third Floor Expansion Space on the following terms and conditions;
and

WHEREAS, the parties desire to further modify the Lease as hereinafter
set forth in this First Amendment.

NOW, THEREFORE, in consideration of the mutual promises herein contained
and other good and valuable consideration, the receipt and adequacy of which are
hereby acknowledged, the parties hereto agree as follows:

1. Effective Date: Capitalized Terms. The terms and provisions of this
First Amendment shall be effective on the date of this First Amendment. All
capitalized terms used in this First Amendment, unless otherwise defined herein,
shall have the same meanings given to them in the Lease.

-1-

2. Expansion.

A. Suite 355 Expansion Space. Effective as of the Suite 355 Expansion
Commencement Date (as defined below),
the Premises, as defined in the Lease and as may have been previously expanded
pursuant to this Section 2, shall be increased by the addition of the Suite 355
Expansion Space. The term for the Suite 355 Expansion Space shall commence on
the Suite 355 Expansion Commencement Date and be coterminous with the Term of
the Lease, as the same may be extended in accordance with the terms of the Lease. The Suite 355 Expansion Space is subject to all of the terms and conditions
of the Lease, except as expressly modified herein, and except that Tenant shall
not be entitled to receive any allowances, abatements or other financial
concessions granted with respect to the Original Premises, except as expressly
set forth herein. The "Suite 355 Expansion Commencement Date" shall mean August
1, 2015. Notwithstanding the foregoing , the Lease, as amended hereby, shall not
be void, voidable or subject to termination, nor shall Landlord be liable to
Tenant for any loss or damage, resulting from Landlord's inability to deliver
the Suite 355 Expansion Space to Tenant by such date: provided , however, that
if Landlord is unable to deliver possession of the Suite 355 Expansion Space to
Tenant by August 1, 2015, for any reason whatsoever (other than as a result of
the acts or omissions of Tenant or any of Tenant's employees, representatives,
agents, contractors or invitees), then the Suite 355 Expansion Commencement Date
shall be extended to the date that Landlord delivers possession of the Suite 355
Expansion Space to Tenant. In addition, if the Suite 355 Expansion Commencement
Date does not occur by September 1, 201 5, for any reason whatsoever, through no
fault of Tenant (or any of Tenant's employees, representatives, agents,
contractors or invitees), then the date Tenant is otherwise obligated to
commence payment of Base Rent and Tenant's Share of Excess Operating Costs and
Tenant's Share of Excess Taxes with respect to the Suite 355 Expansion Space
shall be delayed by one (1 ) day for each day that delivery of possession of the
Suite 355 Expansion Space in the condition required under this First Amendment
is delayed beyond September 1, 2015 (but not later than October 1, 2015). If
the Suite 355 Expansion Commencement Date does not occur by October 1, 2015,
for any reason whatsoever, through no fault of Tenant (or any of Tenant's
employees, representatives, agents, contractors or invitees), then the date
Tenant is otherwise obligated to commence payment of Base Rent and Tenant's
Share of Excess Operating Costs and Tenant's Share of Excess Taxes with respect
to the Suite 355 Expansion Space shall be delayed by two (2) days for each day
that delivery of possession of the Suite 355 Expansion Space in the condition
required under this First Amendment is delayed beyond October 1, 201 5.
Promptly following the Suite 355 Expansion Commencement Date, Landlord and
Tenant shall each execute and deliver a Commencement Letter substantially in the
form of Exhibit B attached hereto.

B. Suite 345 Expansion Space. Effective as of the Suite 345 Expansion
Commencement Date (as defined below)
, the Premises, as defined in the Lease and as may have been previously
expanded pursuant to this Section 2, shall be increased by the addition of the
Suite 345 Expansion Space. The term for the Suite 345 Expansion Space shall
commence on the Suite 345 Expansion Commencement Date and be coterminous with
the Term of the Lease, as the same may be extended in accordance with the terms
of the Lease. The Suite 345 Expansion Space is subject to all of the terms and
conditions of the Lease, except as expressly modified herein, and except that
Tenant shall not be entitled to receive any allowances, abatements or other
financial concessions granted with respect to the Original Premises, except as
expressly set forth herein. The "Suite 345 Expansion Commencement Date" shall
mean the expiration or earlier termination of the Existing Suite 345 Lease,
which is currently estimated to be on or about October 1, 2016. Notwithstanding
the foregoing, the Lease, as amended hereby, shall not be void, voidable or
subject to termination, nor shall Landlord be liable to Tenant for any loss or
damage, resulting from Landlord's inability to deliver the Suite 345 Expansion
Space to Tenant by any particular date.
Notwithstanding the foregoing, if the Suite 345 Expansion Commencement Date does
not occur by November 1, 2016, for any reason whatsoever, through no fault of
Tenant (or any of Tenant's employees, representatives , agents, contractors or
invitees), then the date Tenant is otherwise obligated to commence payment of
Base Rent and Tenant's Share of Excess Operating Costs and Tenant's Share of
Excess Taxes with respect to the Suite 345 Expansion Space shall be delayed by
one (1) day for each day that delivery of possession of the Suite 345 Expansion
Space in the condition required under this First Amendment is delayed beyond
November 1 , 2016 (but not later than December 1, 201 6). If the Suite 345
Expansion Commencement Date does not occur by December 1, 2016; for any reason
whatsoever, through no fault of Tenant (or any of Tenant's employees,
representatives, agents, contractors or invitees), then the date Tenant is
otherwise obligated to commence payment of Base Rent and Tenant's Share of
Excess Operating Costs and Tenant's Share of Excess Taxes with respect to the
Suite 345 Expansion Space shall be delayed by two (2) days for each day that
delivery of possession of the Suite 345 Expansion Space in the condition
required under this First Amendment is delayed beyond December 1, 2016. Promptly
following the Suite 345 Expansion Commencement Date, Landlord and Tenant shall
each execute and deliver a Commencement Letter substantially in the form of
Exhibit B attached hereto.

-2-

C. Suite 365 Expansion Space. Effective as of the Suite 365 Expansion
Commencement Date (as defined below),
the Premises, as defined in the Lease and as may have been previously expanded
pursuant to this Section 2, shall be increased by the addition of the Suite 365
Expansion Space. The term for the Suite 365 Expansion Space shall commence on
the Suite 365 Expansion Commencement Date and be coterminous with the Term of
the Lease, as the same may be extended in accordance with the terms of the
Lease. The Suite 365 Expansion Space is subject to all of the terms and
conditions of the Lease, except as expressly modified herein, and except that
Tenant shall not be entitled to receive any allowances , abatements or other
financial concessions granted with respect to the Original Premises, except as
expressly set forth herein. The "Suite 365 Expansion Commencement Date" shall
mean the date that Landlord delivers possession of the Suite 365 Expansion Space
to Tenant, which is currently estimated to be by the end of December, 2016
(provided that nothing herein shall limit Landlord from delivering possession
of the Suite 365 Expansion Space to Tenant prior to such date). Notwithstanding
the foregoing , the Lease, as amended hereby, shall not be void, voidable or
subject to termination, nor shall Landlord be liable to Tenant for any loss or
damage, resulting from Landlord's in ability to deliver the Suite 365 Expansion
Space to Tenant by any particular date. Notwithstanding the foregoing , if the
Suite 365 Expansion Commencement Date does not occur by February 1, 2017, for
any reason whatsoever, through no fault of Tenant (or any of Tenant's employees,
representatives, agents, contractors or invitees), then the date Tenant is
otherwise obligated to commence payment of Base Rent and Tenant's Share of
Excess Operating Costs and Tenant's Share of Excess Taxes with respect to the
Suite 365 Expansion Space shall be delayed by one (1) day for each day that
delivery of possession of the Suite 365 Expansion Space in the condition
required under this First Amendment is delayed beyond February 1, 2017.
Promptly following the Suite 365 Expansion Commencement Date, Landlord and
Tenant shall each execute and deliver a Commencement Letter substantially in the
form of Exhibit B attached hereto.

3. Base Rent.

A
Original Premises. Tenant shall continue to pay Base Rent with respect to
the Original Premises in accordance
with the terms and conditions of the Lease.

-3-

B. Third Floor Expansion Space.
Commencing on the Effective Date, the  schedule of Base Rent for the Third  Floor
Expansion Space shall be as follows, provided that Tenant shall not be  obligated to pay Base Rent for any portion of the
Third Floor Expansion Space  until (i) the Suite 355 Expansion Commencement Date with respect to the Suite  355 Expansion
Space, (ii) the Suite 345 Expansion Commencement Date with respect  to the Suite 345 Expansion Space, and (iii) the date that
is thirty (30) days  after the Suite 365 Expansion Commencement Date, or the date Tenant commences  operating for business
within the Suite 365 Expansion Space, if sooner (the "Suite
365 Rent Commencement Date"), with respect to the Suite 365  Expansion
Space:

	Period	Annual
      Basic Rent Rate
over Rentable Square Foot
	08/01/15-03/31/16	$32.00
	04/01/16-03/31/17	$33.00
	04/01/17-03/31/18	$34.00
	04/01/18-03/31/19	$35.00
	04/01/19-03/31/20	$36.00
	04/01/20-03/31/21	$37.00

All such Base Rent shall be payable by Tenant in accordance with the
terms of the Lease, as amended hereby.

4. Additional Rent.

A. Original Premises. Tenant shall continue to pay Additional Rent with
respect to the Original Premises in
accordance with the terms and conditions of the Lease.

B. Third Floor Expansion Space. Commencing on each of the Suite 355
Expansion Commencement Date, the Suite 345 Expansion Commencement Date and the
Suite 365 Rent Commencement Date, Tenant shall pay Additional Rent with respect
to the Suite 355 Expansion Space, the Suite 345 Expansion Space and the Suite
365 Expansion Space, as applicable, as set forth in the Lease; provided,
however, that: 

(i) Commencing on each of the Suite 355 Expansion Commencement
Date, the Suite 345 Expansion
Commencement Date and the Suite 365 Rent Commencement Date, Tenant's Share shall
be increased as a result of the expansion into the Suite 355 Expansion Space,
the Suite 345 Expansion Space and the Suite 365 Expansion Space, as
applicable;

(ii) The Base Year with respect to the entire Third Floor Expansion
Space {regardless of the applicable
commencement date) shall be calendar year 2015; and

(iii) Notwithstanding anything in Section 5.8 of the Lease to the
contrary, Landlord agrees that in
calculating Tenant's Share of Excess Operating Costs pursuant to Article 5 of
the Lease, that portion of Operating Costs which are controllable by Landlord
(specifically excluding, without limitation, insurance premiums, taxes
[including Taxes] and costs of utilities)
will not increase more than five percent (5%) per year, compounded annually,
over the amount of such controllable Operating Costs for calendar year
2015 with respect to the Third Floor Expansion Space
(and such cap shall not reset in calendar year 2016 with respect to the Third
Floor Expansion Space as set forth in Section 5.8 of
the Lease with respect to the Original Premises).

-4-

5. Condition. 

A. Original Premises. Tenant is in possession of the Original Premises
and agrees to accept the same on the Effective Date "as is" without any
agreements, representations, understandings or obligations on the part of
Landlord to perform or fund any alterations, repairs or improvements, except as
expressly set forth in the Lease. 

B. Suite 355 Expansion
Space. Tenant agrees to accept possession of the Suite 355 Expansion Space on the Suite 355
Expansion Commencement Date "as is" without any agreements, representations,
understandings or obligations on the part of Landlord to perform or fund any
alterations, repairs or improvements, except as expressly set forth in this
First Amendment. Promptly following the Suite 355 Expansion Commencement Date,
Landlord and Tenant shall perform their respective obligations with respect to
design and construction of any improvements to be constructed and installed in
the Suite 355 Expansion Space (the "Suite 355 Tenant Improvements'') as provided in the Tenant Improvement Rider attached hereto and
incorporated herein as Exhibit
C.

C. Suite 345 Expansion Space. Tenant is in possession of the Suite 345
Expansion Space and agrees to accept the same on the Suite 345 Expansion
Commencement Date "as is" without any agreements, representations,
understandings or obligations on the part of Landlord to perform or fund any
alterations, repairs or improvements, except as expressly set forth in this
First Amendment. Promptly following the Suite 345 Expansion Commencement Date,
Landlord and Tenant shall perform their respective obligations with respect to
design and construction of any improvements to be constructed and installed in
the Suite 345 Expansion Space (the "Suite 345 Tenant Improvements") as provided in the Tenant Improvement Rider attached hereto and
incorporated herein as Exhibit
C. 

D. Suite 365 Expansion
Space. Tenant agrees to accept possession of the Suite 365 Expansion Space on the Suite 365
Expansion Commencement Date "as is" without any agreements, representations,
understandings or obligations on the part of Landlord to perform or fund any
alterations, repairs or improvements, except as expressly set forth in this
First Amendment. Promptly following the Suite 365 Expansion Commencement Date, Landlord and Tenant shall perform their
respective obligations with respect to design and construction of any
improvements to be constructed and installed in the Suite 365 Expansion Space
(the "Suite 365 Tenant
Improvements") as provided in the
Tenant Improvement Rider attached hereto and incorporated herein as
Exhibit C.

6. Parking.

A. Original Premises. Tenant shall continue to license the number of
parking spaces set forth in Section
17.2 of the Lease with respect to the Original Premises, in accordance with the
terms and conditions of the Lease.

-5-

B. Third Floor Expansion Space. Commencing on each of the Suite 355 Expansion Commencement Date, the
Suite 345 Expansion Commencement Date and the Suite 365 Expansion
Commencement Date, Landlord shall license to Tenant an additional four (4)
parking spaces per one thousand (1,000) rentable square feet of floor area
contained within the Suite 355 Expansion Space (i.e., a total of thirty-nine
(39) additional parking spaces), the Suite 345 Expansion Space (i.e., a total of
forty-five (45) additional parking spaces) and the Suite 365 Expansion Space
(i.e., a total of fifty-six (56) additional parking spaces), as applicable, all
in accordance with the terms and conditions of the Lease. Such additional
parking spaces shall be allocated by Landlord between reserved and unreserved
parking spaces based on prevailing market allocations and subject to
availability, and shall be licensed at a charge equal to prevailing market
rates, all in accordance with the terms and conditions of the Lease.

C. Parking Garage Expansion. As of the Effective Date, Landlord is
contemplating expanding the existing
parking garage serving the Building (the "Parking Garage Expansion"), without any obligation to do so. If Landlord elects to perform the
Parking Garage Expansion, then during the performance of the Parking Garage
Expansion, Landlord reserves the right (in its sole and absolute discretion) to
temporarily relocate any parking spaces licensed by Tenant with respect to the
Original Premises or the Third Floor Expansion Space to an off-site lot selected
by Landlord, and in the event such off-site lot is more than three (3) blocks
from the Building, Landlord shall provide shuttle service from such off-site lot
to the Building.

7. Expansion. Landlord and Tenant acknowledge and agree that the Suite
345 Expansion Space is the same space
as Suite 345 described in Section 17.5(c)(i) of the Lease, and the Suite 365
Expansion Space is the same space as Suite 350 described in Section 17.S(c)(ii)
of the Lease (notwithstanding the use of different suite numbers). Accordingly,
Section 17.5(c) of the Lease is hereby deleted in its entirety and of no further
force and effect, and the terms of this First Amendment shall control with
respect thereto.

8. Brokers. Tenant represents that Tenant has dealt with no brokers in
connection with this First Amendment,
other than CBRE, Inc. ("Broker"),
and that insofar as Tenant knows,
no broker (other than Broker) negotiated or participated in negotiations of this
First Amendment or is entitled to any commission in connection therewith. Tenant
shall defend, indemnify and hold harmless Landlord from and against any and all
claims of brokers, finders or any like third party (other than Broker) claiming
any right to commission or compensation by or through acts of Tenant in
connection herewith. Landlord shall defend, indemnify and hold harmless Tenant
from and against any and all claims of brokers, finders or any like third party
(other than Broker) claiming any right to commission or compensation by or
through acts of Landlord in connection herewith.

9. Ratification: Conflict. Except as otherwise expressly modified in this
First Amendment, the terms and
conditions of the Lease are and shall remain in full force and effect. In the
event of any conflict or inconsistency between the terms and provisions of the
Lease and the terms and provisions of this First Amendment, the terms and
provisions of this First Amendment shall govern and control.

10. Counterparts. This First Amendment may be executed in any number of
counterparts and the parties may
deliver their respective signatures by electronic mail or PDF transmission, all
of which together shall be deemed to constitute one instrument, and each of
which shall be deemed an original.

[REMAINDER OF PAGE
INTENTIONALLY LEFT BLANK]

-6-

IN WITNESS WHEREOF, the parties have executed this First Amendment to
Amended and Restated Lease as of the
day and year first above written.

		
      LANDLORD:

      STOCKDALE GALLERIA
      PROJECT OWNER, LLC,
a Delaware limited liability
  company

		 
		
      By:       
	
      Stockdale Galleria,
      LLC,
a Delaware limited
      liability company,
its sole member 

		 	
			
      By:       
	
      Stockdale Galleria
      Manager, LLC,
a Delaware
      limited liability company,
its Managing Member

				 
				
      By: /s/ Steven
      Yari
Name: Steven Yari
Title: Authorized Signatory

				 
		
      TENANT:
      

      YELP
      INC.,
a Delaware
      corporation

				 
		
      By:
	
      /s/ Rob
      Krolik

			
           Name: Rob Krolik

			
           Title:
CFO

-7-

EXHIBIT A

SITE PLAN OF THIRD FLOOR
EXPANSION SPACE

EXHIBIT A
-1-

EXHIBIT A
-2-

EXHIBIT B 

COMMENCEMENT
LETTER

___, _____ 20__

	Yelp
      Inc.	Yelp
      Inc.
	140 New
      Montgomery Street	140 New
      Montgomery Street
	San
      Francisco, California 94105	San
      Francisco, California 94105
	Attn: John
      Lieu	Attn: Legal
      Department
		

	
      Re:       
	
      [Suite 355 Expansion Space/Suite 345
      Expansion Space/Suite 365 Expansion Space] Commencement Letter with
      respect to that certain First Amendment to Amended and Restated Lease
      dated July _____, 2015, by and between Stockdale Galleria Project Owner, LLC,
      as Landlord, and Yelp Inc. as
Tenant

Dear Tenant:

In accordance with the
terms and conditions of the above referenced First Amendment, Tenant hereby
confirms that it has accepted possession of the [Suite 355 Expansion Space/Suite 345 Expansion
Space/Suite 365 Expansion Space] and agrees as follows:

The [Suite 355/Suite 345/Suite 365] Expansion Commencement Date is

[The Suite 365 Rent
Commencement Date is____________________________.]

The schedule of Base Rent
payable with respect to the [Suite
355 Expansion Space/Suite 345
Expansion Space/Suite 365 Expansion Space] is as follows:

				Total
      Monthly
				Installments
      for Entire
			Monthly Installments
    for	Current
      Premises
			[Suite 355
      Expansion	(including
      [Suite 355
		Annual Basic	Space/Suite
      345	Expansion
		Rent Rate	Expansion	Space/Suite 345
		Over	Space/Suite
      365	Expansion
		Rentable	Expansion 365	Space/Suite 365
	Period	Square
      Foot	Space]	Expansion Space]
	08/01/15-03/31/16	$32.00		
	04/01/16-03/31/17	$33.00		
	04/01/17-03/31/18	$34.00		
	04/01118-03/31/19	$35.00		
	04/01/19-03/31/20	$36.00		
	
      04/01/20-03/31/21
	
      $37.00
		

Tenant's Share with respect
to the [Suite 355 Expansion
Space/Suite 345 Expansion Space/Suite 365 Expansion Space] is______%; and the total Tenant's Share for the entire current Premises (including the [Suite 355 Expansion Space/Suite 345 Expansion
Space/Suite 365 Expansion
Space]) is______%.

Please acknowledge your
acceptance of possession and agreement to the terms set forth above by signing
all three (3) copies of this Commencement Letter in the space provided and
returning two (2) fully executed copies of the same to my attention.

	Sincerely,	
	  
	STOCKDALE GALLERIA PROJECT OWNER,
      LLC,
a Delaware limited liability company
	 
	By:       	Stockdale Galleria, LLC,
a Delaware
      limited liability company,
its sole member
	 
		By:       	Stockdale Galleria Manager,
  LLC,
			a Delaware limited liability
      company,
			its Managing Member
	 
			By:	
			Name: 	
			Title:	
	 
	Agreed and Accepted:
	 
	YELP INC.,	
	a Delaware
corporation

	 
	By: 			 
	Name: 	
	Title:	

EXHIBITS
-2-

EXHIBIT C

TENANT IMPROVEMENT
RIDER
(THIRD FLOOR EXPANSION SPACE)

(Tenant performs work with
Allowance provided by Landlord)

	1.       	This Tenant Improvement Rider shall set
      forth the obligations of Landlord and Tenant with respect to the
      performance of the Suite 355 Tenant Improvements, the Suite 345 Tenant
      Improvements and the Suite 365 Tenant Improvements (as applicable,
      the "Tenant
      Improvements"). The rights
      set forth in this Exhibit
      C (including, without
      limitation, the right to receive the Suite 355 Construction Allowance, the
      Suite 345 Construction Allowance and the Suite 365 Construction Allowance
      (all as defined in Section 4 below)) shall be personal to Original Tenant
      (i.e., Yelp Inc.) or an Affiliate. Notwithstanding anything in the Lease,
      as amended hereby, or this Exhibit C to the
      contrary, the disbursement of the Suite 355 Construction Allowance, the
      Suite 345 Construction Allowance and the Suite 365 Construction Allowance
      shall be subject to Original Tenant or an Affiliate, as applicable, not
      being in default under the Lease, as amended hereby, beyond all applicable
      notice and cure periods. In no event shall the Suite 355 Construction
      Allowance, the Suite 345 Construction Allowance or the Suite 365
      Construction Allowance be used to prepare the Third Floor Expansion Space
      (or any portion thereof) for any subtenant, assignee or other transferee
      of Original Tenant except to an Affiliate.
	          	
	2.	
      Prior to commencing
      the applicable Tenant Improvements, Tenant shall deliver to Landlord plans
      and specifications reasonably acceptable to Landlord; names and addresses
      of contractors reasonably acceptable to Landlord; copies of contracts;
      necessary permits and approvals; and evidence of Builders Risk (aka Course
      of Construction) insurance and such other insurance as is required of
      Tenant in accordance with Section 10.1 of the Lease. Tenant shall be
      responsible for insuring that all such persons procure and maintain
      insurance coverage against such risks, in such amounts as Landlord may
      reasonably require and with such companies as Landlord may reasonably
      approve, provided that such requirements do not exceed the insurance
      requirements of similar landlords of similar buildings in the vicinity of
      the Project. Tenant shall be responsible for all elements of the plans for
      the Tenant Improvements (including, without limitation, compliance with
      law, functionality of design, the structural integrity of the design, the
      configuration of the premises and the placement of Tenant's furniture,
      appliances and equipment), and Landlord's approval of such plans shall in
      no event relieve Tenant of the responsibility therefor. Landlord's
      approval of the contractors to perform the Tenant Improvements shall not
      be unreasonably withheld, conditioned or delayed. Landlord's approval of
      the general contractor to perform the Tenant Improvements shall not be
      considered to be unreasonably withheld if any such general contractor (a)
      does not have trade references reasonably acceptable to Landlord, (b) does
      not maintain insurance as required by Landlord, (c) does not have the
      ability to be bonded for the work in an amount reasonably satisfactory to
      Landlord, or (d) is not licensed as a contractor in the state and
      municipality in which the Building is located. Tenant shall not be
      required to remove the Tenant Improvements which are standard office
      improvements upon expiration or termination of the Term. However, Tenant
      shall remove all or part of the Tenant Improvements which are non-standard
      office improvements prior to or upon expiration or termination of the
      Term, unless Tenant, at the time Tenant requests Landlord's consent to the
      plans and specifications for such non-standard office improvements,
      requests in writing whether Landlord will require Tenant to remove such
      non-standard office improvements on or before the expiration or sooner
      termination of the Lease, and Landlord responds to Tenant in writing
      stipulating that Tenant will not be required to so remove such
      non-standard office improvements on or before the expiration or sooner
      termination of the Lease.

EXHIBIT C
-1-

	3.	
      Promptly after
      obtaining Landlord's approval of the plans for the applicable Tenant
      Improvements and before commencing construction of the applicable Tenant
      Improvements, Tenant shall deliver to Landlord a reasonably detailed
      estimate of the cost of the applicable Tenant Improvements and shall
      identify the amount (the "Excess Cost") equal to the difference between
      the amount of the total cost of the applicable Tenant Improvements (the
      "Total Cost") and the amount of the applicable Construction Allowance (as
      defined in Section 4 below). Tenant shall pay a percentage of each amount
      requested by the Contractor or otherwise to be disbursed under this Tenant
      Improvement Rider, which percentage shall be equal to the Excess Cost
      divided by the amount of the Total Cost, and such payments by Tenant shall
      be a condition to Landlord's obligation to pay any amounts from the
      applicable Construction Allowance.

	          	
	4.	
      Provided Tenant is
      not in default beyond all applicable notice and cure periods, Landlord
      agrees to contribute the following toward the cost of performing the
      Tenant Improvements (as applicable, the "Construction
      Allowance"):

		A.	Up to $148,350.00
      (i.e., $15.00 per rentable square foot of the Suite 355 Expansion Space)
      (the "Suite 355 Construction Allowance") towards the Suite 355 Tenant
      Improvements only;
	          	          	
		B.	Up to $57,110.00
      (i.e., $5.00 per rentable square foot of the Suite 345 Expansion Space)
      (the "Suite 345 Construction Allowance") towards the Suite 345 Tenant
      Improvements only; and
	 		
		C.	Up to $70,040.00
      (i.e., $5.00 per rentable square foot of the Suite 365 Expansion Space)
      (the "Suite 365 Construction Allowance") towards the Suite 365 Tenant
      Improvements only.
			 
		
      The Construction
      Allowance may only be used for the cost of preparing design and
      construction documents and mechanical and electrical plans for the
      applicable Tenant Improvements and for hard costs in connection with the
      applicable Tenant Improvements. The Construction Allowance, less a ten
      percent (10%) retainage (which retainage shall be payable as part of the
      final draw), shall be paid to Tenant or, at Landlord's option, to the
      order of the general contractor that performs the applicable Tenant
      Improvements, in periodic disbursements within thirty (30} days after
      receipt of the following documentation: (a) an application for payment and
      sworn statement of contractor substantially in the form of AIA Document
      G-702 covering all work for which disbursement is to be made to a date
      specified therein; (b) a certification from an AIA architect substantially
      in the form of the Architect's Certificate for Payment which is located on
      AIA Document G702, Application and Certificate of Payment; {c)
      contractor's, subcontractor's and material supplier's waivers of liens
      which shall cover all Tenant Improvements for which disbursement is being
      requested and all other statements and forms required for compliance with
      the mechanics' lien laws of the state in which the Premises is located,
      together with such supporting data as Landlord or Landlord's mortgagee may
      reasonably require; (d) a cost breakdown for each trade or subcontractor
      performing the Tenant Improvements; (e) plans and specifications for the applicable Tenant Improvements (if
      routinely prepared for the particular applicable Tenant Improvements for
      which disbursement is being requested), together with a certificate from
      an AIA architect that such plans and specifications comply in all material
      respects with all laws affecting the Building, Project and Premises (if
      applicable); (f) copies of all construction contracts for the applicable
      Tenant Improvements, together with copies of all change orders, if any;
      and (g) a request to disburse from Tenant containing an approval by Tenant
      of the work done, paid invoices and receipts showing payment in full of
      the Excess Cost {if any) by Tenant, and a good faith estimate of the cost
      to complete the applicable Tenant Improvements. Upon completion of the
      applicable Tenant Improvements, and prior to final disbursement of the
      applicable Construction Allowance, Tenant shall furnish Landlord with: (i)
      general contractor and architect's completion affidavits; (ii) full and
      final waivers of lien; (iii) receipted bills covering all labor and
      materials expended and used; (iv) as-built plans of the applicable Tenant
      Improvements; (v) the certification of Tenant and its architect that the
      applicable Tenant Improvements have been installed in a good and
      workmanlike manner in accordance with the approved plans, and in
      accordance with applicable laws, codes and ordinances; and (vi) a
      certificate of occupancy for the Suite 355 Expansion Space, the Suite 345
      Expansion Space or the Suite 365 Expansion Space, as applicable. In no
      event shall landlord be required to disburse the Construction Allowance·
      more than one {1) time per month. Notwithstanding anything herein to the
      contrary, Landlord shall not be obligated to disburse any portion of the
      Construction Allowance during the continuance of an uncured default under
      the Lease, as amended hereby, and Landlord's obligation to disburse shall
      only resume when and if such default is
  cured.

EXHIBIT C
-2-

	5.	
      In no event shall any
      portion of the Construction Allowance be used for the purchase of
      equipment, furniture or other items of personal property of Tenant. In the
      event Tenant does not submit to Landlord a written request for payment of
      the entire applicable Construction Allowance (together with all of the
      documents and certificates required for such payment) within six (6)
      months after the Suite 355 Expansion Commencement Date, the Suite 345
      Commencement Date or the Suite 365 Commencement Date; as applicable, any
      portion of the applicable Construction Allowance not disbursed to Tenant
      shall accrue to the sole benefit of Landlord, it being understood that
      Tenant shall not be entitled to any credit, abatement or other concession
      in connection therewith, except as set forth below, and that Tenant shall
      not be entitled to apply any remaining portion of the applicable
      Construction Allowance to any other portion of the Third Floor Expansion
      Space. Tenant· shall be responsible for all applicable state sales or use
      taxes, if any, payable in connection with the Tenant Improvements and/or
      Construction Allowance. 

	          	
	6.	
      The Tenant
      Improvements shall be constructed in a good and workmanlike manner using
      Building standard materials or other new materials of equal or greater
      quality. Landlord, to the extent reasonably necessary to avoid any
      disruption to the tenants and occupants of the Project, shall have the
      right to designate the time when the Tenant Improvements may be performed
      and to otherwise designate reasonable rules, regulations and procedures
      for the performance of work in the Project. The Tenant Improvements shall
      be subject to and shall comply with all insurance requirements, all
      applicable codes, ordinances, laws and regulations, and the provisions of
      Section 7 of the Lease with respect to Alterations to the extent they do
      not conflict with the provisions of this Tenant Improvement
      Rider.

		 
	7. 	
      Tenant agrees to
      accept the Suite 355 Expansion Space, the Suite 345 Expansion Space and
      the Suite 365 Expansion Space in each of their "as-is" condition and
      configuration, without representation or warranty by Landlord or anyone
      acting on Landlord's behalf, it being agreed that Landlord shall not be
      required to perform any work or, except as provided above with respect to
      the applicable Construction Allowance, incur any costs in connection with
      the construction or demolition of any improvements in the Suite 355
      Expansion Space, the Suite 345 Expansion Space or the Suite 365 Expansion
      Space; provided, however, that Suite 355 Expansion Space and the Suite 365
      Expansion Space (but not the Suite 345 Expansion Space, since Tenant is
      the existing occupant of the Suite 345 Expansion Space as a subtenant
      under the Existing Suite 345 Lease), will be delivered broom clean with
      all Building systems providing service to the applicable space in good
      operating condition.

EXHIBIT C
-3-

	8.	This
      Tenant Improvement Rider shall not be deemed applicable to any additional
      space added to the Original Premises or Third Floor Expansion Space at any
      time or from time to time, whether by any options under the Lease, as
      amended hereby, or otherwise, or to any portion of the Original Premises
      or the Third Floor Expansion Space or any additions to the Premises in the event of a renewal or extension of the original
      Term, whether by any options under the Lease, as amended hereby, or
      otherwise, unless expressly so provided in the lease, as amended hereby,
      or any amendment or supplement to the Lease, as amended hereby. All
      capitalized terms used in this Tenant Improvement Rider but not defined
      herein shall have the same meanings ascribed to such terms in the Lease,
      as amended hereby.

	          	 
	9.
	In
      the event that Landlord does not fund any installment of the Construction
      Allowance within forty-five (45) days following Tenant's satisfaction of
      the applicable conditions under this Tenant Improvement Rider for the
      disbursement of same and Tenant's delivery of all applicable
      items under Section 4 above, Tenant may give to Landlord (and any
      mortgagee to which Tenant has delivered a SNDA) a notice
      of such failure, which notice shall contain the following phrase on page 1
      of the notice in all capital letters and boldface type (or it shall not be
      deemed validly delivered to Landlord): "FINAL NOTICE: LANDLORD'S FAILURE TO DISBURSE THE
      [SUITE 355/SUITE
      345/SUITE 365] CONSTRUCTION ALLOWANCE WITHIN THIRTY (30) DAYS SHALL ENTITLE TENANT TO OFFSET
      SUCH AMOUNT AGAINST RENT." If Landlord does not provide the requested Construction Allowance
      funds within thirty (30) days after Landlord's receipt of such notice,
      then Tenant shall be permitted to offset such amount against the Base Rent
      due and owing hereunder together with interest at the Interest Rate on a
      monthly basis until the full amount of the applicable installment of the
      applicable Construction Allowance has been recouped by Tenant; provided,
      however, that if Landlord notifies Tenant that Landlord disputes Tenant's
      entitlement to the applicable Construction Allowance or such portion
      thereof, Tenant may not offset any amount on account thereof unless and
      until such dispute is finally resolved. If any such disputes regarding
      Tenant's entitlement to the applicable Construction Allowance are not
      resolved between the parties within thirty (30) days following such notice
      by Landlord, Tenant may proceed with its remedies at law or in
      equity.

EXHIBIT C
-4-

SECOND AMENDMENT TO
AMENDED AND RESTATED LEASE

THIS SECOND AMENDMENT TO
AMENDED AND RESTATED LEASE (this "Second Amendment") is
made and entered into as of the 22nd day of April, 2016 (the
"Effective Date"),
by and between STOCKDALE GALLERIA
PROJECT OWNER, LLC, a Delaware limited liability company, as "Landlord", and YELP INC., a Delaware corporation, as
"Tenant".

WITNESSETH:

WHEREAS, Landlord and
Tenant are parties to that certain Amended and Restated Lease dated April 1,
2015 (the "Original Lease"),
as amended by that certain First
Amendment to Amended and Restated Lease dated July 30, 2015 (the "First Amendment"), that certain Commencement Letter with respect to
the Suite 355 Expansion Space (referred to therein as "Suite 360") dated August
26, 2015, that certain letter agreement dated September 24, 2015 (the
"Letter Agreement"),
and that certain Commencement
Letter with respect to the Suite 365 Expansion Space (referred to therein as
"Suite 345") dated January 21, 2016 (collectively, the "Lease"), for the lease of certain space (the "Existing Premises") in the Building commonly known and described as
Galleria Corporate Centre having an address of 4343 North Scottsdale Road,
Scottsdale, Arizona 85251, which Existing Premises currently consists of
approximately 116,567 rentable square feet of floor area in the aggregate, as
follows:

	Suites	Approximate Size
	200,
      220, 270, 280 & 290	62,090 rentable square feet
	100,
      105, 110, 115, 120 & 130	30,579 rentable square feet
	355
      (sometimes referred to as Suite 360)	9,890 rentable square feet
	365
      (sometimes referred to as Suite 345)	14,008 rentable square feet

WHEREAS, the Suite 345
Expansion Commencement Date (as defined in the First Amendment) has not yet
occurred;

WHEREAS, Tenant has
requested that certain space in the Building containing approximately 30,008
rentable square feet of floor area commonly known as Suite 260, as shown on
Exhibit A attached hereto (the "Suite 260 Expansion Space"), be added to the Existing Premises and that the
Lease be appropriately amended;

WHEREAS, the Suite 260
Expansion Space is currently occupied by an existing tenant (the "Existing Tenant"), whose lease of the Suite 260 Expansion Space (the
"Existing Lease") is scheduled to expire on September 30,
2016;

WHEREAS, Landlord is
willing to expand the Existing Premises to include the Suite 260 Expansion Space
on the following terms and conditions; and

WHEREAS, the parties desire
to further modify the Lease as hereinafter set forth in this Second
Amendment.

-1-

NOW, THEREFORE, in consideration of the mutual promises herein contained
and other good and valuable consideration, the receipt and adequacy of which are
hereby acknowledged, the parties hereto agree as follows:

1. Effective Date: Capitalized Terms. The terms and provisions of
this Second Amendment shall be effective on the date of this Second Amendment. All
capitalized terms used in this Second Amendment, unless otherwise defined
herein, shall have the same meanings given to them in the Lease. 

2. Expansion.

A. Suite 260 Expansion Space: Suite 260 Term. Effective as of the
date that is the later to occur of
(i) the date that the Existing Tenant vacates the Suite 260 Expansion Space, and
(ii) the date that the Existing Lease expires or is sooner terminated with
respect to the Suite 260 Expansion Space (the "Suite 260 Expansion Commencement Date"),
the Premises, as defined in the
Lease, shall be increased by the addition of the Suite 260 Expansion Space. The
term for the Suite 260 Expansion Space (the "Suite 260 Term") shall commence on the Suite 260 Expansion
Commencement Date and shall continue until September 30, 2022 (and the Term of
the Lease is hereby extended to September 30, 2022, with respect to the Suite
260 Expansion Space only), unless the Lease, as amended hereby, is sooner
terminated, subject to extension as set forth below. The Suite 260 Expansion
Space is subject to all of the terms and conditions of the Lease, except as
expressly modified herein, and except that Tenant shall not be entitled to
receive any allowances, abatements or other financial concessions granted with
respect to the Existing Premises, except as expressly set forth herein. Further,
the option to extend the Term of the Lease set forth in Section 3.3 of the
Original Lease shall not apply to the Suite 260 Expansion Space, unless Tenant
elects, at the same time and in the Exercise Notice delivered pursuant to
Section 3.3(b) of the Original Lease, to extend the Term of the Lease with
respect to the entire Premises leased by Tenant at such time (including, without
limitation, the Suite 260 Expansion Space) for the Option Term, subject to the
terms and conditions of Section 3.3 of the Original Lease and this Section 2.A.
If Tenant so elects to extend the Term of the Lease with respect to the entire
Premises leased by Tenant at such time, (i) the Term of the Lease with respect
to the entire Premises leased by Tenant at such time (less the Suite 260
Expansion Space) shall be extended for the Option Term commencing as of the date
immediately following the existing Expiration Date under the Lease with respect
to the Existing Premises (i.e., the Option Term with respect to the entire
Premises leased by Tenant at such time (less the Suite 260 Expansion Space)
shall be April 1, 2021, through March 31, 2026, inclusive), (ii) the Term of the
Lease with respect to the Suite 260 Expansion Space shall be extended for the
Option Term commencing as of the date immediately following the expiration of
the Suite 260 Term (i.e., the Option Term with respect to the Suite 260
Expansion Space shall be October 1, 2022, through September 30, 2027,
inclusive), and (iii) the annual Base Rent payable by Tenant during the
applicable Option Term for the entire Premises leased by Tenant at such time
(less the Suite 260 Expansion Space) and the Suite 260 Expansion Space shall be
the Option Base Rent as determined in accordance with Section 3.3(a) of the
Original Lease, which Option Base Rent shall be payable commencing as of the
first (1st) day of the applicable Option Term (i.e.,
commencing on April 1, 2021, with respect to the entire Premises leased by
Tenant at such time (less the Suite 260 Expansion Space), and commencing on
October 1, 2022, with respect to the Suite 260 Expansion Space). If Tenant does
not elect to extend the Suite 260 Term in the Exercise Notice, then Tenant shall
have no further right to extend the Suite 260 Term. Promptly following the Suite
260 Expansion Commencement Date, Landlord and Tenant shall each execute and
deliver a Commencement Letter substantially in the form of Exhibit B attached hereto.

-2-

3. Base Rent. 

A. Existing Premises. Tenant shall continue to pay Base Rent with
respect to the Existing Premises in accordance with the terms and conditions of
the Lease. 

B. Suite 260 Expansion Space. Commencing on the Suite 260
Expansion Commencement Date and
continuing throughout the Suite 260 Term (subject to Section 2.A above , the
schedule of Base Rent for the Suite 260 Expansion Space shall be as
follows:

	Period		
	Suite 260 Expansion	Annual Basic Rent Rate	Monthly
      Installments
      for
	Commencement
      Date-	per Rentable
      Square Foot	Suite 260
      Expansion Space
	03/31/17	$32.00	$80,021.33
	04/01/17-03/31/18	$33.00	$82,522.00
	04/01/18-03/31/19	$34.00	$85,022.67
	04/01/19-03/31/20	$35.00	$87,523.33
	04/01/20-03/31/21	$36.00	$90,024.00
	04/01/21-03/31/22	$37.00	$92,524.67
	04/01/22-09/30/22	$38.00	$95,025.33

All such Base Rent shall be payable by Tenant in accordance with the
terms of the Lease, as amended hereby.

4. Additional Rent. 

A. Existing Premises. Tenant shall continue to pay Additional Rent with
respect to the Existing Premises in
accordance with the terms and conditions of the Lease.

B. Suite 260 Expansion Space. Commencing on the Suite 260 Expansion
Commencement Date and continuing throughout the Suite 260 Term, Tenant shall pay
Additional Rent with respect to the Suite 260 Expansion Space as set forth in
the Lease; provided, however, that: 

(i) Tenant's Share shall be increased as a result of the expansion into
the Suite 260 Expansion Space;
and

(ii) The Base Year with
respect to the Suite 260 Expansion Space shall be calendar year 2016.

5. Condition. 

A. Existing Premises. Tenant is in possession of the Existing Premises
and agrees to accept the same on the
Effective Date "as is" without any agreements, representations, understandings or obligations on the part of
Landlord to perform or fund any alterations, repairs or improvements, except as
expressly set forth in the Lease.
-3-

B. Suite 260 Expansion
Space. Tenant agrees to accept possession of the Suite 260 Expansion Space on the Suite 260
Expansion Commencement Date "as is" without any agreements, representations,
understandings or obligations on the part of Landlord to perform or fund any
alterations, repairs or improvements, except as expressly set forth in this
Second Amendment. Promptly following the Suite 260 Expansion Commencement Date,
Landlord and Tenant shall perform their respective obligations with respect to
design and construction of any improvements to be constructed and installed in
the Suite 260 Expansion Space (the "Suite 260 Tenant Improvements") as provided in the Tenant Improvement Rider attached hereto and
incorporated herein as Exhibit
C.

6. Parking.

A Existing Premises. Tenant
shall continue to license the number of parking spaces set forth in Section 17.2
of the Original Lease and Section 6 of the First Amendment with respect to the
Existing Premises, in accordance with the terms and conditions of the
Lease.

B. Suite 260 Expansion
Space. Commencing on the Suite 260 Expansion Commencement Date and continuing throughout the Suite 260 Term, Landlord
shall license to Tenant an additional four (4) parking spaces per one thousand
(1,000) rentable square feet of floor area contained within the Suite 260
Expansion Space (i.e., a total of one hundred twenty (120) additional parking
spaces), all in accordance with the terms and conditions of the Lease. Such
additional parking spaces shall be allocated by Landlord between reserved and
unreserved parking spaces based on prevailing market allocations and subject to
availability, and shall be licensed at a charge equal to prevailing market
rates, all in accordance with the terms and conditions of the Lease.

C. Parking Garage
Expansion. As of the Effective Date, Landlord is contemplating expanding the existing parking
garage serving the Building (the "Parking Garage Expansion"), without any obligation to do so. If Landlord elects to perform the
Parking Garage Expansion, then during the performance of the Parking Garage
Expansion, Landlord reserves the right (in its sole and absolute discretion) to
temporarily relocate any parking spaces licensed by Tenant with respect to the
Suite 260 Expansion Space to an off-site lot selected by Landlord, and in the
event such off-site lot is more than three (3) blocks from the Building,
Landlord shall provide shuttle service from such off-site lot to the
Building.

7. Original Construction
Allowance. The second (2nd) sentence of Section 5 of Exhibit C to the Original
Lease, as amended by the Letter Agreement, is hereby further revised to read as
follows:

"In the event Tenant does
not submit to Landlord a written request for payment of the entire Construction
Allowance (together with all of the documents and certificates required for such
payment) by on or before February 1, 2017, any portion of the Construction
Allowance not disbursed to Tenant shall accrue to the sole benefit of Landlord,
it being understood that Tenant shall not be entitled to any credit, abatement
or other concession in connection therewith, except as set forth
below."

-4-

Nothing herein shall be deemed to modify the terms and conditions of the
First Amendment, which will remain the same.

8. Brokers. Tenant represents that Tenant has dealt with no brokers in
connection with this Second
Amendment, other than CBRE, Inc. ("Broker"), and that
insofar as Tenant knows, no broker (other than Broker) negotiated or
participated in negotiations of this Second Amendment or is entitled to any
commission in connection therewith. Tenant shall defend, indemnify and hold
harmless Landlord from and against any and all claims of brokers, finders or any
like third party (other than Broker) claiming any right to commission or
compensation by or through acts of Tenant in connection herewith. Landlord shall
defend, indemnify and hold harmless Tenant from and against any and all claims
of brokers, finders or any like third party (other than Broker) claiming any
right to commission or compensation by or through acts of Landlord in connection
herewith.

9. Ratification: Conflict. Except as otherwise expressly modified in this
Second Amendment, the terms and
conditions of the Lease are and shall remain in full force and effect. In the
event of any conflict or inconsistency between the terms and provisions of the
Lease and the terms and provisions of this Second Amendment, the terms and
provisions of this Second Amendment shall govern and control. 

10. Counterparts. This Second Amendment may be executed in any number of
counterparts and the parties may deliver their respective signatures by
electronic mail or PDF transmission, all of which together shall be deemed to
constitute one instrument, and each of which shall be deemed an original.

[REMAINDER OF PAGE
INTENTIONALLY LEFT BLANK]

-5-

IN WITNESS WHEREOF, the
parties have executed this Second Amendment to Amended and Restated Lease as of the day and year first
above written.

		
      LANDLORD:

      STOCKDALE GALLERIA
      PROJECT OWNER, LLC,
a Delaware limited liability
  company

		 
		
      By:       
	
      Stockdale Galleria,
      LLC,
a Delaware limited
      liability company,
its sole member 

		 	
			
      By:       
	
      Stockdale Galleria
      Manager, LLC,
a Delaware
      limited liability company,
its Managing Member

				 
				
      By: /s/ Steven
      Yari
Name: Steven Yari
Title: Authorized Signatory

				 
		
      TENANT:
      

      YELP
      INC.,
a Delaware
      corporation

				 
		
      By: /s/ Rob Krolik

		
                  Name:
      Rob Krolik

		
                  Title:
      CFO

-6-

EXHIBIT A

SITE PLAN OF SUITE 260
EXPANSION SPACE

EXHIBIT
A
-1-

EXHIBIT B 

COMMENCEMENT
LETTER

_____________
,20____

	Yelp
      Inc.	Yelp
      Inc.
	140 New
      Montgomery Street	140 New
      Montgomery Street
	San
      Francisco, California 94105	San
      Francisco, California 94105
	Attn: John
      Lieu	Attn: Legal
      Department

	
      Re:       
	
      Suite 260 Expansion
      Space Commencement Letter with respect to that certain Second Amendment to
      Amended and Restated Lease dated April __, 2016, by and between Stockdale
      Galleria Project Owner, LLC, as Landlord, and Yelp Inc. as
      Tenant

Dear Tenant:

In accordance with the terms and conditions of the above referenced
Second Amendment, Tenant hereby confirms that it has accepted possession of the
Suite 260 Expansion Space and agrees as follows:

The Suite 260 Expansion Commencement Date is
__________________________

The schedule of Base Rent payable with respect to the Suite 260 Expansion
Space is as follows:

		Annual Basic
      Rent Rate per	Monthly
      Installments for
	Period	Rentable Square Foot	Suite 260
      Expansion Space
	/   /  
      -03/31/17	$32.00	$80,021.33
	04/01/17-03/31/18	$33.00	$82,522.00
	04/01/18-03/31/19	$34.00	$85,022.67
	04/01/19-03/31/20	$35.00	$87,523.33
	04/01/20-03/31/21	$36.00	$90,024.00
	04/01/21-03/31/22	$37.00	$92,524.67
	04/01/22-09/30/22	$38.00	$95,025.33

Tenant's Share with respect  to the Suite 260
Expansion Space is ______%; and the total Tenant's Share for the entire current
Premises (including the Suite 260 Expansion Space) is ______%.

Please acknowledge your
acceptance of possession and agreement to the terms set forth above by signing
all three (3) copies of this Commencement Letter in the space provided and
returning two (2) fully executed copies of the same to my attention.

EXHIBIT B
-1-

	Sincerely,	
	  
	STOCKDALE GALLERIA PROJECT OWNER, LLC,
a Delaware limited
      liability company
	 
	By:       	Stockdale Galleria, LLC,
a Delaware limited liability
      company,
its sole member
	 
	 	By:       	Stockdale Galleria
      Manager, LLC,
a Delaware limited
      liability company,
its Managing
      Member
	 
			By:
			Name: 
			Title:
	 
	Agreed and Accepted:
	 
	YELP
      INC.,	
	a
      Delaware corporation
	 
	By:
	Name: 
	Title:

EXHIBIT B
-2-

EXHIBIT C

TENANT IMPROVEMENT
RIDER
(SUITE 260 EXPANSION SPACE)

(Tenant performs work with
Allowance provided by Landlord)

	1.	This Tenant
      Improvement Rider shall set forth the obligations of Landlord and Tenant
      with respect to the performance of the Suite 260 Tenant Improvements
      (sometimes also referred to herein as the "Tenant Improvements"). The rights set forth in this Exhibit C (including,
      without limitation, the right to receive the Suite 260 Construction
      Allowance (as defined in Section 4 below)) shall be personal to Original Tenant (ie., Yelp Inc.) or an
      Affiliate. Notwithstanding anything in the Lease, as amended hereby, or
      this Exhibit
      C to the contrary, the
      disbursement of the Suite 260 Construction Allowance shall be subject to
      Original Tenant or an Affiliate, as applicable, not being in default under
      the Lease, as amended hereby, beyond all applicable notice and cure
      periods. In no event shall the Suite 260 Construction Allowance be used to
      prepare the Suite 260 Expansion Space (or any portion thereof) for any
      subtenant, assignee or other transferee of Original Tenant except to an
      Affiliate.
	          	 
	2.	Prior to commencing
      the Tenant Improvements, Tenant shall deliver to Landlord plans and
      specifications reasonably acceptable to Landlord; names and addresses of
      contractors reasonably acceptable to Landlord; copies of contracts;
      necessary permits and approvals; and evidence of Builders Risk (aka Course
      of Construction) insurance and such other insurance as is required of
      Tenant in accordance with Section 10.1 of the Original Lease. Tenant shall
      be responsible for insuring that all such persons procure and maintain
      insurance coverage against such risks, in such amounts as Landlord may
      reasonably require and with such companies as Landlord may reasonably
      approve, provided that such requirements do not exceed the insurance
      requirements of similar landlords of similar buildings in the vicinity of
      the Project. Tenant shall be responsible for all elements of the plans for
      the Tenant Improvements (including, without limitation, compliance with
      law, functionality of design, the structural integrity of the design, the
      configuration of the premises and the placement of Tenant's furniture,
      appliances and equipment), and Landlord's approval of such plans shall in
      no event relieve Tenant of the responsibility therefor. Landlord's
      approval of the contractors to perform the Tenant Improvements shall not
      be unreasonably withheld, conditioned or delayed. Landlord's approval of
      the general contractor to perform the Tenant Improvements shall not be
      considered to be unreasonably withheld if any such general contractor (a)
      does not have trade references reasonably acceptable to Landlord, (b) does
      not maintain insurance as required by Landlord, (c) does not have the
      ability to be bonded for the work in an amount reasonably satisfactory to
      Landlord, or (d) is not licensed as a contractor in the state and
      municipality in which the Building is located. Tenant shall not be
      required to remove the Tenant Improvements which are standard office
      improvements upon expiration or termination of the Term. However, Tenant
      shall remove all or part of the Tenant Improvements which are non-standard
      office improvements prior to or upon expiration or termination of the
      Term, unless Tenant, at the time Tenant requests Landlord's consent to the
      plans and specifications for such non-standard office improvements,
      requests in writing whether Landlord will require Tenant to remove such
      non-standard office improvements on or before the expiration or sooner
      termination of the Lease, and Landlord responds to Tenant in writing
      stipulating that Tenant will not be required to so remove such non-standard office improvements on or
      before the expiration or sooner termination of the Lease.

EXHIBIT C
-1-

	3.	
      Promptly after
      obtaining Landlord's approval of the plans for the Tenant Improvements and
      before commencing construction of the Tenant Improvements, Tenant shall
      deliver to Landlord a reasonably detailed estimate of the cost of the
      Tenant Improvements and shall identify the amount (the "Excess Cost") equal to the difference between the amount
      of the total cost of the Tenant Improvements (the "Total Cost") and the amount of the Construction Allowance
      (as defined in Section 4 below). Tenant shall pay a percentage of each
      amount requested by the Contractor or otherwise to be disbursed under this
      Tenant Improvement Rider, which percentage shall be equal to the Excess
      Cost divided by the amount of the Total Cost, and such payments by Tenant
      shall be a condition to Landlord's obligation to pay any amounts from the
      Construction Allowance. 

	          	 
	4.
	
      Provided Tenant is
      not in default beyond all applicable notice and cure periods, Landlord
      agrees to contribute the following toward the cost of performing the
      Tenant Improvements (sometimes also referred to herein as the
      "Construction Allowance"):
      

	          	A.	Up to $450,120.00 (i.e., $15.00 per rentable square foot
      of the Suite 260 Expansion Space) (the "Suite 260
      Construction Allowance") towards the Suite 260 Tenant Improvements
      only.
		          	 
		The Construction Allowance may only
      be used for the cost of preparing design and construction documents and
      mechanical and electrical plans for the Tenant Improvements and for hard
      costs in connection with the Tenant Improvements. The Construction
      Allowance, less a ten percent (10%) retainage (which retainage shall be
      payable as part of the final draw), shall be paid to Tenant or, at
      Landlord's option, to the order of the general contractor that performs
      the Tenant Improvements, in periodic disbursements within thirty (30) days
      after receipt of the following documentation: (a) an application for
      payment and sworn statement of contractor substantially in the form of AIA
      Document G-702 covering all work for which disbursement is to be made to a
      date specified therein; (b) a certification from an AIA architect
      substantially in the form of the Architect's Certificate for Payment which
      is located on AIA Document G702, Application and Certificate of Payment;
      (c) contractor's, subcontractor's and material supplier's waivers of liens
      which shall cover all Tenant Improvements for which disbursement is being
      requested and all other statements and forms required for compliance with
      the mechanics' lien laws of the state in which the Premises is located,
      together with such supporting data as Landlord or Landlord's mortgagee may
      reasonably require; (d) a cost breakdown for  each trade or
      subcontractor performing the Tenant Improvements; (e) plans and
      specifications for the Tenant Improvements (if routinely prepared for the
      particular Tenant Improvements for which disbursement is being requested),
      together with a certificate from an AIA architect that such plans and
      specifications comply in all material respects with all laws affecting the
      Building, Project and Premises (if applicable); (f) copies of all
      construction contracts for the Tenant Improvements, together with copies
      of all change orders, if any; and (g) a request to disburse from Tenant
      containing an approval by Tenant of the work done, paid invoices and
      receipts showing payment in full of the Excess Cost (if any) by Tenant,
      and a good faith estimate of the cost to complete the Tenant Improvements.
      Upon completion of the Tenant Improvements, and prior to final
      disbursement of the Construction Allowance, Tenant shall furnish Landlord
      with: (i) general contractor and architect's completion affidavits; (ii)
      full and final waivers of lien; (iii) receipted bills covering all labor
      and materials expended and used; (iv) as-built plans of the Tenant
      Improvements; (v) the certification of Tenant and its architect that the
      Tenant Improvements have been installed in a good and workmanlike manner
      in accordance with the approved plans, and in accordance with applicable
      laws, codes and ordinances; and (vi) a certificate of occupancy for the
      Suite 260 Expansion Space. In no event shall Landlord be required to
      disburse the Construction Allowance more than one (1) time per month.
      Notwithstanding anything herein to the contrary, Landlord shall not be
      obligated to disburse any portion of the Construction Allowance during the
      continuance of an uncured default under the Lease, as amended hereby, and
      Landlord's obligation to disburse shall only resume when and if such
      default is cured.

EXHIBIT C
-2-

	5.	In no
      event shall any portion of the Construction Allowance be used for the
      purchase of equipment, furniture or other items of personal property of
      Tenant. In the event Tenant does not submit to Landlord a written request
      for payment of the entire Construction Allowance (together with all of the
      documents and certificates required for such payment) by February 1, 2017,
      any portion of the Construction Allowance not disbursed to Tenant shall
      accrue to the sole benefit of Landlord, it being understood that Tenant
      shall not be entitled to any credit, abatement or other concession in
      connection therewith, except as set forth below, and that Tenant shall not
      be entitled to apply any remaining portion of the Construction Allowance
      to any other portion of the Existing Premises or the Third Floor Expansion
      Space (as defined in the First Amendment). Tenant shall be responsible for
      all applicable state sales or use taxes, if any, payable in connection
      with the Tenant Improvements and/or Construction
  Allowance.

	          	
	6.	The
      Tenant Improvements shall be constructed in a good and workmanlike manner
      using Building standard materials or other new materials of equal or
      greater quality. Landlord, to the extent reasonably necessary to avoid any
      disruption to the tenants and occupants of the Project, shall have the
      right to designate the time when the Tenant Improvements may be performed
      and to otherwise designate reasonable rules, regulations and procedures
      for the performance of work in the Project. The Tenant Improvements shall
      be subject to and shall comply with all insurance requirements, all
      applicable codes, ordinances, laws and regulations, and the provisions of
      Section 7 of the Original Lease with respect to Alterations to the extent
      they do not conflict with the provisions of this Tenant Improvement
      Rider.

	 
	7.	Tenant
      agrees to accept the Suite 260 Expansion Space in its "as-is" condition
      and configuration, without representation or warranty by Landlord or
      anyone acting on Landlord's behalf, it being agreed that Landlord shall
      not be required to perform any work or, except as provided above with
      respect to the Construction Allowance, incur any costs in connection with
      the construction or demolition of any improvements in the Suite 260
      Expansion Space.

	 
	8.	This
      Tenant Improvement Rider shall not be deemed applicable to any additional
      space added to the Existing Premises or Third Floor Expansion Space at any
      time or from time to time, whether by any options under the Lease, as
      amended hereby, or otherwise, or to any portion of the Existing Premises
      or the Third Floor Expansion Space or any additions to the Premises in the
      event of a renewal or extension of the original Term, whether by any
      options under the Lease, as amended hereby, or otherwise, unless expressly
      so provided in the Lease, as amended hereby, or any amendment or
      supplement to the Lease, as amended hereby. All capitalized terms used in
      this Tenant Improvement Rider but not defined herein shall have the same
      meanings ascribed to such terms in the Lease, as amended
    hereby.

EXHIBIT C
-3-

	9.	In
      the event that Landlord does not fund any installment of the Construction
      Allowance within forty-five (45) days following Tenant's satisfaction of
      the applicable conditions under this Tenant Improvement Rider for the
      disbursement of same and Tenant's delivery of all applicable items under
      Section 4 above, Tenant may give to Landlord (and any mortgagee to which
      Tenant has delivered a SNDA) a notice of such failure, which notice shall
      contain the following phrase on page 1 of the notice in all capital
      letters and boldface type (or it shall not be deemed validly delivered to
      Landlord): "FINAL
      NOTICE: LANDLORD'S FAILURE TO DISBURSE THE SUITE 260 CONSTRUCTION
      ALLOWANCE WITHIN THIRTY (30) DAYS SHALL ENTITLE TENANT TO OFFSET SUCH
      AMOUNT AGAINST RENT." If
      Landlord does not provide the requested Construction Allowance funds
      within thirty (30) days after Landlord's receipt of such notice, then
      Tenant shall be permitted to offset such amount against the Base Rent due
      and owing hereunder together with interest at the Interest Rate on a
      monthly basis until the full amount of the applicable installment of the
      Construction Allowance has been recouped by Tenant; provided, however,
      that if Landlord notifies Tenant that Landlord disputes Tenant's
      entitlement to the Construction Allowance or such portion thereof, Tenant
      may not offset any amount on account thereof unless and until such dispute
      is finally resolved. If any such disputes regarding Tenant's entitlement
      to the Construction Allowance are not resolved between the parties within
      thirty (30) days following such notice by Landlord, Tenant may proceed
      with its remedies at law or in equity.

	          	
	10.	Notwithstanding anything in the Lease, as amended hereby, to the
      contrary, Tenant shall be entitled to apply any portion of the remaining
      Construction Allowance (as defined in the Original Lease) (the
      "Original Construction
      Allowance") (specifically
      excluding any portion of the Suite 355 Construction Allowance, the Suite
      345 Construction Allowance or the Suite 365 Construction Allowance (all as
      defined the First Amendment)) to the cost of the Suite 260 Tenant
      Improvements, provided that such use of the remaining Original
      Construction Allowance shall be subject to the terms and conditions of
      Sections 4, 5 and 9 of Exhibit C to the
      Original Lease, as amended by Section 7 of this Second Amendment. As of
      the date of this Second Amendment, Landlord and Tenant acknowledge and
      agree that $847,371.08 of the Original Construction Allowance has not yet
      been disbursed to Tenant. Any portion of the Original Construction
      Allowance applied to the Suite 260 Tenant Improvements shall reduce the
      total Original Construction Allowance available for the Tenant
      Improvements (as defined in the Original Lease). For the avoidance of
      doubt, in no event shall Landlord be obligated to disburse more than the
      total Original Construction Allowance (in the aggregate) towards the
      Tenant Improvements (as defined in the Original Lease) and the Suite 260
      Tenant Improvements (as defined in this Second Amendment), and in no event
      shall the Original Construction Allowance be applicable to any portion of
      the Third Floor Expansion Space (as defined in the First Amendment).
      Further, nothing herein shall be deemed to modify the terms and conditions
      of the First Amendment, which will remain the
  same.

EXHIBIT C
-4-

THIRD AMENDMENT TO
AMENDED AND RESTATED LEASE

THIS THIRD AMENDMENT TO AMENDED AND RESTATED LEASE (this ''Third
Amendment"} is made and entered into as of the 22nd day of
July, 2016 (the "Effective
Date"), by and between STOCKDALE
GALLERIA PROJECT OWNER, LLC, a Delaware limited liability company, as
"Landlord", and YELP INC., a Delaware corporation, as 
"Tenant".

WITNESSETH:

WHEREAS, Landlord and Tenant are parties to that certain Amended and
Restated Lease dated April 1, 2015, as amended by that certain First Amendment
to Amended and Restated Lease dated July 30, 2015 {the "First Amendment"), that certain Commencement Letter with respect to
the Suite 355 Expansion Space (referred to therein as "Suite 360") dated August
26, 2015, that certain letter agreement dated September 24, 2015, that certain
Commencement Letter with respect to the Suite 365 Expansion Space (referred to
therein as "Suite 345") dated January 21, 2016, and that certain Second
Amendment to Amended and Restated Lease undated in April, 2016 (the
"Second Amendment",
and collectively, the
"Lease"), for the lease
of certain space (the "Existing
Premises") in the Building
commonly known and described as Galleria Corporate Centre having an address of
4343 North Scottsdale Road, Scottsdale, Arizona 85251, which Existing Premises
currently consists of approximately 116,567 rentable square feet of floor area
in the aggregate, as follows:

	Suites	Approximate
      Size
	200, 220,
      270, 280 & 290	62,090
      rentable square feet
	100, 105,
      110, 115, 120 & 130	30,579
      rentable square feet
	355
      (sometimes referred to as Suite 360)	9,890
      rentable square feet
	365
      {sometimes referred to as Suite 345)	14,008
      rentable square feet

WHEREAS, pursuant to the
First Amendment, the Existing Premises shall be expanded by the addition of that
certain space in the Building containing approximately 11,422 rentable square
feet of floor area commonly known as Suite 345, as more particularly described
in the First Amendment, on the terms and conditions set forth in the First
Amendment;

WHEREAS, the Suite 345
Expansion Commencement Date (as defined in the First Amendment) has not yet
occurred;

WHEREAS, pursuant to the
Second Amendment, the Existing Premises shall be expanded by the addition of
that certain space in the Building containing approximately 30,008 rentable
square feet of floor area commonly known as Suite 260, as more particularly
described in the Second Amendment (the "Suite 260 Expansion Space"), on the terms and conditions set forth in the Second Amendment;

WHEREAS, the Suite 260
Expansion Commencement Date (as defined in the Second Amendment) has not yet
occurred;

-1-

WHEREAS, Landlord and Tenant now desire to reconfigure the Suite 260
Expansion Space (which reconfiguration shall result in a net reduction in the
Suite 260 Expansion Space of 21 rentable square feet), such that the Suite 260
Expansion Space shall consist of that certain space in the Building containing
approximately 29,987 rentable square feet of floor area, as shown on
Exhibit A attached hereto, on the terms and conditions
hereinafter set forth in this Third Amendment; and

WHEREAS, the parties desire to further modify the Lease as hereinafter
set forth in this Third Amendment.

NOW, THEREFORE, in consideration of the mutual promises herein contained
and other good and valuable consideration, the receipt and adequacy of which are
hereby acknowledged, the parties hereto agree as follows:

1. Effective Date: Capitalized Terms. The terms and provisions of this
Third Amendment shall be effective on the date of this Third Amendment. All
capitalized terms used in this Third Amendment, unless otherwise defined herein,
shall have the same meanings given to them in the Lease.

2. Suite 260. Notwithstanding anything in the Lease to the contrary,
effective as of the Effective Date set forth above, the Suite 260 Expansion
Space shall be deemed to consist of approximately 29,987 rentable square feet of
floor area, as shown on Exhibit
A attached hereto, for all
purposes of the Lease, as amended hereby. For the avoidance of doubt,
Exhibit A attached to the Second Amendment is hereby
deleted in its entirety and replaced with the Exhibit A attached hereto. Notwithstanding anything in the Lease, as amended
hereby, to the contrary, Landlord shall have the right to remeasure the rentable
area and/or usable area of the Suite 260 Expansion Space in accordance with the
Standard Method for Measuring Floor Area in Office Buildings, ANSI/BOMA Z65.1 -
2010 and accompanying guidelines. In the event that the rentable area and/or
usable area of the Suite 260 Expansion Space shall increase or decrease due to
such remeasurement, then all amounts, percentages and figures appearing or
referred to in the Lease, as amended hereby, based upon such rentable area
and/or usable area (including, without limitation, Base Rent, Tenant's Share,
the Suite 260 Construction Allowance and Tenant's parking allotment) shall be
adjusted in accordance with such determination. 

3. Base Rent. The schedule of Base Rent for the Suite 260 Expansion Space
as set forth in Section 3.8 of the
Second Amendment is hereby deleted in its entirety and replaced with
the following:

	Period		Monthly
      : Installments for
	Suite 260 Expansion	Annual Basic Rent Rate	Suite 260
      Expansion Space
	Commencement
      Date-	per Rentable
      Square Foot	(Based on 29
      987 RSF)
	03/31/17	$32.00	$79,965.33
	04/01/17-03/31/18	$33.00	$82,464.25
	04/01/18-03/31/19	$34.00	$84,963.17
	04/01/19-03/31/20	$35.00	$87,462.08
	04/01/20-03/31/21	$36.00	$89,961.00
	04/01/21-03/31/22	$37.00	$92,459.92
	04/01/22-09/30/22	$38.00	$94,958.83

-2-

4. Suite 260
Construction Allowance. Notwithstanding anything in the Second Amendment to the contrary, the Suite 260
Construction Allowance is hereby revised to be: "Up to $449,805.00 (i.e., $15.00
per rentable square foot of the Suite 260 Expansion Space, based on the Suite
260 Expansion Space containing 29,987 rentable square feet of floor
area)".

5. Parking.
Notwithstanding anything in the Second Amendment to the contrary, commencing on the Suite 260 Expansion Commencement
Date and continuing throughout the Suite 260 Term (as defined in the Second
Amendment), Landlord shall continue to license to Tenant an additional four (4}
parking spaces per one thousand (1,000} rentable square feet of floor area
contained within the Suite 260 Expansion Space (i.e., a total of one hundred
twenty (120) additional parking spaces, based on the Suite 260 ·Expansion Space
containing 29,987 rentable square feet of floor area), all in accordance with
the terms and conditions of the Lease, as amended hereby.

6. Brokers. Tenant
represents that Tenant has dealt with no brokers in connection with this Third Amendment, other than CBRE, Inc.
("Broker"), and that insofar as Tenant knows, no broker (other
than Broker) negotiated or participated in negotiations of this Third Amendment
or is entitled to any commission in connection therewith. Tenant shall defend,
indemnify and hold harmless Landlord from and against any and all claims of
brokers, finders or any like third party {other than Broker} claiming any right
to commission or compensation by or through acts of Tenant in connection
herewith. Landlord shall defend, indemnify and hold harmless Tenant from and
against any and all claims of brokers, finders or any like third party (other
than Broker} claiming any right to commission or compensation by or through acts
of Landlord in connection herewith.

7. Ratification;
Conflict. Except as otherwise expressly modified in this Third Amendment, the terms and conditions of the Lease
are and shall remain in full force and effect. In the event of any conflict or
inconsistency between the terms and provisions of the Lease and the terms and
provisions of this Third Amendment, the terms and provisions of this Third
Amendment shall govern and control.

8. Counterparts.
This Third Amendment may be executed in any number of counterparts and the parties may deliver their
respective signatures by electronic mail or PDF transmission, all of which
together shall be deemed to constitute one instrument, and each of which shall
be deemed an original.

[REMAINDER OF PAGE
INTENTIONALLY LEFT BLANK]

-3-

IN WITNESS WHEREOF, the parties have executed this Third Amendment to
Amended and Restated Lease as of the
day and year first above written.

      		
      LANDLORD:

      STOCKDALE GALLERIA
      PROJECT OWNER, LLC,
a Delaware limited liability
  company

		 
		
      By:       
	
      Stockdale Galleria,
      LLC,
a Delaware limited
      liability company,
its sole member 

		 	
			
      By:       
	
      Stockdale Galleria
      Manager, LLC,
a Delaware
      limited liability company,
its Managing Member

				 
				
      By: /s/ Steven
      Yari
Name: Steven Yari
Title: Authorized Signatory

				 
		
      TENANT:
      

      YELP
      INC.,
a Delaware
      corporation

		 
		
      By: /s/ Charles
      Baker

		
      Name: Charles
      Baker

		
      Title: Chief
      Financial Officer

-4-

EXHIBIT A

SITE PLAN OF SUITE 260
EXPANSION SPACE
(APPROXIMATELY 29.987 RSF)

EXHIBIT A
-1-

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