Document:

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                                                                   EXHIBIT 10.23
                       AMENDMENT TO ESCONDIDO BRANCH LEASE

                            FIFTH AMENDMENT TO LEASE

This Fifth Amendment to Lease ("this Amendment") is entered effective June 6,
2001 by and between Camp Crook Properties, LLC a California limited liability
company ("Landlord") and Palomar Community Bank, a California Banking
corporation ("Tenant").

1.     Recitals

       A.   On April 15, 1987, Palomar Plaza Associates Limited, a California
            general partnership, and Palomar Savings and Loan Association, a
            California corporation ("Tenant") entered into a written lease ("the
            Lease") for the real property located at 355 Grand Avenue,
            Escondido, California, described as the first floor of the building
            ("the Palomar Bank Building") constituting 7,000 square feet ("the
            Premises").

       B.   On April 21, 1987, Palomar Plaza Assoicates Limited and Tenant
            executed a First Amendment to Lease which providedthat Tenant was
            entitled to the exclusive use of nine (9) parking spaces

       C.   On April 21, 1987, Plaza Associates Limited and Tenant executed a
            second amendment to lease which provided that the initial monthly
            rental rate for Tenants lease of the premises would be $10,500.00

       D.   ON December 23, 1987, Plaza Associates Limited and Tenant executed a
            Third amendment to lease which provided that the term of the lease
            would commence on November 23, 1987 and terminate on November 23,
            2007.

       E.   Effective March 2, 1995, Plaza Associates Limited assigned the lease
            to Palovest Limited partnership, a California limited partnership.

       F.   On or about January 31, 1995, Palovest Limited partnership and
            Tenant executed a Fourth amendment to Lease which provided for a
            reduction in Tenants rent effective May 23, 1995.

       G.   Effective April 17, 1998, Palovest limited partnership assigned the
            lease to Lynn Chuning, an individual. Concurrently therewith, Lynn
            Chuning assigned the lease to Landlord.

       H.   ON December 14, 1998, Community West Bancshares, a California
            Corporation, acquired all of the stock of Tenant without the
            knowledge of consent of Landlord.

       I.   On November 4, 1999, Tenant changed its charter to a state charter
            and changed its name to "Palomar Community Bank."

       J.   Landlord anticipates that 2,985 square feet of space on the second
            floor ("the second floor premises") of the Palomar Bank Building
            will be vacated by the existing tenant on or about July 1, 2001.
            Tennant desires to lease the Second floor premises from Landlord and
            Landlord desires to lease the Second floor premises to Tenant on the
            terms and conditions set forth in the lease except to the extent
            such terms and conditions are expressly modified in this Amendment.

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            THEREFORE, in consideration of the convenants, obligations and
            conditions contained herein, landlord and tenant agree as follows:

                                   AGREEMENT

       1.   Second floor premises. In addition to Tenants lease of the Premises,
            Landlord leases to Tenant and Tenant leases from Landlord the Second
            Floor premises. The Second Floor premises is described as follows:
            345 West Grand Avenue, Suite 2, Escondido, California, and is the
            space occupied by the law firm of White and Bright as of the date of
            this Amendment. Tenant's Lease of the Second Floor Premises shall be
            on the same terms and conditions stated in the Lease except to the
            extent expressly modified in this agreement. Unless the context
            otherwise requires, all references in the Lease to the "Premises"
            shall be deemed to include the Second Floor Premises.

       2.   Term. Tenant's lease of the Second Floor Premises shall commence on
            July 1, 2001, or as soon thereafter as Landlord recovers possession
            thereof from the existing tenant and shall terminate concurrently
            with the termination of Tenants's lease of the premises (as defined
            in the lease). Landlord shall use commercially reasonable efforts to
            recover possession of the Second Floor Premises prior to July 1,
            2001.

       3.   Option to Extend. Tenants option to extend the tern of the Lease
            shall include the right to elect to extend the term of Tenants lease
            of the Second Floor Premises as provided in Article 2 of the Lease;
            provided, however, Tenant shall not have the right to elect to
            extend the term of Tenant's lease of the Premises.

       4.   Rent. Tenant shall, without notice or demand, pay to Landlord in
            advance monthly rent for the Second Floor Premises in the sum of
            Five Thousand, Two Hundred Twenty-Three Dollars and Seventy-Five
            cents ($5,223.75) commencing on the Commencement Date. The monthly
            rental amount shall be adjusted annually, commencing May 23, 2002,
            in accordance with the provisions of section 3.1 of the Lease,
            except that the Beginning index shall be the Index which is
            published for the month nearest to July 1, 2001.

       5.   Condition of Premises. Landlord shall deliver the Second Floor
            Premises in broom swept condition. The provisions of Section 6.2 of
            the Lease shall not apply to the Second Floor Premises.
            Notwithstanding the foregoing, Tenant shall have the right at
            Tenants sole cost and expense, to make or cause to be made
            alternations and improvements to the Second Floor Premises provided:
            (a) Tenant shall first obtain Landlord's written approval, which
            approval shall not be unreasonably withheld of the plans and
            specifications for such alternations and improvements. (b) all
            alterations and improvements shall comply with the plans and
            specifications approved by Landlord and with all applicable laws,
            statutes, ordinances or governmental rules or regulations or
            requirements of duly constituted public authorities then in effect,
            (c) all alterations and improvements shall be performed only be
            competent contractors licensed under the laws of the state of
            California and shall be performed pursuant to written contracts and
            (d) such contractor shall have insurance in amounts reasonably
            acceptable to Landlord. Tenant shall defend, indemnify and hold
            Landlord, the property of Landlord and Landlords agents, servants
            and employees, harmless from and against any and all liability,
            claims, costs, and attorney's fees arising out or as a result of
            Tenants's making or causing to be made such alterations and
            improvements.

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       6.   Parking spaces. Notwithstanding the provisions of the First
            Amendment to Lease, Tenant shall be entitled to the exclusive use of
            eleven (11) parking spaces.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

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                Signature of Landlord to Fifth Amendment to Lease

LANDLORD

CAMP CROOK PROPERTIES, LLC.
A California limited liability company

By:  /s/ Lynn Chuning
     -------------------------
     Lynn Chuning
     It's Managing Member
Date: June 16, 2001

                 Signature of Tenant to Fifth Amendment to Lease
TENANT

PALOMAR COMMUNITY BANK,
A California banking corporation

By:  /s/  Richard M. Sanborn
     ---------------------------
     Richard M. Sanborn
     It's President and CEO

                                        4Exhibit 10.01
                                                                   -------------

                         WAIVER dated as of March 12, 2003 (this to the Credit
                         Agreement dated as of September 28, 2000, as amended
                         and restated as of April 11, 2001, and amended by the
                         First Amendment dated as of October 31, 2001, the
                         Second Amendment dated as of December 14, 2001 and the
                         Third Amendment dated as of March 29, 2002 (the "Credit
                         Agreement") among CCL Historical, Inc., formerly named
                         CoreComm Limited (the "Parent"), ATX Communications,
                         Inc., formerly named CoreComm Holdco, Inc. ("CCI"),
                         CoreComm Communications, Inc. (the "Borrower"), the
                         lenders party thereto (the "Lenders") and JPMorgan
                         Chase Bank, as administrative agent and collateral
                         agent (in such capacity, the "Agent").

     The Borrower, CCI and the Parent have requested that the Lenders (i) grant
a temporary waiver enabling the Borrower to defer payment of $755,177.11 of
interest on the Loans due March 12, 2003 (the "March 2003 Interest Payment"),
until March 31, 2003 and (ii) grant to the Borrower a temporary waiver of
compliance with the Minimum Consolidated Service Revenues covenant as described
in Section 6.15 of the Credit Agreement (the "Service Revenues Covenant")until
March 31, 2003. Capitalized terms used herein and not otherwise defined herein
shall have the meanings assigned to such terms in the Credit Agreement.

     Accordingly, in consideration of the mutual agreements herein contained and
other good and valuable consideration, the sufficiency and receipt of which are
hereby acknowledged, the parties hereto agree as follows:

     1. Waiver. Upon effectiveness of this Waiver in accordance with Section 4
of this Waiver, each Lender hereby waives (i) payment of its portion of the
March 2003 Interest Payment until March 31, 2003, on which date the March 2003
Interest Payment will be due and payable in full, without the benefit of any
grace period otherwise provided for in paragraph (b) of Article VII of the
Credit Agreement and (ii) compliance with the Service Revenues Covenant until
March 31, 2003.

     2. No Other Amendments or Waivers; Confirmation. Except as expressly waived
hereby, the provisions of the Credit Agreement and each other Loan Document are
and shall remain in full force and effect. Nothing herein shall be deemed to
entitle any Loan Party to a consent to, or a

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waiver, amendment, modification or other change of, any of the terms,
conditions, obligations, covenants or agreements contained in the Credit
Agreement or any Loan Document in similar or different circumstances.

     3. Representations and Warranties. After giving effect to this Waiver, each
Loan Party hereby represents and warrants to the Agent and the Lenders that, as
of the date hereof:

     (a) No Default or Event of Default has occurred and is continuing; and

     (b) All representations and warranties of each Loan Party set forth in the
Loan Documents are true and correct in all material respects as of the date
hereof except to the extent that any representation or warranty relates to an
earlier date (in which case such representation or warranty is true and correct
in all material respects as of such earlier date).

     4. Conditions Precedent to Effectiveness. This Amendment shall become
effective on the date on which the Agent shall have received counterparts hereof
duly executed and delivered by the Parent, CCI, the Borrower, the Agent and each
of the Lenders.

     5. Expenses. The Borrower agrees to reimburse the Agent for its
out-of-pocket expenses in connection with this Waiver, including the fees,
charges and disbursements of counsel for the Agent.

     6. Governing Law; Counterparts. (a) This Waiver shall be governed by and
construed in accordance with the laws of the State of New York.

     (b) This Waiver may be executed by one or more of the parties to this
Amendment on any number of separate counterparts, and all of said counterparts
taken together shall be deemed to constitute one and the same instrument. This
Waiver may be delivered by facsimile transmission of the signature pages hereof.

                                      -2-
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     IN WITNESS WHEREOF, the Parent, CCI, the Borrower, the Agent and the
undersigned Lenders have caused this Waiver to be duly executed by their duly
authorized officers, all as of the date first above written.

                                    CCL HISTORICAL, INC.,

                                      By: /s/ Thomas Gravina
                                          --------------------------
                                          Name:  Thomas Gravina
                                          Title: President and Chief Executive
                                                 Officer

                                    AXT COMMUNICATIONS, INC.,

                                      By: /s/ Thomas Gravina
                                          --------------------------
                                          Name:  Thomas Gravina
                                          Title: President and Chief Executive
                                                 Officer

                                    CORECOMM COMMUNICATIONS, INC.,

                                      By: /s/ Thomas Gravina
                                          --------------------------
                                          Name:  Thomas Gravina
                                          Title: President and Chief Executive
                                                 Officer

                                    JPMORGAN CHASE BANK,
                                    individually and as Agent,

                                      By: /s/ Ann Kurinskas
                                          --------------------------
                                          Name:  Ann Kurinskas
                                          Title: Managing Director

                                    AMERICA ONLINE, INC.,

                                      By: /s/ Lynda Clarizio
                                          --------------------------
                                          Name:  Lynda Clarizio
                                          Title: Senior Vice President

<PAGE>

                                    GOLDMAN SACHS CREDIT PARTNERS, L.P.,

                                      By: /s/ Stephen B. King
                                          --------------------------
                                          Name:  Stephen B. King
                                          Title: Authorized Signatory

                                    MORGAN STANLEY SENIOR FUNDING, INC.,

                                      By: /s/ Deborah DeSantis
                                          --------------------------
                                          Name:  Deborah DeSantis
                                          Title: Vice President

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