Document:

Lease on Santee Branch

 EXHIBIT 10.22 
  
 ASSIGNMENT AND ASSUMPTION OF GROUND LEASE AND 
 CONSENT OF LANDLORD 
  
 THIS ASSIGNMENT AND ASSUMPTION OF GROUND LEASE AND CONSENT OF LANDLORD (“Assignment”) is made by and between CUYAMACA BANK, NATIONAL ASSOCIATION, a national banking association, as Assignor, COMMUNITY
NATIONAL BANK, a national banking association, as Assignee, and MARY AND DARI GARMO, as Landlord, to that certain Ground Lease dated August 1, 1988 between MAST/MISSION GORGE DEVELOPMENT LIMITED, a California limited partnership, as amended by that
certain SUPPLEMENT TO GROUND LEASE DATED AUGUST 1, 1988, dated November 14, 1996 (the ground lease, as amended, being referred to herein as the “Lease”), as of the Effective Time, as defined below, with reference to the following facts:

  
 A. Pursuant to the Lease, Landlord leased to Assignor and
Assignor leased from Landlord the improved real property at 7753 Mission Gorge Road, in the City of Santee, County of San Diego, State of California, which Lease remains in full force and effect. 
  
 B. Assignee, Community Bancorp, Inc., which is Assignee’s parent
company, and Assignor entered into that certain Agreement to Merge and Plan of Reorganization (“Merger Agreement”), dated June 28, 2004, whereby Assignor will merge with and into Assignee. 
  
 C. As a part of the merger of Assignor into Assignee, Assignor is to assign
all of its right, title and interest in the Lease and any amendments, extensions and modifications thereof to Assignee, and Assignee is to assume performance of the Lease. 
  
 D. Landlord has agreed to consent to the assignment of the Lease from Assignor to Assignee on the conditions set forth in
this Assignment. 
  
 NOW, THEREFORE, FOR VALUABLE CONSIDERATION
the receipt of which is hereby acknowledged it is agreed as follows: 
  
 1. Assignment: As of the Effective Time, Assignor, hereby assigns and transfers to Assignee all of Assignor’s right, title, and interest in and to the Lease. 
  
 2. Assumption: Assignee hereby accepts the assignment and, as of the Effective Time, assumes and agrees to be bound
by and perform all of the terms and conditions of the Lease. 
  
 3. Effective Time of Assignment: The “Effective Time” of this Assignment shall be the “Effective Time” as defined in Section 2.2 of the Merger Agreement. Assignor shall advise Landlord in writing of the Effective
Time when it is determined. 
  
 4. Landlord’s Consent:
Without waiving any restriction concerning further assignment and/or sublease contained in the Lease, Landlord hereby consent to this Assignment. 
  

 5. Notice: Any notice, demand, request, consent, approval or communication Landlord or Assignee
desires or is required to give to the other or any other person shall be in writing and either served personally or sent by prepaid, first-class mail to the following address: 
  
 If to Assignee: 
  
 Community National Bank 
 Michael J. Perdue

 President 
 900 Canterbury
Place, Suite 300 
 Escondido, CA 92025 
  
 If to Landlord: 
  
 Mary and Dari Garmo 
 1480 Hidden Mesa Trail

 El Cajon, CA 92019 
  
 Any party may change its address by notifying the other party of the change of address. Notice shall be deemed communicated within 48 hours from the date
of mailing if mailed as provided in this paragraph. 
  
 6.
Counterparts: This Assignment may be executed in multiple counterparts, each of which shall be deemed an original, and all of which together shall constitute one and the same instrument. Execution and delivery of this Assignment by exchange
of facsimile copies bearing facsimile signatures of a Party shall constitute a valid and binding execution and delivery of this Assignment. Such facsimile copies shall constitute enforceable original documents. 
  

									
	LANDLORD:	 	 	 	ASSIGNOR:
			
	 MARY AND DARI GARMO
	 	 	 	 CUYAMACA BANK

	 	 	 	 	 
	Date	 	 	 	Date
					
	By: 	 	 	 	 	 	By: 	 	/s/    BRUCE IVES        
	 Its:
	 	 	 	 	 	 Its:
	 	President & CEO
			
	 	 	 	 	ASSIGNEE:
			
	 	 	 	 	 COMMUNITY NATIONAL BANK

			
	 	 	 	 	 /s/    MICHAEL J.
PERDUE                            8/6/04

	 	 	 	 	Date
	 	 	 	 	 	 	 By:
	 	Michael J. Perdue
	 	 	 	 	 	 	 Its:
	 	President & CEO

  

  
 GROUND LEASE 
  
 PREAMBLE 
  
 This ground lease is made on August 1, 1988 between Mast/Mission Gorge Development Ltd., a California Limited Partnership,
hereafter “Lessor” and Cuyamaca Bank, a State Banking Corporation, hereafter referred to as “Lessee.” 
  
 Lessor leases to Lessee and Lessee hires from Lessor land in the County of San Diego, City Santee, State of California, more particularly described in
Exhibit “A” attached hereto and made a part hereof. 
  
 ARTICLE 1 
  
 TERM 
  
 1.01. Initial Term. The term of the lease shall commence on July 1,
1988, and shall continue for a period of 30 years. 
  
 1.02.
Option to Renew. Lessee shall have the option to renew this lease, provided they are not in default under the terms of the lease and have paid the rent on a timely basis, for three (3) six (6) year terms upon written notice to Lessor ninety
(90) days prior to the completion of the then existing lease term. 
  
 ARTICLE 2 
  
 RENT 
  
 2.01. Basic Rent. Lessee agrees to pay to Lessor in equal monthly
installments on the first day of each month beginning July 1, 1988, the sum of $39,600.00 per year. 
  

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 2.02. Rental Adjustment. The annual basic guaranteed rental described in Section 2.01 shall be
adjusted upward on the third anniversary of the commencement date of this lease and on the third anniversary of that date thereafter including option terms, herein called the “adjustment dates,” according to the following computation:

  
 The base for computing the adjustment is the Consumer Price
Index, All Urban Consumers, for the County of San Diego, California, published by the United States Department of Labor, Bureau of Labor Statistics (“Index”), which is in effect on the date upon which the term of this Lease commences
(“Beginning Index”). The Index published most immediately preceding the adjustment date (“Extension Index”) is to be used in determining the amount of the adjustment. If the Extension Index has increased over the Beginning Index,
the minimum monthly rent for the following two years shall be set by multiplying the rent then in effect by a fraction, the numerator of which is the Extension Index and the denominator of which is the Beginning Index. In no case shall the minimum
monthly rent be less than $3,300.00 per month. On adjustment of the minimum monthly rent as provided in this Lease, the parties shall immediately execute an amendment to this Lease stating the new minimum monthly rent. 
  
 If the Index is changed so that the base year differs from that in effect on
the date upon which their term of this Lease commences, the Index shall be converted in accordance with the conversion factor published by the United States Department of 

  

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Labor, Bureau of Labor Statistics. If the Index is discontinued or revised during the term, such other government index or computation with which it is
replaced shall be used in order to obtain substantially the same result as would be obtained if the Index had not been discontinued or revised. 
  
 The new basic rent shall be for the period beginning on the adjustment date and continuing until the next adjustment date. In no event shall the rent be
less than the rent charged for the period prior to the adjustment rate. 
  
 2.03. Place of Rent. All rent that becomes due and payable under this lease shall be paid to Lessor at the office of Lessor at 3675 Ruffin Road, Suite 110, San Diego, California 92123, or such other place or places as Lessor may from
time to time designate by written notice given to Lessee. 
  
 ARTICLE 3 
  
 USE OF PREMISES 
  
 3.01. Principal Use. The said premises may, during the term of this
lease, be used by Lessee for any lawful purpose; provided, however, that it is expressly understood and agreed that Lessee is leasing said premises as vacant and unimproved land with the express intention of developing said premises, either alone or
in conjunction with adjoining lands that may now or hereafter be acquired by Lessee either in fee or in leasehold estate by constructing, maintaining and operating thereon a commercial building. 
  

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 3.02. Only Lawful Uses Permitted. Lessee shall not use or permit said premises or any portion of
said premises to be improved, developed, used, or occupied in any manner or for any purpose that is in any way in violation of any valid law, ordinance, or regulation of any federal, state, county, or local governmental agency, body, or entity.
Furthermore, Lessee shall not maintain, commit, or permit the maintenance or commission of any nuisance as now or hereafter defined by any statutory or decisional law applicable to said premises on said premises or any part of said premises.

  
 3.03. Oil, Gas and Mineral Rights. All oil, gas and
mineral rights are expressly reserved from this lease. 
  
 ARTICLE 4 
  
 TAXES AND UTILITIES

  
 4.01. Lessee to Pay Taxes. In addition to the rents
required to be paid under this lease, Lessee shall pay, and Lessee hereby agrees to pay, any and all taxes, assessments, and other charges of any description levied or assessed during the term of this lease by any governmental agency or entity on or
against said premises, any portion of said premises, any interest in said premises, or any improvements or other property in or on said premises. 
  
 4.02. First and Last Years. Notwithstanding the provisions of Section 4.01 of this lease, all taxes or assessments levied or assessed on or against
said premises during the tax years in which the term of this lease is to commence and the term of this lease is to end shall be prorated between Lessor and Lessee as of 12:01 A.M. 

  

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on the date the term of this lease is to commence and on the date the term of this lease is to end respectively on the basis of tax years that commence on
July 1 and end on June 30 of each year. Lessor shall pay the taxes for the year in which this lease is to commence and Lessee shall promptly, on service of written request by Lessor, reimburse Lessor for Lessee’s share of such taxes. Lessee
shall pay the taxes for the year in which this lease is to end; and Lessor shall promptly, on service of written request by Lessee, reimburse Lessee for his share of such taxes. 
  
 4.03. Separate Assessment of Leased Land. Should said premises be assessed and taxed with or as part of other
property owned by Lessor prior to commencement of the term of this lease, Lessor agrees to arrange with the taxing authorities to thereafter have said premises taxed and assessed as a separate parcel distinct from any other real or personal property
owned by Lessor. Should said premises be assessed and taxed for the year in which this lease is to commence with or as part of other property owned by Lessor, for purposes of determining pursuant to Section 4.02 of this lease the share of such taxes
for which Lessee is liable, that portion of such taxes that bears the same ratio to the total of such taxes as the ground area of said premises bears to the ground area of the total taxes property shall be the taxes levied on and assessed against
said premises. 
  
 4.04. Proof of Compliance. Lessee shall
furnish at least 10 days before the date when any tax, assessment, or charge would become delinquent, receipts or other appropriate evidence 

  

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establishing their payment. Lessee may comply with this requirement by retaining a tax service to notify Lessor whether the taxes have been paid. 

 
 4.05. Taxes Payable in Installments. Should any special tax or
assessment be levied on or assessed against said premises that may be either paid in full prior to a delinquency date within the term of this lease or paid in installments over a period either within or extending beyond this lease, Lessee shall have
the option of paying such special tax or assessment in installments. The fact the exercise of the option to pay the tax or assessment in installments will cause said premises to be encumbered with bonds or will cause interest to accrue on the tax or
assessment is immaterial and shall not interfere with the free exercise of the option by Lessee. Should Lessee exercise the option to pay any such tax or assessment in installments, Lessee shall be liable to pay only those installments becoming due
during the term of this lease. Lessor shall cooperate with Lessee and on written request of Lessee execute or join with Lessee in executing any instruments required to permit any such special tax or assessment to be paid in installments. 

 
 4.06. Contest of Tax. Lessee shall have the right to contest,
oppose, or object to the amount or validity of any tax, assessment, or other charge levied on or assessed against said premises or any part of said premises; provided, however, that the contest, opposition, or objection must be filed before the tax,
assessment, or other charge at which it is directed becomes 

  

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delinquent and written notice of the contest, opposition, or objection must be given to Lessor at least 10 days before the date the tax, assessment, or other
charge becomes delinquent. Lessor shall, on written request of Lessee, join in any such contest, opposition, or objection if Lessee determines such joinder is necessary or convenient for the proper prosecution of the proceedings but Lessor shall not
be liable for any costs or expenses incurred or awarded in the proceeding. Furthermore, no such contest, opposition, or objection shall be continued or maintained after the date the tax, assessment, or other charge at which it is directed becomes
delinquent unless Lessee has either: 
  
 (1) Paid
such tax, assessment, or other charge under protest prior to its becoming delinquent; or 
  
 (2) Obtained and maintained a stay of all proceedings for enforcement and collection of the tax, assessment, or other charge by posting
such bond or other matter required by law for such a stay; or 
  
 (3) Delivered to Lessor a good and sufficient undertaking in an amount specified by Lessor and issued by a bonding corporation authorized to issue undertakings in California conditioned on the payment by Lessee of the
tax, assessment, or charge together with any fines, interest, penalties, costs, and expenses that may have accrued or been imposed thereon within 30 days after final determination of Lessee’s contest, opposition or objection to such tax,
assessment, or other charge. 
  

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 4.07. Tax Returns and Statements. Lessee shall, as between Lessor and Lessee, have the duty of
attending to, preparing, making, and filing any statement, return, report, or other instrument required or permitted by law in connection with the determination, equalization, reduction, or payment of any taxes, assessments, or other charges that
are or may be levied on or assessed against said premises, any portion of said premises, any interest in said premises, or any improvements or other property on said premises. 
  
 4.08. Tax Hold-Harmless Clause. Lessee shall indemnify and hold Lessor and the property of Lessor, including said
premises and any improvements now or hereafter on said premises, free and harmless from any liability, loss, or damage resulting from any taxes, assessments, or other charges required by this Article to be paid by Lessee and from all interests,
penalties, and other sums imposed thereon and from any sales or other proceedings to enforce collection of any such taxes, assessments, or other charges. 
  
 4.09. Utilities. Lessee shall pay or cause to be paid, and hold Lessor and the property of Lessor including said premises free and harmless from,
all charges for the furnishings of gas, water, electricity, telephone service, and other public utilities to said premises during the term of this lease and for the removal of garbage and rubbish from said premises during the term of this lease.

  
 4.10. Payment by Lessor. Should Lessee fail to pay
within the time specified in this Article any taxes, assessment, or other 

  

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charges required by this Article to be paid by Lessee, Lessor may, without notice to or demand on Lessee, pay, discharge, or adjust such tax, assessment, or
other charge for the benefit of Lessee. In such event, Lessee shall promptly on written demand of Lessor reimburse Lessor for the full amount paid by Lessor in paying, discharging, or adjusting such tax, assessment, or other charge together with
interest thereon at the maximum rate allowed under Article 15, Section 1 of the California Constitution, or its subsequent amendment, from the date of payment by Lessor until the date of repayment by Lessee. Where no time within which any charge
required by this Article to be paid by Lessee is specified in this Article, such charge must be paid by Lessee before it becomes delinquent. 
  
 ARTICLE 5 
  
 IMPROVEMENTS 
  
 5.01. Construction. Lessee shall, at Lessee’s sole cost and expense construct or cause to be constructed on said premises a commercial development, herein called “said building project” in the
manner and in accordance to the terms and conditions specified in this Article. 
  
 5.02. Lessor’s Approval of Plans Required. No structure or other improvement of any kind shall be erected or maintained on said premises unless and until the plans, specifications, and proposed location of
such structure or improvement have been approved in writing by Lessor. No structure or other improvement shall be erected or maintained on said premises that does not 

  

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comply with plans, specifications, and locations and approved in writing by Lessor. Furthermore, no material additional to or structural alteration of any
structure or improvement now or hereafter on said premises shall be commenced until and unless plans and specifications for such addition or alteration shall be approved in writing by Lessor. 
  
 5.03. Preparation and Submission of Plans. Lessee shall, at
Lessee’s own cost and expense, engage a licensed architect or engineer to prepare plans and specifications for said building project and shall submit to Lessor for approval: 
  
 (1) Within 180 days after execution of this lease two copies of: 
  
 (a) drawings and materials in the form of plans, elevations,
sections and rendered perspectives sufficient to convey the architectural design of said building project to Lessor; and 
  
 (b) a Statement of Probable Construction Costs of said building prepared by the engaged architect or engineer. 
  
 (2) Within 30 days after approval by Lessor of the items
specified in subparagraph (1) of this section and the obtaining by Lessee of any variance permits, use permits, or rezoning required for said building project, two copies of: 
  
 (a) detailed working drawings, plans, and specifications for said building project; and 
  
 (b) a revised Statement of Probable Construction Costs of
said building project prepared by the engaged architect or engineer. 
  

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 5.04. Lessor’s Approval of Plans. Within 30 days after receipt by Lessor of any of the
documents submitted to Lessor for approval pursuant to Section 5.03 of this lease, Lessor shall either approve such documents by endorsing Lessor’s approval on each such document and returning one set of the documents to Lessee, or Lessor shall
give written notice to Lessee of any objections Lessor may have to such documents. Lessor’s failure to give written notice to Lessee within such 30 day period of any objections Lessor may have to the documents shall constitute approval of the
documents by Lessor. Within 30 days after service on Lessee of the written notice of Lessor’s objections, Lessee may deliver corrective amendments to the documents to Lessor and Lessor shall within 30 days after receiving the corrective
amendments serve written notice on Lessee of Lessor’s approval or rejection of the documents as so amended. Failure of Lessor to serve written notice on Lessee within such 30 day period after receipt of the corrective amendments shall
constitute approval by Lessor of the documents so amended. 
  
 5.05. Change in Plans. After approval by Lessor of the documents pertaining to said building project mentioned in sub- paragraph (2) of Section 5.03 of this lease, any substantial changes in the plans or specifications for said
building project must be approved by Lessor. Lessor’s failure to give written notice to Lessee of any objections by Lessor may have to any proposed changes within 15 days after a written statement of the proposed changes has been given to
Lessor by Lessee shall 

  

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constitute Lessor’s approval of the changes. Minor changes in work or materials not affecting the general character of said building project need not be
approved by Lessor but a copy of the altered plans and specifications reflecting such changes must be given to Lessor. 
  
 5.06. No Construction Before Notice. No work of any kind shall be commenced on and no building or other materials shall be delivered for said
building project, nor shall any other building or land development work be commenced or building materials be delivered on said premises until at least 10 days after written notice has been given by Lessee to Lessor of the commencement of such work
or the delivery of such materials. Lessor shall, at any and all times during the term of this lease, have the right to post and maintain on said premises and to record as required by law any notice or notices of nonresponsibility provided for by the
mechanic’s lien laws of the State of California. The work prohibited by this section until 10 days’ written notice thereof has been given to Lessor includes as well as actual construction work any site preparation work, installation of
utilities, street construction or improvement work, or any grading or filling of said premises. 
  
 5.07. Written Contracts. All work required in the construction of said building project, including any site preparation work, landscaping work,
utility installation work as well as actual construction work on said building project, shall be performed only by competent contractors duly licensed as such under 

  

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the laws of the State of California and shall be performed pursuant to written contracts with such contractors. Each such contract shall provide that the
final payment under the contract due to the contractor shall be in an amount equalling at least 10 percent of the full amount payable under the contract and shall not be paid to contractor until, whichever last occurs, either: 
  
 (1) The expiration of 60 days from the date of recording by
Lessee as owner of a Notice of Completion of said building project, Lessee agreeing to record such Notice of Completion promptly within the time specified by law for the recording of such notice; or 
  
 (2) The settlement and discharge of all liens of record
claimed by persons who supplied either labor or materials for the construction of said building project. 
  
 5.08. Compliance with Law. Said building project shall be constructed, and all work performed on said premises an all buildings or other
improvements erected on said premises shall be in accordance with all valid laws, ordinances, regulations, and orders of all federal, state, county, or local governmental agencies or entities having jurisdiction over said premises; provided,
however, that any structure or other improvement erected on said premises, including said building project, shall be deemed to have been constructed in full compliance with all such valid laws, ordinances, regulation, and orders when a valid final
Certificate of Occupancy entitling Lessee and tenants of Lessee to occupy and use of the structure or other improvement has been duly 

  

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issued by proper governmental agencies or entities. All work performed on said premises pursuant to this lease, or authorized by this lease, shall be done in
a good workmanlike manner and only with new materials of good quality and high standard. 
  
 5.09. Time for Completion. Lessee shall cause construction of said building project to be commenced no later than 90 days after approval by Lessor of the documents described in subparagraph (2) of Section 5.03
of this lease and the obtaining of necessary financing, shall cause construction of said project to thereafter be diligently pursued without unnecessary interruption, and shall cause said building project to be completed not later than 365 days
after commencement of its construction. Should Lessee fail to commence or complete construction of said building project within the times specified in this section, Lessor may, by giving 60 days’ written notice to Lessee, terminate this lease
or charge $750.00 per day for each day of delay as additional rent under this lease; provided, however, that Lessee shall be excused for any delays in construction or commencement of construction caused by the act of Lessor, the act of any agent of
Lessor, the act of any governmental authority, inability to procure materials, acts of God, the elements, war, war defense conditions, litigation, strikes, walkouts, or other causes beyond Lessee’s control. Lessee shall, however, use reasonable
diligence to avoid any such delay and to resume construction as promptly as possible after the delay. 
  
 5.10. Mechanic’s Lien. At all times during the term of this lease, Lessee shall keep said premises and all building and 

  

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improvements now or hereafter located on said premises free and clear of all liens and claims of liens for labor, services, materials, supplies, or equipment
performed on or furnished to said premises. Should Lessee fail to pay and discharge or cause said premises to be released from any such lien or claim of lien within 20 days after service on Lessee of written request from Lessor to do so, Lessor may
pay, adjust, compromise, and discharge any such lien or claim of lien on such terms and manner as Lessor may deem appropriate. In such event, Lessee shall, on or before the first day of the next calendar month following any such payment by Lessor,
reimburse Lessor for the full amount paid by Lessor in paying, adjusting, compromising, and discharging such lien or claim of lien, including any attorney’s fees or other costs expended by Lessor, together with interest at the maximum rate
allowed under California law from the date of payment by Lessor to the date of repayment by Lessee. 
  
 5.11. Zoning and Use Permits. Should Lessee deem it necessary or appropriate to obtain any use permit variance, or rezoning of said premises in
order to construct or operate said building project, Lessor agrees to execute such documents, petitions, applications, and authorizations as may be necessary or appropriate in obtaining the same and hereby appoints Lessee his attorney in fact to
execute in the name and on behalf of Lessor any such documents, petitions, applications, or authorizations; provided, however, that any such permits, variances, or rezoning shall be obtained at the sole cost and expense of Lessee and Lessee 

  

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agrees to protect and save Lessor and the property of Lessor, including said premises, free and harmless from any such cost and expense. 
  
 5.12. Ownership of Building Project. Any and all buildings and
improvements placed or erected on said premises as part of said building project as well as any and all other alterations, additions, improvements, and fixtures, except furniture and trade fixtures, made or placed in or on said premises by Lessee or
any other person shall be considered part of the real property of said premises and upon expiration or sooner termination of this lease shall be deemed to remain on premises and become the property of Lessor. 
  
 ARTICLE 6 
  
 ENCUMBRANCE OF LEASEHOLD 
  
 6.01. Lessee’s Right to Mortgage Leasehold. Lessee shall have the right at any time and from time to time to subject the leasehold estate to
one mortgage as security for a loan or loans or other obligations of Lessee and the right to roll over said mortgages provided that: 
  
 (1) The mortgage and all rights acquired under it shall be subject to each and all the covenants, conditions, and restrictions stated in
this lease and to all rights and interests of Lessor except as otherwise provided in this lease. 
  
 (2) Lessee shall give Lessor prior notice of any such mortgage, and shall accompany the notice with a true copy of the note and mortgage.

  

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 6.02. The note and mortgage shall conform substantially to the usual provisions in the mortgagee’s
loan documents for comparable projects unless specifically provided otherwise in this agreement. Mortgagee may take an assignment in lieu of foreclosure whether or not permitted by the note of mortgagee. 
  
 6.03. Request for Notice of Loan Default. Immediately after the
recording of any deed of trust or mortgage executed by Lessee pursuant to Section 6.01 of this lease and containing a power of sale as defined by California law, Lessee shall at Lessee’s own cost and expense record in the office of the County
Recorder of San Diego County, California, a written request executed and acknowledged by Lessor for a copy of any notice of default and a copy of any notice of sale under such deed of trust or mortgage to be mailed to Lessor at the address specified
in the request by Lessor. 
  
 6.04. Notice to and Service on
Lender. Lessor shall mail to Lender, should Lessee incur any encumbrance pursuant to Section 6.01 of this lease, a duplicate copy of any and all notices Lessor may from time to time give to or serve on Lessee pursuant to or relating to this
lease. Lessee shall at all times keep Lessor informed in writing of the name and mailing address of Lender and any changes in Lender’s mailing address. Any notices or other communications permitted by this or any other section of this lease or
by law to be served on or given to Lender by Lessor shall be deemed duly served on or given to Lender when deposited in the United States mail, first-class postage prepaid, addressed to 

  

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Lender at the last mailing address for Lender furnished in writing to Lessor by Lessee or Lender. 
  
 6.05. No Modification Without Lender’s Consent. Should Lessee
incur any encumbrance pursuant to Section 6.01 of this lease, Lessee and Lessor hereby expressly stipulate and agree that they will not modify this lease in any way nor cancel this lease by mutual agreement without the written consent of Lender
having such encumbrance. 
  
 6.06. Rights of Lender. Should
Lessee incur any encumbrance pursuant to Section 6.01 of this lease, the Lender having such encumbrance shall have the right at any time during the term of this lease and the existence of his encumbrance to: 
  
 (1) Do any act or thing required of Lessee under this lease,
and any such act or thing done and performed by Lender shall be as effective to prevent a forfeiture of Lessee’s rights under this lease as if done by Lessee himself; 
  
 (2) Realize on the security afforded by the leasehold estate by exercising foreclosure proceedings or power
of sale or other remedy afforded in law or in equity or by the security document, herein called the “Trust Deed,” and to: 
  
 (a) Transfer, convey, or assign the title of Lessee to the leasehold estate created by this lease to any purchaser at any foreclosure
sale, whether the foreclosure sale be conducted pursuant to court order or pursuant to a power of sale contained in the Trust Deed; and 
  

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 (b) Acquire and succeed to the interest of Lessee under this lease by virtue of any
foreclosure sale, whether the foreclosure sale be conducted pursuant to a court order or pursuant to a power of sale contained in the Trust Deed. 
  
 6.07. Rights of Lender to Cure Defaults. Should Lessee incur an encumbrance pursuant to Section 6.01 of this lease, before Lessor may terminate
this lease because of any default under or breach of this lease by Lessee, Lessor must give written notice of the default or breach to Lender and afford Lender the opportunity after service of the notice to: 
  
 (1) Cure the breach or default within 30 days where the
default can be cured by the payment of money to Lessor or some other person; 
  
 (2) Cure the breach or default within 30 days where the breach or default must be cured by something other than the payment of money and can be cured within that time; or 
  
 (3) Cure the breach or default in such reasonable time as
may be required where something other than money is required to cure the breach or default and cannot be performed within 30 days provided that acts to cure the breach or default are commenced within that time period after service of notice of
default on Lender by Lessor and are thereafter diligently continued by Lender. 
  
 6.08. Foreclosure. Notwithstanding any other provision of this lease, a Lender under an encumbrance incurred by Lessee pursuant to Section 6.01 of this lease may forestall termination of 

  

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this lease by Lessee by commencing proceedings to foreclose his encumbrance on the leasehold estate created by this lease. The proceedings so commenced may
be for foreclosure of the encumbrance by order of court or for foreclosure of the encumbrance under a power of sale contained in the instrument creating the encumbrance. The proceedings shall not, however, forestall termination of this lease by
Lessor for the default or breach by Lessee unless: 
  
 (1) They are commenced within 30 days after service on Lender of the notice described in Section 6.10 of this lease; 
  
 (2) They are, after having been commenced, diligently pursued in the manner required by law to completion; and 
  
 (3) Lender keeps and performs all of the terms, covenants,
and conditions of this lease requiring the payment or expenditure of money by Lessee until the foreclosure proceedings are complete or are discharged by redemption, satisfaction, payment, or conveyance of the leasehold estate to Lender. 

 
 6.09. Foreclosure - Assignment Without Consent. Provided that
Lender under any encumbrance incurred by Lessee pursuant to Section 6.01 of this lease gives written notice of transfer to Lessor setting forth the name and address of the transferee as well as the effective date of the transfer, the written consent
of 

  

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Lessor shall not be required for transfer of Lessee’s interest under this lease to: 
  
 (1) A purchaser at a foreclosure sale of the encumbrance whether the foreclosure sale be conducted pursuant
to court order or pursuant to a power of sale in the instrument creating the encumbrance; or 
  
 (2) A purchaser from Lender after foreclosure where Lender was the purchaser of Lessee’s interest at the foreclosure sale of the
encumbrance and Lender is an established bank, savings and loan association, or insurance company. 
  
 6.10. New Lease with Lender. Notwithstanding any other provision of this lease, should this lease terminate because of the insolvency or bankruptcy
of Lessee or because of any default under or breach of this lease by Lessee, Lessor will execute a new lease for said premises to the Lender under an encumbrance incurred by Lessee pursuant to Section 6.01 of this lease as Lessee, provided:

  
 (1) A written request for the new lease is
served on Lessor by Lender within 30 days after service on Lender of the notice described in Section 6.10 of this lease. 
  
 (2) The new lease is for a term ending on the same date the term of this lease would have ended had not this lease been terminated,
provides for the payment of rent at the same rate that would have been payable under this lease during the remaining term of this lease had this lease not been terminated, and contains the same terms, covenants, conditions, and provisions as are
contained in this lease. 
  

 21 

 (3) Lender, on execution of the new lease by Lessor, shall pay any and all sums that
would at the time of the execution of the new lease be due under this lease but for its termination and shall otherwise fully remedy, or agree in writing to remedy, any other defaults under or breaches of this lease committed by Lessee that can be
remedied. 
  
 (4) Lender, on execution of the new
lease, shall pay all reasonable costs and expenses, including attorney’s fees and court costs, incurred in terminating this lease, recovering possession of said premises from Lessee or the representative of Lessee, and preparing the new lease.

  
 (5) The new lease shall be subject to all
existing subleases under which the sublessees are not in default and shall be assignable by Lender but not by any assignee of Lender without the consent of Lessor. 
  
 (6) The new lease shall: 
  
 (a) Extend the time for performance of any unperformed acts required by Article 5 of this lease for such
period as is equal to the delay in performance of the act caused by Lessee’s inability or failure to perform the act and the time required to terminate this lease and execute a new lease to Lender; and 
  
 (b) Excuse the performance of any act required by Article 5
of this lease that has already been performed but Lender, and Lender’s assignee as Lessee under the new lease, shall be liable for payment of all costs and expenses incurred in 

  

 22 

 
the performance of any act required by Article 5 of this lease, whether performed before or after execution of the new lease, that might be alleged or
claimed as a lien against said premises. 
  
 6.11. No Merger of
Leasehold and Fee Estate. Should Lessee incur an encumbrance pursuant to Section 6.01 of this lease then there shall thereafter, during the existence of the encumbrance, be no merger without the consent of Lender under such encumbrance of the
leasehold estate created by this lease and the fee estate in said premises merely because both estates have been acquired or become vested in the same person or entity. 
  
 6.12. Lender as Assignee of Lease. No Lender under any encumbrance incurred by Lessee pursuant to Section 6.01 of
this lease shall be liable to Lessor as an assignee of this lease unless and until such time as Lender acquires all rights of Lessee under this lease through foreclosure or other proceedings in the nature of foreclosure or as a result of some other
action or remedy provided by law or the instrument creating the encumbrance. 
  
 6.13. Lender – Definition. The term “Lender” as used in this lease shall mean not only the person, persons, or entity that loaned money to Lessee and is named as beneficiary, mortgagee, secured
party, or security holder in the instrument creating any encumbrance incurred by Lessee pursuant to Section 6.01 of this lease but also all subsequent assignees and holders of the security interest created by such instrument. 
  

 23 

  
 ARTICLE 7 

 
 REPAIRS AND RESTORATION 
  
 7.01. Maintenance. At all times during the term of this lease Lessee
shall, at Lessee’s own cost and expense, keep and maintain said premises and all improvements now or hereafter on said premises as well as all facilities now or hereafter appurtenant to said premises in good order and repair and in a safe and
clean condition. Furthermore, Lessee shall, at Lessee’s own cost and expense, maintain at all times during the term of this lease the whole of said premises as well as any improvements, landscaping, or facilities thereon in a clean, sanitary,
neat, tidy, orderly, and attractive condition. 
  
 7.02.
Compliance with Law. At all times during the term of this lease, Lessee, at Lessee’s own cost and expense, shall: 
  
 (1) Make all alterations, additions, or repairs to said premises or the improvements or facilities on said premises required by any valid
law, ordinance, statute, order, or regulation now or hereafter made or issued by any federal, state, county, local, or other governmental agency or entity; 
  
 (2) Observe and comply with all valid laws, ordinances, statutes, orders, and regulations now or hereafter made or issued respecting said
premises or the improvements or facilities on said premises by any federal, state, county, local, or other governmental agency or entity; 
  
 (3) Contest if Lessee, in Lessee’s sole discretion, desires by appropriate legal proceedings brought in 

  

 24 

 
good faith and diligently prosecuted in the name of Lessee, or in the names of Lessee and Lessor where appropriate or required, the validity or applicability
to said premises of any law, ordinance, statute, order, or regulation now or hereafter made or issued by any federal, state, county, local, or other governmental agency or entity; provided, however, that any such contest or proceeding, though
maintained in the names of Lessee and Lessor, shall be without cost to Lessor, and Lessee shall protect said premises and Lessor from Lessee’s failure to observe or comply during the contest with the contested law, ordinance, statute, order, or
regulation; 
  
 (4) Indemnify and hold Lessor and
the property of Lessor, including said premises, free and harmless from any and all liability, loss, damages, fines, penalties, claims, and actions resulting from Lessee’s failure to comply with and perform the requirements of this section.

  
 7.03. Duty to Restore. Should, at any time during the
term of this lease, any buildings or improvements now or hereafter on said premises be destroyed in whole or in part by fire, theft, the elements or any other cause, this lease shall continue in full force and effect and Lessee, at Lessee’s own
cost and expense, shall repair and restore the damaged or destroyed buildings and improvements according to the original plan thereof or according to such modified plans therefore as shall be approved in writing by Lessor. The work of repair and
restoration shall be commenced by Lessee within 120 days after the damage or destruction occurs and 

  

 25 

 
shall be completed with due diligence not longer than 10 months after the work is commenced. In all other respects, the work of repair and restoration shall
be done in accordance with the requirements for original construction work on said premises set forth in Article 5 of this lease. 
  
 7.04. Option to Terminate. Notwithstanding the provision of 7.03 of this lease, Lessee shall have the option of terminating this lease on the last
calendar day of any month by giving Lessor at least 90 days’ prior written notice of Lessee’s intent to do
so and by removing, at Lessee’s own cost and expense, all debris and remains of the damaged improvements from said premises where: 
  
 (1) Any buildings or improvements now or hereafter on said premises are so damaged or destroyed by fire, theft, the elements, or any cause
not the fault of Lessee or Lessor during the last 3 years of the term of this lease that they cannot be repaired and restored as required by Section 7.03 of this lease at a cost not exceeding 50% percent of the cost of replacing all buildings and
improvements if totally destroyed then, immediately preceding the calamity damaging or destroying the damaged buildings or improvements, located on said premises. 
  
 (2) Any buildings or improvements now or hereafter on said premises are so damaged or destroyed by fire,
theft, the elements, or any cause not the fault of Lessee or Lessor during the last year of the term of this lease that they cannot be repaired and restored as required by Section 7.03 of this lease at a cost not exceeding 25 percent of the cost of
replacing all buildings and 

  

 26 

 
improvements if totally destroyed then, immediately preceding the calamity damaging or destroying the damaged or destroyed buildings or improvements located
on said premises. 
  
 7.05. Insurance Proceeds. Any and all
fire or other insurance proceeds that become payable at any time during the term of this lease because of damage to or destruction of any buildings or improvements on said premises shall be paid to Lessee and applied by Lessee toward the cost of
repairing and restoring the damaged or destroyed buildings or improvements in the manner required by Section 7.03 of this lease; provided, however, that should Lessee exercise the option given Lessee by Section 7.04 of this lease to terminate this
lease because of damage to or destruction of buildings or improvements on said premises, then, in that event, any and all fire or other insurance proceeds that become payable because of such damage or destruction: 
  
 (1) Shall be applied first toward the reduction of the
unpaid principal balance of the obligation secured and discharging said premises from any then outstanding encumbrance or encumbrances incurred by Lessee pursuant to Section 6.01 of this Lease; and 
  
 (2) Then the balance of the proceeds, if any, shall be paid
to Lessor to compensate Lessor, at least in part, for the loss to his fee estate of the damaged or destroyed buildings or improvements. 
  

 27 

  
 ARTICLE 8 

 
 INDEMNITY AND INSURANCE 
  
 8.01. Indemnity Agreement. Lessee shall indemnify and hold Lessor and
the property of Lessor, including said premises and any buildings or improvements now or hereafter on said premises, free and harmless from any and all liability, claims, loss, damages, or expenses resulting from Lessee’s occupation and use of
said premises, specifically including, without limitation, any liability, claim, loss, damage, or expense arising by reason of: 
  
 (1) The death or injury of any person, including Lessee or any person who is an employee or agent of Lessee, or by reason of the damage to
or destruction of any property, including property owned by Lessee or by any person who is an employee or agent of Lessee, from any cause whatever while such person or property is in or on said premises or in any way connected with said premises or
with any of the improvements or personal property on said premises; 
  
 (2) The death or injury of any person, including Lessee or any person who is an employee or agent of Lessee, or by reason of the damage to or destruction of any property, including property owned by Lessee or any
person who is an employee or agent of Lessee, caused or allegedly caused by either (a) the condition of said premises or some building or improvement on said premises, or (b) some act or omission on said premises of Lessee or any person in, on, or
about said premises with the permission and consent of Lessee; 
  

 28 

 (3) Any work performed on said premises or materials furnished to said premises at the
instance or request of Lessee or any person or entity acting for or on behalf of Lessee; 
  
 (4) Lessee’s failure to perform any provision of this lease or to comply with any requirement of law or any requirement imposed on
Lessee or said premises by any duly authorized governmental agency or political subdivision; or 
  
 (5) The death or injury of any person or by reason of the damage to or destruction of any property from any cause whatever while such
person or property is in or on said premises or in any way connected with said premises or with any of the improvements or personal property on said premises. 
  

8.02. Liability Insurance. Lessee shall, at Lessee’s own cost and expense, secure promptly after execution of this lease and maintain
during the entire term of this lease a broad form comprehensive coverage policy of public liability insurance issued by an insurance company acceptable to Lessor and authorized to issue liability insurance in California insuring Lessee and Lessor
against loss or liability caused by or connected with Lessee’s occupation and use of said premises under this lease in amounts not less than: 
  
 (1) $500,000.00 for injury to or death of one person and, subject to such limitation for the injury or death of one person, of not less
than $1,000,000.00 for injury to or death of two or more persons as a result of any one accident or incident; and 
  

 29 

 (2) $1,000,000.00 for damage to or destruction of any property of others. 
  
 8.03. Fire and Casualty Insurance. Lessee shall, at Lessee’s own
cost and expense, at all times during the term of this lease keep all buildings, improvements, and other structures on said premises, as well as any and all additions thereto, insured for their full insurable value by insurance companies authorized
to issue such insurance in California against loss or destruction by fire and the perils commonly covered under the standard extended coverage endorsement to fire insurance policies in the county where said premises is located. Any loss payable
under such insurance shall be payable to Lessee, Lessor, and any Lender under an encumbrance incurred by Lessee pursuant to Section 6.01 of this lease as their interests may appear. Any proceeds received because of a loss covered by such insurance
shall be used and applied in the manner required by Section 7.05 of this lease. 
  
 8.04. Specific Perils. Notwithstanding anything to the contrary contained in Section 8.03 of this lease, the insurance required by Section 8.03 of this lease shall, whether or not included in the standard
extended coverage endorsement mentioned in Section 8.03, insure all buildings, improvements, and other structures on said premises, as well as any and all additions thereto, against loss or destruction by windstorm, earthquake, cyclone, tornado,
hail, explosion, riot, riot attending a strike, civil commotion, malicious mischief, vandalism, aircraft, fire, smoke damage, and sprinkler leakage. Furthermore, the insurance 

  

 30 

 
required by Section 8.03 of this lease during the construction of any building project if Lessee should choose to do so described in Article 5 shall have
course of construction, vandalism, and malicious mischief clauses attached insuring said project during its construction and all materials delivered to the site of said building project for their full insurable value. 
  
 8.05. Deposit of Insurance. Lessee shall within 10 days after the
execution of this lease and promptly thereafter when any such policy is replaced, rewritten, or renewed deliver to Lessor a true and correct copy of each insurance policy required by this Article of this lease or a certificate executed by the
insurance company or companies or their authorized agent evidencing such policy or policies. 
  
 8.06. Notice of Cancellation. Each insurance policy required by this Article of this lease shall contain a provision that it cannot be cancelled for any reason unless 10 days’ prior written notice of the
cancellation is given to Lessor in the manner required by this lease for service of notices on Lessor by Lessee. 
  
 8.07. Payment before Due. Any and all insurance required to be obtained by Lessee shall be paid by Lessee at least 10 days before such insurance
becomes due and receipt of payment shall be immediately given to Lessor. 
  
 8.08. Payment by Lessor. Should Lessee fail to pay within the time specified in this Article any insurance premiums on insurance required by this Article to be paid by Lessee, Lessor may pay such premiums for
the benefit of Lessee. In such event, Lessee 

  

 31 

 
shall promptly on written demand of Lessor reimburse Lessor for the full amount paid by Lessor together with interest thereon at the maximum rate allowed
under Article 15, Section 1 of the California Constitution, or it subsequent amendments from the date of payment by Lessor until the date of repayment. 
  
 ARTICLE 9 
  
 CONDEMNATION 
  
 9.01. Total Condemnation. Should, during the term of this lease, title and possession of all of said premises be taken under the power of eminent domain by any public or quasi-public agency or entity, this
lease shall terminate as of 12:01 A.M. of, whichever first occurs, the date legal title of said premises is taken by the agency or entity exercising the power of eminent domain and both Lessor and Lessee shall thereafter be released from all
obligations, except those specified in Section 9.05 of this lease, under this lease. 
  
 9.02. Partial Taking – Parking Lot. Should, during the term of this lease, title and possession of only a portion of said premises be taken under the power of eminent domain by any public or quasi-public
agency or entity, all compensation and damages payable by reason of any parking facilities on said premises taken by such exercise of the eminent domain power shall be available to and used, to the extent reasonably needed, by Lessee in replacing
the parking facilities so taken to the extent reasonably practicable under then existing laws and conditions with new parking facilities on the remaining portion of said premises. Plans 

  

 32 

 
and specifications for the replacement parking facilities must be first approved in writing by Lessor but may include, where practicable, deck parking
facilities to replace ground level parking facilities taken by eminent domain; provided, however, that should the parking facilities taken by eminent domain result in a net loss of 35 percent or more of the area of said premises that can, after
considering any replacement parking facilities that can be constructed on the remaining portion of said premises by reasonable methods, be devoted to parking facilities as compared with the area devoted to such facilities immediately prior to the
taking, Lessee may terminate this lease in the manner prescribed in Section 9.04 of this lease. 
  
 9.03. Partial Taking – Rental Facilities. Should, during the term of this lease, title and possession of only a portion of said premises be
taken under the power of eminent domain by any public or quasi-public agency or entity, all compensation and damages payable by reason of any improvements other than parking facilities taken by such exercise of the eminent domain power shall be
available to and used, to the extent reasonably needed, by Lessee to replace the improvements so taken to the extent reasonably practicable under then existing laws and conditions with improvements of the same type on the remaining portion of said
premises. Plans and specifications for the replacement improvements must, however, be first approved by Lessor in writing; provided, however, that should the improvements taken by eminent domain result in a net loss of 35 percent or more of the
total 

  

 33 

 
rentable floor space of all buildings on said premises, after taking into consideration additional floor space that could be reasonably constructed on the
remaining portion of said premises, immediately prior to the taking, Lessee may terminate this lease in the manner prescribed by Section 9.04 of this lease. 
  
 9.04. Termination for Partial Taking. Lessee may terminate this lease for the reasons stated in either, or both, Section 9.02 or Section 9.03 of
this lease by serving written notice of termination on Lessor within 90 days after Lessee has been deprived of actual physical possession of the portion of said premises taken by eminent domain. This lease shall terminate as of 12:01 A.M. of the
first day of the calendar month following the calendar month in which the notice of termination described in this section is served on Lessor. On termination of this lease pursuant to this section, all subleases and subtenancies in or on said
premises or any portion or portions of said premises created by Lessee under this lease shall also terminate and said premises shall be delivered to Lessor free and clear of all such subleases and subtenancies; provided, however, that Lessor may, at
Lessor’s option, by mailing written notice to a subtenant allow any subtenant to attorn to Lessor and continue his or her occupancy on said premises as a tenant of Lessor. On termination of this lease pursuant to this section, however, both
Lessor and Lessee shall be released from all obligations, except those specified in Section 9.05 of this lease, under this lease. 
  

 34 

 9.05. Condemnation Award. Any compensation or damages awarded or payable because of the taking of
all or any portion of said premises by eminent domain shall be distributed and disbursed between Lessor and Lessee as follows: 
  
 (1) All compensation or damages awarded or payable for the taking by eminent domain of any land that is part of the said premises shall be
paid to and be the sole property of Lessor free and clear of any claim of Lessee or any person claiming rights to said premises through or under Lessee. 
  
 (2) All compensation or damages awarded or payable because of any improvements constructed or located on the portion of said premises
taken by eminent domain where only a portion of said premises is taken by eminent domain and Lessee is not entitled to or does not terminate this lease shall be applied in the manner specified in Section 9.02 or Section 9.03 toward the replacement
of such improvements with equivalent new improvements on the remaining portions of said premises. 
  
 (3) All compensation or damages awarded or payable because of any improvements constructed or located on the portion of said premises
taken by eminent domain where this lease is terminated because of the taking by eminent domain, whether all or only a portion of said premises is taken by eminent domain, shall be allocated between Lessee and Lessor as follows: 
  
 (a) That percentage of the compensation or damages awarded
or payable because of the improvements that equals the percentage of the full term of this lease that has, at the time 

  

 35 

 
of the taking, not expired shall belong to and be the sole property of Lessee. 
  
 (b) That percentage of the compensation or damages awarded or payable because of the improvements that
equals the percentage of the full term of this lease that has, at the time of the taking, expired shall belong to and be the sole property of Lessor. 
  
 (c) The term “time of taking” as used in this subparagraph shall mean 12:01 A.M. of, whichever shall first occur, the date title
or the date physical possession of the portion of said premises on which the improvements are located is taken by the agency or entity exercising the eminent domain power. 
  
 (4) Any severance damages awarded or payable because only a portion of said premises is taken by eminent
domain shall be: 
  
 (a) The sole and separate
property of Lessee during the first 10 years of the term of the lease; 
  
 (b) Equally divided, except to the extent needed to replace any improvements taken by eminent domain with equivalent improvements on the remaining portion of said premises where Lessee cannot or does not terminate
this lease, between Lessor and Lessee during the 16 to 50 years of the term of this lease; and 
  
 (c) The sole and separate property of Lessor during the last 10 years of the term of this lease. 
  

 36 

 9.06. Rent Abatement for Partial Taking. Should, during the term of this lease, title and
possession of only a portion of said premises be taken under the power of eminent domain by any public or quasi-public agency or entity and Lessee does not or cannot under Section 9.02 or Section 9.03 terminate this lease, then this lease shall
terminate as to the portion of said premises taken under eminent domain as of 12:01 A.M. of, whichever first occurs, the date title is taken or the date actual physical possession of the portion taken by eminent domain is taken by the agency or
entity exercising the eminent domain power. Furthermore, the rent payable under this lease shall, as of that time, be reduced in the same proportion that the value of the portion of said premises taken by eminent domain bears to the full value of
said premises at that time; provided, however, that Lessee shall, subject to the provisions of Section 9.02 and 9.03 of this lease, replace any improvements or facilities with equivalent new facilities on the remaining portion of said premises and
do all other acts at Lessee’s own cost and expense required by the eminent domain taking to make the remaining portion of said premises fit for the uses specified in this lease. 
  
 9.07. Voluntary Conveyance. A voluntary conveyance by Lessor, with the consent of Lessee, of title to all or a
portion of said premises to a public or quasi-public agency or entity in lieu of and under threat by such agency or entity to take the same by eminent domain proceedings shall be considered a taking of title to 

  

 37 

 
all or such portion of said premises under the power of eminent domain subject to the provisions of this Article. 
  
 ARTICLE 10 
  
 ASSIGNMENT AND SUBLEASE 
  
 10.1. No Assignment Without Lessor’s Consent. Except as provided
in Section 10.02 of this lease, Lessee shall not assign or otherwise transfer this lease, any right or interest in this lease, or any right or interest in said premises or any of the improvements that may now or hereafter be constructed or installed
on said premises without the express written consent of Lessor first had and obtained. Any assignment or transfer by Lessee without the prior written consent of Lessor, whether it be voluntary or involuntary, by operation of law or otherwise, is
void and shall, at the option of Lessor, terminate this lease. A consent by Lessor to one assignment shall not be deemed to be a consent to any subsequent assignment of this lease by Lessee. The consent of Lessor to any assignment of Lessee’s
interest in this lease, however, shall not be unreasonably withheld. 
  
 10.2. Permitted Assignment. Notwithstanding the provisions of Section 10.01 of this lease, Lessee may without the prior written consent of Lessor transfer and assign all Lessee’s interest under this lease and the leasehold
estate hereby created in Lessee to: 
  
 (1) Any
trustee named in a deed of trust, any mortgagee named in a mortgage, or any person named in any other type of security instrument for the purpose of incurring an encumbrance on 

  

 38 

 
such interest and such leasehold estate pursuant to Section 6.01 of this lease. 
  
 (2) A partnership now or hereafter organized in which Lessee owns a majority of and is the General Partner.

  
 10.03. Sublease. Lessee shall have the right to
sublease all or any part or parts of the premises or the improvements or both, and to assign, encumber, extend, or renew any sublease, provided it first obtains the express written consent of landlord which consent will not unreasonably be withheld.

  
 ARTICLE 11 
  
 DEFAULT AND TERMINATION 
  
 11.01. Breach Without Termination. Even though Lessee has breached
this lease and abandoned the property, this lease continues in effect for so long as Lessor does not terminate Lessee’s right to possession; and Lessor may enforce all his rights and remedies under this lease, including the right to recover the
rent as it becomes due under this lease. 
  
 11.02.
Nonterminating Actions. For the purposes of this article, the following do not constitute a termination of Lessee’s right to possession: 
  
 (a) Acts of maintenance or preservation or efforts to relet the property; 
  
 (b) The appointment of a receiver on initiative of Lessor to protect his interest under this lease.

  
 11.03. Lessee’s Right to Sublet or Assign. Lessee
may, at his option, transfer his interest hereunder in the following manner 

  

 39 

 
so long as Lessor has not terminated Lessee’s right to possession for breach of this lease an abandonment of the property: Sublet the property, assign
his interest in the lease, or both, with the consent of Lessor, which consent shall not be withheld unreasonably. 
  
 11.04. Breach. All covenants and agreements contained in this lease are declared to be conditions to this lease and to the term hereby demised to
Lessee. Should Lessee default in the performance of any covenant, condition, or agreement contained in this lease and the default not be cured within 60 days after written notice of the default is served on Lessee by Lessor, then Lessor may
terminate this lease and: 
  
 (1) Bring an action
to recover from Lessee: 
  
 (a) The worth at the
time of award of the unpaid rent which had been earned at the time of termination of the lease; 
  
 (b) The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination of the lease
until the time of award exceeds the amount of rental loss that Lessee proves could have been reasonably avoided; 
  
 (c) The worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the
amount of rental loss that Lessee proves could be reasonably avoided; and 
  

 40 

 (d) Any other amount necessary to compensate Lessor for all detriment proximately caused
by Lessee’s failure to perform his obligations under this lease; and 
  
 (2) Bring an action, in addition to or in lieu of the action described in subparagraph (1) of this section, to reenter and regain possession of said premises in the manner provided by the laws of unlawful detainer of
the State of California then in effect. 
  
 11.05. Insolvency
of Lessee. Should Lessee become insolvent as defined in this section, Lessor may, by giving 60 days’ written notice to Lessee or to the person appointed to manage Lessee’s affairs at the address for such person appearing in the
official records of the court that appointed him, terminate this lease and forfeit Lessee’s interest in said premises and in any improvements or facilities in, on or appertaining to said premises. For purposes of this section, Lessee shall be
conclusively presumed to have become insolvent if Lessee: 
  
 (1) Has a receiver appointed to take possession of all or substantially all of Lessee’s property because of insolvency; 
  
 (2) Makes a general assignment for the benefit of creditors; or 
  
 (3) Allows any judgment against Lessee to remain unsatisfied and unbonded for a period of 30 days or longer.

  
 11.06. Cumulative Remedies. The remedies given to
Lessor in this Article shall not be exclusive but shall be cumulative with 

  

 41 

 
and in addition to all remedies now or hereafter allowed by law and elsewhere provided in this lease. 
  
 11.07. Waiver of Breach. The waiver by Lessor of any breach by Lessee
of any of the provisions of this lease shall not constitute a continuing waiver or a waiver of any subsequent breach by Lessee either of the same or a different provision of this lease. 
  
 11.08. Surrender of Premises. On expiration or sooner termination of this lease, Lessee shall surrender said
premises, all improvements in or on said premises, and all facilities in any way appertaining to said premises, to Lessor in as good, safe, and clean condition as practicable, reasonable wear and tear excepted and casualty damage. 
  
 ARTICLE 12 
  
 MISCELLANEOUS 
  
 12.01. Force Majeure – Delays. Except as otherwise expressly
provided in this lease, should the performance of any act required by this lease to be performed by either Lessor or Lessee be prevented or delayed by reason of any act of God, strike, lockout, labor trouble, inability to secure materials,
restrictive governmental laws or regulations, or any other cause except financial inability not the fault of the party required to perform the act, the time for performance of the act will be extended for a period equivalent to the period of delay
and performance of the act during the period of delay will be excused; provided, however, that 

  

 42 

 
nothing contained in this section shall excuse the prompt payment of rent by Lessee as required by this lease or the performance of any act rendered
difficult or impossible solely because of the financial condition of the party, Lessor or Lessee, required to perform the act. 
  
 12.02. Attorney’s Fees. Should any litigation be commenced between the parties to this lease concerning said premises, this lease, or the
rights and duties of either in relation thereto, the party, Lessor or Lessee, prevailing in such litigation shall be entitled, in addition to such other relief as may be granted in the litigation, to a reasonable sum as and for his attorney’s
fees in such litigation which shall be determined by the court in such litigation or in a separate action brought for that purpose. 
  
 12.03. Notices to Lessor. Except as otherwise expressly provided by law, any and all notices or other communications required or permitted by this
lease or by law to be served on or given to Lessor by Lessee or any Lender described in Article 6 of this lease shall be in writing and shall be deemed duly served and given when personally delivered to Lessor, to any managing employee of Lessor,
or, in lieu of such personal service, when deposited in the United States mail, first-class postage prepaid, addressed to Lessor at 3625 Ruffin Road, Suite 110, San Diego, California 92123. Lessor may change Lessor’s address for the purpose of
this section by giving written notice of such change to Lessee in the manner provided in Section 12.04 whereupon Lessee shall transmit a 

  

 43 

 
copy of such notice to any Lender described in Article 6 of this lease. 
  
 12.04. Notices to Lessee. Except as otherwise expressly provided by law, any and all notices or other communications
required or permitted by this lease or by law to be served on or given to Lessee by Lessor shall be in writing and shall be deemed duly served and given when personally delivered to Lessee, any managing employee of Lessee, or, in lieu of such
personal service, when deposited in the United States mail, first-class postage prepaid, addressed to Lessee at 9955 Mission Gorge Road, Santee, California 92071. Lessee may change his address for the purpose of this section by giving written notice
of such change to Lessor in the manner provided in Section 12.03 of this lease. 
  
 12.05. Governing Law. This lease, and all matters relating to this lease, shall be governed by the laws of the State of California in force at the time any need for interpretation of this lease or any decision
or holding concerning this lease arises. 
  
 12.06. Binding on
Heirs and Successors. This lease shall be binding on and shall inure to the benefit of the heirs, executors, administrators, successors, and assigns of the parties hereto, Lessor and Lessee, but nothing in this section shall be construed as a
consent by Lessor to any assignment of this lease or any interest therein by Lessee except as provided in Article 10 of this lease. 
  
 12.07. Partial Invalidity. Should any provision of this lease be held by a court of competent jurisdiction to be either 

  

 44 

 
invalid, void, or unenforceable, the remaining provisions of this lease shall remain in full force and effect unimpaired by the holding. 
  
 12.08. Captions. The table of contents of this lease and the captions
of the various articles and paragraphs of this lease are for convenience and ease of reference only and do not define, limit, augment, or describe the scope, content, or intent of this lease or of any part or parts of this lease. 
  
 12.09. Gender. The neuter gender includes the feminine and masculine,
the masculine includes the feminine and neuter, and the feminine includes the masculine and neuter, and each includes corporation, partnership, or other legal entity when the context so requires. 
  
 12.10. Singular and Plural. The singular number includes the plural
whenever the context so requires. 
  
 12.11. Exhibits. All
exhibits and addenda to which reference is made in this lease are incorporated in the lease by the respective reference to them, whether or not they are actually attached, provided they have been signed or initialed by the parties. Reference to
“this lease” includes matters incorporated by reference. 
  
 12.12. Sole and Only Agreement. This instrument constitutes the sole and only agreement between Lessor and Lessee respecting said premises, the leasing of said premises to Lessee, the construction of the said building project
described in this lease on said premises, or the lease terms herein specified, and 

  

 45 

 
correctly sets forth the obligations of Lessor and Lessee to each other as of its date. Any agreements or representations respecting said premises, their
leasing to Lessee by Lessor, or any other matter discussed in this lease not expressly set forth in this instrument are null and void. 
  
 12.13. Time of Essence. Time is expressly declared to be the essence of this lease. 
  
 12.14. Consent. Whenever consent is required of Lessor under this lease, that consent shall not be unreasonably
withheld. 
  
 12.15. Memorandum of Lease for Recording.
Neither party, Lessor or Lessee, shall record this lease without the written consent of the other. However, Lessor and Lessee shall, at the request of either at any time during the term of this lease, execute a memorandum or “short form”
of this lease for purposes of, and in a form suitable for, being recorded. The memorandum or 

  

 46 

 
“short form” of this lease shall describe the parties, Lessor and Lessee, set forth a description of the leased premises, specify the term of this
lease, and shall incorporate this lease by reference. 
  
 EXECUTED
on Oct 17, 1981, at San Diego County, California. 
  

			
	 LESSOR

	
	Mast/Mission Gorge Development Ltd., a California Limited Partnership
	
	 By KRD DEVELOPING RESOURCES, INC.,
 a
California Corporation 
 General Partners

		
	By:	 	/s/    STEPHEN C. KERCH        
	 	 	Stephen C. Kerch
		
	By:	 	 
	
	 LESSEE

	
	Cuyamaca Bank, a State Banking Corporation 
		
	By:	 	/s/    ALAN FARIAS        
		
	By:	 	 

  

 47 

  
 EXHIBIT “A”

  
 LEASE PARCEL #1 
  
 BEGINNING AT THE NORTHWESTLY CORNER OF LOT 5 THENCE SOUTH 1O° 21’ 22” WEST
58.00 FEET ALONG THE WESTERLY LINE OF SAID LOT TO THE POINT OF BEGINNING; THENCE AT RIGHT ANGLES SOUTH 79° 38’ 45” EAST ALONG THE NORTHERLY LINE OF SAID PARCEL, 141.00 FEET; THENCE AT RIGHT ANGLES, SOUTH 10° 21’ 22” WEST
ALONG THE EASTERLY LINE OF SAID PARCEL 91.25 FEET; THENCE AT RIGHT ANGLES, NORTH 79° 38’ 45” WEST PARALLEL WITH SAID NORTHERLY LINE 141.00 FEET TO THE WESTERLY LINE OF SAID PARCEL; THENCE NORTH 10° 21’ 22’ EAST ALONG SAID
WESTERLY LINE 91.25 FEET TO THE POINT OF BEGINNING. 
  

  
 

 
  
 LEASE PARCEL #1 = CUYAMACA BANK

 LEASE PARCEL #2 = CIRCLE K 
 LEASE PARCEL #3 = CAR WASH 
  
 EXHIBIT “A”

  

  
 SUPPLEMENT TO GROUND LEASE
DATED AUGUST 1, 1988 
  
 MARY and DARI GARMO, hereinafter
referred to “GARMO” or “LESSOR” and CUYAMACA BANK, a State banking corporation, hereinafter referred to as “BANK” or “LESSEE,” for valuable consideration receipt of which is hereby acknowledged, agree to
amend, modify and change that Ground Lease (“LEASE”) dated August 1, 1988 between Mast/Mission Gorge Development Limited, a California limited partnership, prior Lessor and CUYAMACA BANK, a State banking commission, prior and current
LESSEE as follows: 
  
 1. The term of the Lease shall commence on
January 1, 1997 and shall continue for a period of ten (10) years.  
  
 2. LESSEE shall have the option to renew this Lease for three five (5) year terms upon written notice to LESSOR ninety (90) days prior to the completion of the then-existing Lease term. 
  
 3. LESSEE agrees to pay LESSOR in equal monthly installments on the first day
of each and every month, the sum of Three Thousand Two Hundred Fifty Dollars ($3,250) as and for the monthly rental and lease payments for said property. 
  
 4. It is specifically understood and agreed that there shall be no change in the base rental amount at any time during the Lease nor any cost of living
increases during said ten year term. Thereafter, for each five year option exercised by the Bank, Landlord shall have the right to impose a cost of living increase as follows: as to the first five year option term, the cost of living increase shall
not exceed that fifteen (15%) 

  

 
percent, using the $3,250 as the base amount on which to calculate said cost of living increase. The cost of living increase shall be applied to the entire
term period and shall not be adjusted year to year. For the remaining option terms, if such are exercised by the Bank, the landlord shall be entitled to a cost of living increase at a rate not to exceed two (2%) percent per year. 
  
 5. In all other respects, the original LEASE executed on August 1, 1988, not
in conflict with these above recited terms, shall remain in full force and effect. 
  
 Executed on 14 day Nov, 1996 at San Diego County California. 
  

			
		
	 LESSOR:
	 	/s/    DARI GARMO        
	 	 	Dari Garmo
		
	 	 	/s/    MARY GARMO        
	 	 	Mary Garmo

  

					
	 LESSEE:
	 	 	 	 
	 	 	Cuyamaca Bank, a State Banking Corporation
			
	 	 	By:	 	/s/    ALAN FARIAS        

  

  
 COMPROMISE AND MUTUAL
RELEASE SETTLEMENT AGREEMENT 
  
 THIS COMPROMISE AND MUTUAL
RELEASE SETTLEMENT AGREEMENT, hereinafter referred to as “AGREEMENT” is made this                      day of
                    , 1996 by and between Cuyamaca Bank hereinafter referred to as “BANK” and Dari and Mary Garmo
collectively referred to as “GARMO”. 
  
 1.
RECITALS 
  
 THIS AGREEMENT is made with reference to
and contemplation of the following facts: 
  
 (a)
Dispute 
  
 A dispute has arisen and exists between
BANK and GARMO with respect to a land lease wherein GARMO alleges that BANK owes GARMO money for unpaid lease payments, and it is further alleged by BANK that GARMO breached their obligations under the terms of the lease. 
  
 (b) Purpose 
  
 The parties hereto understand, acknowledge, covenant and agree that the
execution of this AGREEMENT consummates a compromise of disputed claims and is not to be construed as an admission of liability on the part of any party to this AGREEMENT. It is the parties’ desire and intention to effect a final settlement and resolution of all existing disputes and claims regardless of their nature or basis. 
  

 1 

 2. TERMS OF SETTLEMENT 
  
 The following terms and conditions of settlement are each mutually dependent upon and conditioned upon performance of the
other conditions: 
  
 (a) The current lease entitled “Ground
Lease” (hereinafter “Lease”) executed on or about August 1, 1988 originally between Mast/Mission Gorge Development Limited, a California limited partnership predecessor Lessor to GARMO, the current Lessor (“Lessor”) and
Cuyamaca Bank (BANK), a State banking corporation (“Lessee”), shall be amended to as follows: 
  
 (1) The term of said Lease shall be modified to be a 10-year lease beginning January 1, 1997 with three 5-year options to renew and extend
such Lease thereby granting to BANK the possibility of a leasehold interest for a total of twenty-five (25) years. 
  
 (2) BANK shall pay to GARMO as and for monthly lease payments the sum of Three Thousand Dollars ($3,000) per month for the year 1995.

  
 (3) BANK shall pay to GARMO as and for
monthly lease payments the sum of Three Thousand Dollars ($3,000) per month for the year 1996. 
  
 (4) Beginning January 1, 1997 and continuing each and every month thereafter with no changes or cost of living increases during the first
ten (10) year term, BANK shall pay to GARMO a monthly lease payment in sum of Three Thousand Two Hundred Fifty Dollars ($3,250) per month for each and every month 

  

 2 

 
until said Lease is terminated. Thereafter, if BANK exercises the options to renew, the cost of living increase for the entire first five year term shall not
exceed fifteen (15%) percent using the $3,250 as the base amount in determination of the cost of living increase, and, thereafter, as to the remaining option terms, GARMO shall be entitled to a yearly cost of living increase not to exceed two (2%)
percent per year. (See Supplement to Ground Lease Dated August 1, 1988 incorporated herein and to be signed herewith.) 
  
 (5) In all other respects, said Lease executed on or about August 1, 1988, not in conflict with these terms and conditions recited above,
shall remain in full force and effect. 
  
 (b) BANK shall pay to
GARMO, the sum of Ninety-one Thousand Five Hundred Dollars ($91,500) upon execution of this document, execution of the Supplement to Ground Lease referenced above, and execution and receipt of GARMO’s dismissal with prejudice (as referenced
hereinbelow), said sum to be allocated as follows: Thirty-Six Thousand Dollars ($36,000) shall be allocated to payment in full of all lease obligations for the year 1995; Thirty-Six Thousand Dollars ($36,000) shall be allocated to payment in full of
all lease obligations for the year 1996; the balance of Nineteen Thousand Five Hundred Dollars ($19,500) shall be allocated to and considered prepaid lease payments toward the year 1997, said monthly lease payment as referenced above having been set
at Three Thousand Two Hundred Fifty Dollars ($3,250) per month. This Nineteen Thousand Five Hundred Dollars ($19,500) 

  

 3 

 
represents prepaid rent(lease) in full for the period of January 1997 through June 1997, inclusive. 
  
 (c) BANK shall continue to write down the building they occupy and own
on said premises which is subject to Lease referenced above in accordance with the generally accepted Banking principles so that at the time BANK vacates the building, if the BANK so vacates, at the expiration of the Lease, GARMO will then
have the responsibility for demolition of said building. The purpose of such clause is to assist GARMO in establishing that the BANK’s remaining building has no value to assist GARMO concerning tax issues. It is expressly stated herein that neither BANK’s nor
GARMO’s attorney are experts in or provide any tax advice regarding this transaction and refer both BANK and GARMO to their respective tax consultants and experts regarding the impact of this issue. 
  
 (d) The parties hereto acknowledge and agree that they will execute forthwith
at the time of the execution of this AGREEMENT the “Supplement to Ground Lease Dated August 1, 1988” reciting the terms referenced above, which Supplement to Ground Lease is to be attached to the existing Ground Lease which is the subject
matter of this settlement. 
  
 (e) The parties shall execute
forthwith, with the signing of this Agreement, a Dismissal with Prejudice of the entire action for delivery to BANK’s attorney for filing. 
  
 (f) The entirety of this AGREEMENT is to be considered strictly confidential, and shall not be disclosed to, revealed 

  

 4 

 
to, or reviewed by any party other than the parties herein named and their respective attorneys. If either party breaches any term or condition of this
AGREEMENT, such party shall be liable for any and all damages caused by said breach, including reimbursement for all costs paid herein and any other damages or losses sustained. 
  
 3. RELEASE OF CLAIMS 
  
 (a) Release by BANK 
  

Except as otherwise provided herein, BANK individually and on behalf of their heirs, executors, administrators, officers, directors, shareholders,
legal representatives, successors, assigns, agents, employees, attorneys, partners, and co-venturers, and each of them, hereby fully and forever release, acquit, and discharge those parties designated as GARMO and its heirs, executors,
administrators, legal representatives, successors, assigns, agents, officers, directors, shareholders, employees, attorneys, partners, and co-venturers, and each of them, of and from any and all claims, demands, liability, actions, causes of action,
costs, expenses, attorneys fees, obligations, and rights (contingent, accrued, enjoined or otherwise), known or unknown, which BANK may have against any of them including, without limitation, any claim or demand before any court, administrative
body, public agency or any other party which BANK may have against any or all of them arising out of any of the matters referred to in subparagraph 1(a) above, or for any other matters. 
  

 5 

 (b) Release by GARMO 
  
 Except as otherwise provided herein, GARMO individually and on behalf of her heirs, executors, administrators, legal
representatives, successors, assigns, agents, employees, attorneys, partners, and co-venturers, and each of them, hereby fully and forever release, acquit, and discharge those parties designated as BANK and their respective, heirs, executors,
administrators, legal representatives, successors, assigns, agents, officers, directors, shareholders, employees, attorneys, partners, and co-venturers, and each of them, of and from any and all claims, demands, liability, actions, causes of action,
costs, expenses, attorneys fees, obligations, and rights (contingent, accrued, enjoined or otherwise), known or unknown, which GARMO may have against any of them including, without limitation, any claim or demand before any court, administrative
body, public agency or any other party which GARMO may have against any or all of them arising out of any of the matters referred to in subparagraph l(a) above, or for any other matters. 
  
 (c) Mutual Release 
  
 Except as otherwise provided herein, It is understood and agreed that all rights under Section 1542 of the California Civil Code and hereby
expressly waived. Said section reads as follows: 
  
 “A
general release does not extend to the claims which the creditor does not Know or suspect to exist in his favor at the time of execution of the release, which is known by him must have materially affected his settlement with the debtor.”

  
 This compromise settlement shall act as a release of future

  

 6 

 
claims that may arise from the above-mentioned dispute whether such claims are currently known, unknown, foreseen, or unforeseen. 
  
 4. FURTHER ASSURANCE 
  
 Each of the parties shall hereafter execute all documents and do all acts
necessary, convenient or desirable, to effect the provisions of this AGREEMENT. 
  
 5. SUCCESSORS 
  
 The provisions of this AGREEMENT shall be deemed to obligate, extent to, and inure the benefits of the successors, heirs, assigns, transferees, grantees and indemnitees of each of the parties. 
  
 6. INDEPENDENT COUNSEL 
  
 Each of the parties acknowledge and agree that he has been represented by
independent counsel of his own choosing in the negotiating of and execution of this AGREEMENT and has been advised that it is in the best interest of all parties that they should each secure representation by independent counsel so as to ascertain
the effect and impact of this AGREEMENT. The Parties acknowledge that they may hereafter discover new or different information than that currently possessed and this AGREEMENT shall be and remain effective in all respects regardless of such
information. 
  
 7. ATTORNEY’S FEES

  
 In the event litigation is commenced to enforce any of the
provisions of this AGREEMENT, to recover damages for breach of 

  

 7 

 
the provisions of the AGREEMENT or to obtain declaratory relief in connection with any of the provisions of this AGREEMENT, the prevailing party shall be
entitled to recover reasonable attorney’s fees and costs. 
  
 8. INTERPRETATION 
  
 Whenever the context
requires the singular shall include the plural, the plural shall include the singular, and the masculine gender shall include the feminine and neuter genders. 
  

9. CAPTIONS 
  
 The captions by which the paragraphs and subparagraphs of this AGREEMENT are identified are for convenience only and shall have no effect whatsoever on
its interpretation. 
  
 10. SEVERANCE 
  
 If any provision of this AGREEMENT or any provisions of any exhibits
attached hereto is held to be illegal or invalid by a court of competent jurisdiction, such provision shall be deemed severed and deleted and neither such provision nor its severance and deletion shall effect the validity of the remaining
provisions. 
  
 11. INTEGRATION 
  
 This AGREEMENT (after full execution and delivery) memorializes and
constitutes the entire AGREEMENT and understanding of the parties and supersedes and replaces all prior negotiations, proposed agreements whether written or unwritten. Each party acknowledges that no other party nor any agent or attorney of any
other party has made any promise, 

  

 8 

 
representation or warranty whatsoever, express or implied, which is not expressly contained in this AGREEMENT; and each party further acknowledges that he or
it has not executed this AGREEMENT in reliance upon any collateral promise, representation or warranty. Any modification, addition or deletion of the terms of this AGREEMENT must be set forth in writing signed by all PARTIES hereto. 
  
 12. COUNTERPARTS 
  
 This AGREEMENT may be executed in two (2) or more counterparts, each of
which shall be deemed to be an original but all of which shall constitute one and the same document. 
  
 13. UNDERSTANDING OF THE PARTIES 
  
 The parties certify that they have read the entirety of this AGREEMENT and that they fully understand and comprehend all of the terms and conditions and
covenants and restrictions herein. Based upon such, all of the parties by their execution do so intelligently, knowingly and voluntarily. 
  

									
	 	 	 	 	 CUYAMACA BANK

				
	 DATED: 11/15/96
	 	 	 	By:	 	/s/    ALAN FARIAS        
			
	 	 	 	 	MARY GARMO
				
	 DATED: 11/14/96
	 	 	 	By:	 	/s/    MARY GARMO        
			
	 	 	 	 	DARI GARMO
				
	 DATED: 11/14/96
	 	 	 	By:	 	/s/    DARI GARMO        

  

 9Lease on La Mesa Branch

 Exhibit 10.23 
  
 STANDARD SHOPPING CENTER LEASE 
  
 This lease is dated December 23, 2002 and entered into between The Auerbach Realty
Group, LLC (“Landlord”), and Cuyamaca Bank, NA (“Tenant”). Landlord hereby leases to Tenant, and Tenant hereby rents from Landlord, the following described Demised Premises, upon the following terms, provisions,
covenants, conditions and agreements. 
  

			
	1. BASIC LEASE PROVISIONS
		
	 1.1    LANDLORD
	 	The Auerbach Realty Group, LLC
		
	 1.2    TENANT:
	 	Cuyamaca Bank, NA
		
	 1.3.  DISMISSED PREMISES:
	 	8002 La Mesa Boulevard
		
	 City of:
	 	La Mesa
		
	 County of:
	 	San Diego, CA 91941
		
	 Square Footage:
	 	Approximately 4,737 square feet
		
	 1.4    ORIGINAL TERM:
	 	Five (5) years
		
	 Commencing on:
	 	October 1, 2003
		
	 Ending on:
	 	September 30, 2008
		
	 1.5    RENT:
	 	 
		
	 1.5.1     Fixed Annual Rental Rate:
	 	 Seventy Nine Thousand Five Hundred Sixty
 Dollars ($79 560.00)

		
	 1.5.2     Fixed Minimum Monthly Rent:
	 	Six Thousand Six Hundred Thirty Dollars ($6,630.00)
		
	 1.5.3     Abatement of Rent:
	 	None
		
	 1.5.4     Percentage Rent:
	 	Not Applicable
		
	 1.5.5     Adjustment of Rent:
	 	Annual Increases of 3% each year
		
	 1.6    PREPAID RENT:
	 	None
		
	 1.7    PRO RATE SHARE:
 CAM, Insurance and Taxes:
	 	Lessee shall pay its proportionate share of the real property taxes, insurance and the cost to maintain the common areas. Pro rata based on tenants sharing service provided by
Landlord
		
	 1.8    SECURITY DEPOSIT:
	 	None
		
	 1.9    USE:
	 	Tenant shall occupy and use the Demised Premises only as a full service bank branch and for no other purpose whatsoever
		
	 1.10 ADDRESS FOR NOTICES:
	 	 
		
	 1.10.1  TO LANDLORD:
	 	 Auerbach Realty Group, LLC
 2416 Wilshire
Blvd.
 Santa Monica, CA 90402

		
	 1.10.2  TO TENANT:
	 	 Bruce Ives, President
 Cuyamaca
Bank
 9955 Mission Gorge Rd.
 Santee, CA
92071

		
	 1.11 OPTION:
	 	Two (2) Five Year Options
		
	 1.12 PARKING:
	 	Tenant shall share parking in common with other Tenants in the shopping center
		
	 1.13 POSSESSION DATE:
	 	October 1, 2003
		
	 1.14 TRADE NAME:
	 	Cuyamaca Bank
		
	 1.15 TENANT IMPROVEMENTS:
	 	None. Tenant is taking possession of the Premises as is.

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

			
	1.16 BUILDOUT	 	None.

  
 The Basic Lease Provisions are hereby
incorporated into this Lease and are deemed a part thereof when referred to, as if actually set forth therein. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 2. TABLE OF CONTENTS 
  

					
	 1.
	  	BASIC LEASE PROVISIONS	  	1
	 2.
	  	TABLE OF CONTENTS	  	3
	 3.
	  	DEMISED PREMISES	  	5
	 	  	3.1        DEMISED PREMISES	  	5
	 	  	3.2        SQUARE FOOTAGE	  	5
	 4.
	  	TERM	  	5
	 	  	4.1        ORIGINAL TERM	  	5
	 	  	4.2        EARLY ENTRY	  	5
	 	  	4.3        MEMORANDUM OF TERM	  	5
	 	  	4.4        OUTSIDE DATE	  	5
	 	  	4.5        FINANCING	  	5
	 5.
	  	RENT	  	5
	 	  	5.1        FIXED MINIMUM MONTHLY RENT	  	5
	 	  	5.2        PERCENTAGE RENT	  	5
	 	  	5.3        PRO-RATIONS	  	5
	 	  	5.4        PAYMENT OF RENT	  	5
	 	  	5.5        LATE CHARGES	  	6
	 	  	5.6        ADJUSTMENT OF FIXED MINIMUM MONTHLY RENT	  	6
	 	  	5.7        LEASE YEAR	  	6
	 6.
	  	FINANCIAL ACTIVITY	  	6
	 7.
	  	USE	  	6
	 	  	7.1        PERMITTED USE	  	6
	 	  	7.2        COMPLIANCE WITH LAWS	  	6
	 	  	7.3        TENANT’S AFFIRMATIVE COVENANTS	  	7
	 	  	7.4        TENANT’S NEGATIVE COVENANTS	  	7
	 	  	7.5        RADIUS RESTRICTION	  	8
	 8.
	  	TAXES	  	8
	 	  	8.1        TAXES AND ASSESSMENTS	  	8
	 	  	8.2        TENANT’S PRO-RATA SHARE	  	8
	 	  	8.3        PAYMENT BY TENANT	  	8
	 9.
	  	COMMON AREA	  	9
	 	  	9.1        SHOPPING CENTER	  	9
	 10.
	  	UTILITIES	  	10
	 11.
	  	SECURITY DEPOSIT	  	10
	 	  	11.1        RETAINING DEPOSIT	  	10
	 	  	11.2        INITIAL DEPOSIT	  	10
	 	  	11.3        TRANSFER OF DEPOSIT	  	10
	 	  	11.4        INCREASES OF DEPOSIT	  	10
	 12.
	  	REPAIRS AND ALTERATIONS	  	11
	 	  	12.1        REPAIRS AND MAINTENANCE	  	11
	 	  	12.2        ALTERATIONS	  	11
	 	  	12.3        RESPONSIBILITY OF PAYMENT, INSURANCE AND LIENS	  	12
	 13.
	  	SIGNS	  	12
	 	  	13.1        INTERIOR SIGNS	  	12
	 	  	13.2        EXTERIOR SIGNS	  	12
	 14.
	  	INDEMNITY	  	12
	 	  	14.1        LANDLORD INDEMNIFICATION	  	12
	 	  	14.2        SUBROGATION	  	12
	 	  	14.3        INSURANCE	  	12
	 	  	14.4        INCREASES IN RATES OR PREMIUMS	  	13
	 	  	14.5        LANDLORD’S INSURANCE	  	13
	 	  	14.6        ADDITIONAL INSURANCE	  	13
	 15.
	  	DAMAGE AND DESTRUCTION	  	.13

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

					
	16.	  	EMINENT DOMAIN	  	14
	17.	  	ASSIGNMENT AND SUBLETTING	  	15
	18.	  	SUBORDINATION AND ATTORNMENT	  	16
	 	  	18.1         SUBORDINATION	  	16
	 	  	18.2         ATTORNMENT	  	16
	19.	  	TENANT’S DEFAULTS	  	16
	20.	  	BANKRUPTCY	  	17
	21.	  	SALE OR TRANSFER OF DEMISED PREMISES	  	17
	22.	  	LANDLORD’S DEFAULT AND LIABILITY	  	17
	 	  	22.1         LANDLORD’S DEFAULT	  	17
	 	  	LANDLORDS LIABILITY	  	17
	23.	  	HOLDING OVER	  	18
	24.	  	SURRENDER OF PREMISES	  	18
	25.	  	COVENANT OF QUIET ENJOYMENT	  	18
	26.	  	NOTICES	  	18
	 	  	26.1         MAILING PROCESS	  	18
	 	  	26.2         NOTICE TO LENDER	  	18
	27.	  	MARKETING FUND	  	19
	28.	  	TENANT’S CERTIFICATE	  	19
	 	  	28.1         REQUEST OF NOTICE	  	19
	 	  	28.2         TENANT DUTY TO DELIVER FINANCIAL INFORMATION	  	19
	29.	  	RIGHT OF ACCESS	  	19
	 	  	29.1         ENTRY	  	19
	 	  	29.2         EASEMENT FOR PIPES	  	19
	30.	  	DEVELOPMENT OF SHOPPING CENTER	  	19
	31.	  	MISCELLANEOUS	  	20
	 	  	31.1         NO WAIVERS	  	20
	 	  	31.2         NO RELATIONSHIP OTHER THAN LANDLORD AND TENANT	  	20
	 	  	31.3         APPLICABLE LAW	  	20
	 	  	31.4         ATTORNEY’S FEES	  	20
	 	  	31.5         DEFINITIONS	  	20
	 	  	31.6         NO RECORDING	  	20
	 	  	31.7         TITLES	  	20
	 	  	31.8         SEVERABILITY	  	20
	 	  	31.9         FORCE MAJEURE	  	20
	 	  	31.10       LANDLORD’S RULES AND REGULATIONS	  	20
	 	  	31.11       NO BROKER	  	21
	 	  	31.12       INTEREST RATE	  	21
	 	  	31.13       ATTORNEY IN FACT	  	21
	 	  	31.14       SUBMISSION	  	21
	 	  	31.15       ENTIRE AGREEMENT	  	21
	 	  	31.16       EXECUTION	  	21
	 	  	31.17       USE OF PREMISES FOR FILMING	  	21
	32.	  	HAZARDOUS SUBSTANCES	  	21
	 	  	32.1         REPORTABLE USES REQUIRE CONSENT	  	21
	 	  	32.2         DUTY TO INFORM LANDLORD	  	22
	 	  	32.3         INDEMNIFICATION	  	22
	EXHIBIT “A”	  	24
	EXHIBIT “B”	  	25
	EXHIBIT “C” CONSTRUCTION	  	26
	EXHIBIT “D” LANDLORD SIGN CRITERIA RIDER	  	27
	EXHIBIT “E” LANDLORD’S RULES AND REGULATIONS	  	28
	EXHIBIT “F” OPTION TO EXTEND RIDER	  	29
	EXHIBIT “G” RENT ABATEMENT RIDER	  	30
	EXHIBIT “H” ADDENDUM	  	31

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 3. DEMISED PREMISES 
  
 3.1 DEMISED PREMISES: Landlord hereby leases to Tenant the Demised Premises (“Demised Premises”), together with the right
to use all parking areas, driveways, sidewalks, roads, alleys and means of ingress and egress, which are part of and appurtenant to the Shopping Center (“Shopping Center”). The Demised Premises, shown attached, together with and including
the adjacent property shown, on the plot plan attached hereto and made part hereof as Exhibit “A” comprise the Shopping Center, which shall be located and have the configuration, access and traffic patterns as shown on said Exhibit
“A”, and as more particularly set forth on Exhibit “B” attached hereto and made a part hereof. 
  
 The Demised Premises shall be measured from the center of interior walls and from the outside of exterior walls. The Demised Premises include the roof and exterior
surfaces of all exterior walls, the use of which is expressly reserved to Landlord. 
  
 3.2 SQUARE FOOTAGE: It is understood and agreed that the square footage figures set forth in the Basic Lease Provisions are approximations which Lessor and Tenant agree are reasonable and shall not be subject to revision except in
connection with an actual change in the size of the Premises or a change in the space available for lease. 
  
 4. TERM 
  
 4.1
ORIGINAL TERM: The Original Term (“Term”) of this Lease shall be of the duration set forth in Section 1. Hereof and shall commence on October 1, 2003 and shall end on September 30, 2008. Notwithstanding the prior sentence, Tenant
shall have the right to terminate this Lease, commencing on October 1, 2005, by delivering such notice to terminate, in writing, not less than six (6) months in advance of the termination date. Such notice shall be accompanied by a check in an
amount that is equal to the number of months remaining on the lease following the termination date multiplied by $99.00. This payment represents the pro-rated reimbursement of Lessor’s costs associated with the procurement of the Lease.

  
 4.2 EARLY ENTRY: In the event Tenant is permitted to enter the Demised
Premises for any reason whatsoever before the commencement date, all terms, provisions, covenants, conditions, and agreements contained in this Lease, shall become effective, including without limitation, Tenant’s obligation to pay all charges
due hereunder (other than Tenant’s obligation to pay Fixed Minimum Monthly Rent), such as, without limitation, Tenant’s obligation to obtain insurance and pay all utility charges as well as Tenant’s share of taxes and assessments, as
hereinafter defined, Common Area Maintenance Charges (as hereinafter defined), and Merchant Association dues. 
  
 4.3 MEMORANDUM OF TERM: Intentionally Omitted. 
  
 4.4 OUTSIDE DATE: Intentionally Omitted. 
  
 4.4.1 LIQUIDATED DAMAGES: 
  
 4.5
FINANCING: Landlord shall have the right to finance and refinance from time to time, the shopping center of which the Demised Premises are a part. Should any prospective Lender require an amendment to this Lease, at Landlord’s Request,
Tenant shall forthwith execute an amendment incorporating changes that do not materially affect the terms of this Lease. Should Tenant refuse to execute such amendment within thirty (30) days after Landlord’s request, Tenant shall be in default
under this Lease. 
  
 5. RENT 
  
 5.1 FIXED MINIMUM MONTHLY RENT: Commencing on the commencement date and on the first
day of each calendar month in advance thereafter during the Term, Tenant shall pay to Landlord as hereinafter provided, a rental (“Fixed Minimum Monthly Rent”) which shall be one-twelfth (1/12th) the Fixed Annual Rental Rate set forth in
Article 1. 
  
 5.2 PERCENTAGE RENT: Intentionally Omitted. 
  
 5.3 PRO-RATIONS: In the event any portion of the Term shall include a partial monthly
period, Fixed Minimum Annual Rental shall be pro-rated on the basis of one-three hundred sixty-fifth (1/365th) for each day within such partial monthly period. 
  

5.4 PAYMENT OF RENT: Tenant shall pay to Landlord all rents due hereunder in lawful money of the United States, without deduction or set-off of any kind. At
Tenant’s risk, Tenant may use the United States mail for delivery of the rental payment, and until otherwise notified by Landlord, Tenant may tender payment by check in lieu of cash or certified or bank cashier’s check. Landlord’s
receipt and deposit thereof shall not constitute payment of such rental due until such check has been honored and payment therefore received by Landlord. In the event any check so tendered is dishonored by Tenant’s drawee bank, for any reason,
Tenant shall pay to Landlord in addition to the rental then due an additional 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 
processing charge of Fifty ($50.00) Dollars or ten percent (10%) of such rental installment, whichever is larger, to reimburse Landlord for Landlord’s
additional costs incurred as a result of such dishonored check, including without limitation processing and accounting charges. Any amounts not paid by Tenant to Landlord when due hereunder shall bear interest at the Interest Rate (as hereinafter
defined). In the event Tenant fails to make any payment of rent when due on any three (3) occasions in any twelve (12) month period, at Landlord’s option, Landlord may require Tenant to pay rent to Landlord on a quarter-annual basis in advance.
Tenant’s failure to make any quarter-annual payment thereafter shall be a default hereunder. 
  
 5.5 LATE CHARGES: Tenant hereby acknowledges that late payment by Tenant to Lessor of rent and other sums due hereunder will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which
will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges which may be imposed on Lessor by terms of any mortgage or trust deed covering the Premises. Accordingly, if any
installment of rent or any other sum due from Tenant shall not be received by Lessor or Lessor’s designee within five (5) days after such amount shall be due, then, without any requirement for notice to Tenant, Tenant shall pay to Lessor a late
charge equal to 10% of such overdue amount. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of late payment by Tenant. Acceptance of such late charge by Lessor shall
in no event constitute a waiver of Tenant’s default with respect to such overdue amount, nor prevent Lessor from exercising any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or
not collected, for three (3) consecutive installments of rent, then rent shall automatically become due and payable quarterly in advance, rather than monthly, notwithstanding paragraph 4 or any other provision of this Lease to the contrary.

  
 5.6 ADJUSTMENT OF FIXED MINIMUM MONTHLY RENT: Fixed Minimum Monthly
Rent shall be increased, but in no event decreased, as of each year during the Term (“rent adjustment date”) by 3%. 
  
 Landlord’s failure to inform Tenant of such rent adjustment within the calendar year of such adjustment or anytime thereafter shall not preclude Landlord from
informing Tenant thereof at a later date and collecting the increase of the Fixed Minimum Monthly Rent from the appropriate date of such adjustment to the date of such notice to Tenant. Any sum owing by Tenant on account of rent adjustments shall be
paid in full within ten (10) days of billing. If Landlord, at Landlord’s sole discretion, elects to accept such payment in installments, the amount owing shall bear interest at the Interest Rate described in Paragraph 31.12 of this Lease.

  
 5.7 LEASE YEAR: The first Lease Year shall commence on October 1,
2003 and shall terminate on September 30, 2004. Each Lease Year thereafter shall commence on October 1, and shall end on September 30, next following. 
  
 6. FINANCIAL ACTIVITY 
  
 Intentionally Omitted. 
  
 7. USE 
  
 7.1
PERMITTED USE: Tenant shall be permitted to use the Demised Premises for the uses set forth in Article 1 only and for no other purpose. 
  
 7.2 COMPLIANCE WITH LAWS: Tenant shall comply with all laws, orders, rules, regulations, ordinances, and recommendations of all federal, state, county, and
municipal governments and agencies thereof, including all building codes and zoning ordinances and all recommendations of the Pacific Fire Rating Bureau or any other board of fire underwriters exercising a similar function (collectively “legal
requirements”). Tenant will not let or permit the Demised Premises or any part thereof to be used for any use or purpose in violation of any legal requirements. Tenant further covenants that during the Term the Demised Premises and every part
thereof shall be kept in a clean condition, free of all odors and nuisances, and that Tenant shall comply with all health and police regulations. Tenant shall only be responsible for noncompliance if a violation is a result of Tenant’s specific
use, or as a result of Tenant filing an application for building permits. 
  
 Tenant shall not use, or permit any person to use the Demised Premises in any manner that would tend to create waste or constitute a nuisance or tend to injure the reputation of the Shopping Center: 
  

	 	(a)	Tenant shall operate its business within the Demised Premises during all usual business banking hours of operation. In the event Tenant fails to perform any of the conditions
contained in this Paragraph for a period in excess of fourteen (14) consecutive days, Landlord shall have the right to collect not only the Fixed Minimum Monthly Rent herein provided but also to pursue any and all remedies hereunder and which may
now or hereafter be available to Landlord at law or in equity; 

  

	 	(b)	Tenant will keep its bank fully staffed with competent employees who shall be courteous to the public; and 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

	 	(c)	Tenant will conduct its business under the name designated in Article 1 as Tenant’s Trade Name. 

  
 7.3 TENANT’S AFFIRMATIVE COVENANTS: 
  

	 	(a)	Tenant shall keep the Demised Premises, including exterior and interior portions of all windows, doors, and other glass in a neat and clean condition. 

  

	 	(b)	Tenant shall pay when and as due all license fees, permit fees, and charges for the conduct of Tenant’s business within the Demised Premises. 

  

	 	(c)	Tenant shall keep and maintain in good order, condition and repair any loading platform, truck dock, or truck maneuvering space exclusively used by Tenant or reserved for
Tenant’s exclusive use, whether or not same may be deemed a portion of the common area. 

  

	 	(d)	Tenant shall not permit the accumulation of any rubbish or garbage in, on, or about the Shopping Center except in receptacles designated by Landlord for such purposes, and shall, at
Landlord’s, option, make its own arrangements for garbage or refuse collection or use Landlord’s designee, at Tenant’s expense. 

  

	 	(e)	Tenant shall comply with and observe all restrictive covenants which may now or hereafter affect the Shopping Center, the Demised Premises, or any portion of the common area.

  

	 	(f)	Tenant shall not conduct or permit to be conducted in the Demised Premises any fire sale, auction, bankruptcy sale, second-hand sale, going-out-of-business sale, or any other
promotion or sale without Landlord’s prior written consent except for periodic sales in the normal course of business. 

  

	 	(g)	Tenant shall not allow any activity to be conducted or store any material in, on, or about the Demised Premises which shall increase the premiums of or violate the terms of any
insurance policy maintained by or for the benefit of Landlord or the Shopping Center. In no event shall any explosive radio-active or dangerous materials be stored in, on, about the Demised Premises. 

  
 7.4 TENANT’S NEGATIVE COVENANTS: 
  

	 	(a)	Tenant shall not use the sidewalk or any space outside the Demised Premises for display, sale, or any other use. 

  

	 	(b)	Tenant shall not use any loudspeaker or other medium which may be heard outside the Demised Premises. 

  

	 	(c)	Tenant shall not use the plumbing facilities for any purpose other than for which intended, nor dispose of any substance therein which may tend to clog, erode, or damage the
plumbing, pipes, lines or conduits within the Shopping Center whether through garbage disposal units or otherwise. If the Tenant is permitted herein to use the Demised Premises for the sale or preparation of food, Tenant shall install grease traps
as shall be necessary to prevent the accumulation of grease or other waste in such facilities. 

  

	 	(d)	None of the following uses shall be deemed to be incidental to Tenant’s use as permitted in Article 1 except specifically herein set forth: 

  

	 	(i)	The sale, service, or display of food, food products, or beverages, alcoholic or otherwise; 

  

	 	(ii)	The sale or display of drugs, health, or beauty aids or any products requiring the presence of a registered pharmacist; 

  

	 	(iii)	Install or use washing machines, dry cleaning machines, drying machines; 

  

	 	(iv)	Use any portion of the Demised Premises as a beauty parlor or barber shop; 

  

	 	(v)	Sell or display shoes, stockings, clothes, books, greeting cards, gift items, jewelry (cosmetic or otherwise); 

  

	 	(vi)	Games or amusement devices, electronic or otherwise; 

  

	 	(vii)	Selling the services of photocopy machines; 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

	 	(viii)	Sell, display or use photographic equipment; 

  

	 	(ix)	Sell, display or exhibit films or video tapes, records of any kind; or 

  

	 	(x)	Newspapers, magazines or reading materials of any kind not related to Tenant’s operations. 

  

	 	(e)	Tenant shall not place a load on any floor exceeding the floor load per square foot which such floor was originally designed to carry; or install, operate, or maintain any heavy
item of equipment except with Landlord’s prior written consent. 

  

	 	(f)	Use any portion of the roof or exterior walls or do any act which may result in the violation of the roof bond with respect to the Demised Premises or the building of which it forms
a part. Landlord reserves the right to build additional floors above the Demised Premises which shall not be deemed to be a portion of the Demised Premises. 

  

	 	(g)	Tenant shall not operate or permit to be operated in the Demised Premises any coin or token-operated vending machine or similar device for the sale of any merchandise or service,
including pay lockers, pay toilets, scales, amusement devices and machines for the sale of beverages, foods, candy, cigarettes, or other commodities. 

  

	 	(h)	Tenant shall not use any fork lift, truck, tow truck or other machinery without Landlord’s prior written approval. 

  

	 	(i)	Tenant shall not erect any exterior advertising media, exterior lighting, except for exterior lights at ATM machine, plumbing fixtures, shades or awnings, decoration or painting;
nor shall Tenant build any fences, walls, barricades or other obstructions in, on, or about the Demised Premises. 

  

	 	(j)	Tenant shall not display, paint, or place or cause to be displayed, painted, or placed, any handbills, bumper stickers, or other advertising devices on any vehicle parked in or near
the Shopping Center or the Common Area nor shall Tenant distribute or cause to be distributed in the Shopping Center any handbills or other advertising devices. 

  

	 	(k)	Tenant shall not sell or lease from the Demised Premises any pornographic materials or paraphernalia associated with the use of illegal substances or otherwise use the premises for
any purpose that is illegal or contrary to public policy. 

  

	 	(l)	Tenant shall not cause or allow any Uhaul or other rental trucks to be parked anywhere in the Shopping Center. This prohibition applies to all hours of the day or night and to all
of the seven (7) days of the week. 

  
 7.5 RADIUS
RESTRICTION: Intentionally omitted. 
  
 8. TAXES

  
 8.1 TAXES AND ASSESSMENTS: Tenant shall pay to Landlord monthly,
together with Tenant’s monthly installments of rent and other charges hereunder, an amount estimated by Landlord to be one-twelfth (1/12th) of the annual taxes and assessments (as hereinafter defined) applicable to the Demised Premises. In the
event the Demised Premises is a portion of a larger tax lot Tenant shall pay an amount estimated by Landlord to be one twelfth (1/12th) of Tenant’s pro-rata share (as hereinafter defined) of the annual taxes and assessments due with respect to
such tax lot. Taxes and assessments shall be deemed to mean all real property taxes and assessments, special or general, ordinary or extraordinary, fees, city business license, or surcharges, including without limitation, taxes, excises on rent or
levies for parking privileges or in any way related to environmental protection, or any other tax, levy, assessment, or other charge of any nature whatsoever imposed by any governmental authority having jurisdiction thereof levied upon or payable in
connection with the Shopping Center, the Demised Premises, the operation thereof, the business conducted therein, including any tax, fee, or assessment levied or assessed in lieu of the foregoing. Taxes shall be deemed to include any increase in
real property taxes arising from or related to a change of ownership of all or any part of the Shopping Center in which the Demised Premises are located. Once the actual amount of Tenant’s liability for taxes and assessments is determined,
appropriate adjustments shall be made to the estimated payments theretofore made by Tenant, and Tenant’s monthly payments of taxes and assessments shall, for the balance of such tax year, equal one-twelfth (1/12th) of the actual annual figure
applicable to the Demised Premises. 
  
 8.2 TENANT’S PRO-RATA SHARE:
Tenant’s pro-rata share of such taxes and assessments shall be the amount of such taxes and assessments multiplied by a fraction, the numerator of which is the number of leasable square feet within the Demised Premises and the denominator of
which is the number of gross leasable square feet of floor area of all buildings within the tax lot. 
  
 8.3 PAYMENT BY TENANT: Tenant shall also pay before delinquency all taxes and assessments, whether personal or otherwise, levied or assessed with respect to the furniture, fixtures, equipment, merchandise, and
other property situated or installed within the Demised Premises at any time, including 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 
any improvements constructed or installed within the Demised Premises by Tenant. If at any time during the Term any such improvements or installations of
Tenant are included within taxes and assessments with respect to the entire tax lot, Tenant shall pay to Landlord upon demand the amount of such additional taxes so levied. The figures supplied by the County Assessor with respect to any such amount
shall be deemed conclusive. 
  
 9. COMMON AREA 

 
 9.1 SHOPPING CENTER: The Demised Premises are part of a Shopping Center which
includes premises for the exclusive use of the tenants or occupants thereof as well as malls, walkways, sidewalks, parking areas, access ways for pedestrian and vehicular traffic, and ingress and egress to and from the Shopping Center. All areas not
used for building or other improvements and not reserved for the exclusive use of any tenants or other occupants is hereby deemed to be Common Area. Landlord hereby grants to Tenant a non-exclusive right during the Term to use all Common Areas for
itself, its employees, agents, customers, invitees, and licensees, as said Common Areas may exist from time to time, in accordance with reasonable rules and regulations promulgated by Landlord and subject to the terms of this Lease. Landlord
specifically reserves the unrestricted right: 
  

	 	(a)	To close all or any portion of the Shopping Center and the Common Areas: 

  

	 	(i)	To prevent the dedication thereof or the accrual of any rights to any person or the public therein; and 

  

	 	(ii)	To prevent employee parking by Tenant’s employees of those of any other tenant or occupant of the Shopping Center. 

  

	 	(b)	To change the size, shape, location, or arrangement of said Shopping Center and of said Common Area, at any time and from time to time, as Landlord desires.

  
 Tenant covenants that Tenant shall not permit its employees to
park in any area within the Shopping Center not designated by Landlord for employee parking. 
  
 Landlord reserves the right for its other tenants, occupants, customers, invitees, agents, licensees, contractors, and designees, to use the Common Areas in common with Tenant, its employees, agents, customers,
invitees, and licenses. 
  
 Tenant shall pay to Landlord Tenant’s pro-rata
share of all costs and expenses incurred by Landlord in operating and maintaining the Shopping Center (“Common Area Maintenance Charges”). Landlord shall maintain the Shopping Center in a manner deemed by Landlord to be reasonable and
appropriate for the best interests of the Shopping Center. Common Area Maintenance Charges shall include without limitation, all costs and expenses of operating, managing, maintaining, repairing, replacing, lighting, cleaning, painting, striping,
and policing all common areas and all improvements thereto (including the cost of uniforms, equipment, and all employment taxes), costs of utilities for the Common Areas; costs of all repairs to all of the buildings within the Shopping Center,
including roof repairs; costs of all supplies, insurance premiums including liability insurance, insurance on all improvements constructed in the Shopping Center, fire and those perils normally included in an all-risk endorsement, including a loss
of rent rider; costs of Workman’s Compensation insurance covering personnel and fidelity bonds; costs of insurance against liability for defamation and false arrest claims; costs of plate glass insurance; costs for removal of debris, snow, and
ice (if any); monitoring of fire and security systems for Common Areas; regulation of traffic; expenses of heating, ventilating and air conditioning the Common Areas; inspecting and depreciation of machinery and equipment used in the operation and
maintenance of the Shopping Center’s personal and real property taxes; repair and replacement of paving, curbs, walkways, landscaping, drainage and lighting facilities for the Common Areas; planting, replanting and replacing of flowers and
shrubbery in planters, costs of labor, including wages and other payments including disability insurance, other costs or expenses incurred in resolving any labor disputes; rental of music and loudspeaker systems including electricity therefore;
sprinkler maintenance. All fees or charges received by Landlord for the use of the parking areas shall be applied to Common Area Maintenance Charges before apportionment thereof in accordance herewith. 
  
 Notwithstanding the foregoing, Common Area Maintenance Charges shall not, however, include:

  
 (i) interest and amortization on mortgages, and other debt
costs or ground lease payments, if any; depreciation of buildings and other improvements (except permitted amortization of certain capital expenditures as provided below); improvements, repairs or alterations to spaces leased to other tenants; the
cost of providing any service directly to and paid directly by, any tenant; costs of any items to the extent Landlord receives reimbursement from insurance proceeds or from a third party (such proceeds to be deducted from Common Area Maintenance
Charges in the year in which received); 
  
 (ii) capital
expenditures, except those: (a) made primarily to reduce Common Area Maintenance Charges, or to comply with any laws or other governmental requirements, 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 
or (b) for repairs or replacements (as opposed to additions or new improvements); provided, all such permitted capital expenditures (together with reasonable
finance charges) shall be amortized for purposes of this lease over the useful life of the improvements. Tenant shall be responsible for Tenant’s proportionate share of such permitted amortization of capital expenditures during the Term; and

  
 (iii) earthquake and flood insurance. 
  
 Tenant’s pro-rata share of Common Area Maintenance Charges shall be calculated by
multiplying the annual total thereof by a fraction, the numerator of which is the number of square feet of floor area in the Demised Premises, and the denominator of which is the total number of square feet of gross leasable area within the Shopping
Center. 
  
 Tenant shall pay to Landlord monthly on the first day of each month in
advance, together with Tenant’s payment of rent hereunder, one-twelfth (1/12th) of Landlord’s reasonable estimate of Common Area Maintenance Charges plus Mall Operating Costs (if applicable) for such year based on charges and costs for the
previous year increased appropriately in accordance with increases experienced during the most recent years. 
  
 At the end of the year Landlord shall calculate all Common Area Maintenance Charges and Mall Operating Costs. In the event Tenant shall have paid to Landlord an amount in excess of Tenant’s pro-rata share of such
actual Common Area Maintenance Charges or Mall Operating Costs, such excess charges shall be applied to the next installment of estimated Common Area Maintenance Charges or Mall Operating Costs payable hereunder. If it is determined that
Tenant’s pro-rata share of such Common Area Maintenance Charges or Mall Operating Costs exceeds the amount paid by Tenant, Tenant shall forthwith pay the total amount due to Landlord within ten (10) days after receipt of Landlord’s bill
thereof. 
  
 Landlord’s failure to inform Tenant of Tenant’s share of
such charges for any particular year shall not preclude Landlord from informing Tenant thereof at a later date and collecting the increase of Common Area Maintenance Charges and Mall Operating Costs from the appropriate date of such adjustment to
the date of such notice to Tenant. Any sum owing by Tenant on account of Common Area Maintenance Charges and Mall Operating Costs shall be paid in full within ten (10) days of billing. If Landlord, at Landlord’s sole discretion, elects to
accept such payment in installments, the amount owing shall bear interest at the Interest Rate described in Paragraph 31.12 of this Lease. 
  
 Tenant shall have the right to inspect Landlord’s records for Common Area Maintenance Charges for the most recent year ending December 31, at the office of
Landlord’s management agent or such other place as Landlord’s may designate for such records to be maintained. Tenant shall provide Landlord with a notice not less than seven days prior to the date Tenant or Tenant representative wants the
records to be made available for inspection. Should Tenant’s review of the records disclose an error in the amount billed to Tenant, an adjustment shall be made and the shortage/overage shall be paid by the appropriate party to the other within
ten days of agreement between the parties as to the correct adjustment. 
  
 10. UTILITIES 
  
 Except as hereinafter set forth, Tenant shall
make its own arrangements with all utility companies for all utilities required by Tenant for the operation of Tenant’s business within the Demised Premises. Tenant shall pay before delinquency all charges for gas, heat, sewer, power,
electricity, telephone, storm drain, water service and water meter charges, and all other utility charges including hook-up or connection fees or charges with respect to he Demised Premises during the Term. Landlord shall have the right to interrupt
the furnishing of utilities at such times as may be necessary by reason of accident, repairs, alterations or improvements, failure of power supply or any other cause whatsoever beyond the control of Landlord. Landlord shall not be liable in damages
or rebate of charges of any kind whatsoever and Tenant shall not be entitled to any abatement or reduction of its rent obligations, if the service of such utilities by Landlord or by any other supplier or any utility service or other service to the
Demised Premises or the Shopping Center shall be interrupted or impaired by fire, accident, riot, strike, acts of God, the making of necessary repairs or improvements or for any other cause. If interruption is caused by Landlord’s
negligence, Tenant shall be entitled to an abatement of rent until such services are restored. 
  
 11. SECURITY DEPOSIT 
  
 11.1 RETAINING DEPOSIT: Not Applicable 
  
 11.2 INITIAL
DEPOSIT: Not Applicable 
  
 11.3 TRANSFER OF DEPOSIT: Not Applicable

  
 11.4 INCREASES OF DEPOSIT: Not Applicable 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

  
 12. REPAIRS AND
ALTERATIONS 
  
 12.1 REPAIRS AND MAINTENANCE: Tenant’s entry into
possession of the Demised Premises shall be conclusive proof that the Demised Premises are, as of the commencement date, in good condition and repair and in all ways acceptable to Tenant. Tenant shall be responsible for the full cost to maintain
it’s building. Tenant shall continue to keep same in good condition and repair and make all necessary repairs thereto, including without limitation, the interior and exterior of the premises, all structural and non-structural portions thereof,
and all pipes, conduits, and duct work of the electrical, security, plumbing, heating, ventilation and air conditioning and sprinkler systems. Tenant hereby waives the provisions of Sections 1941 and 1942, and Section 1932 (2), and Section 1933 (4)
of the Civil Code of California. All such repairs shall be made by Tenant as speedily as reasonably possible at Tenant’s sole cost and expense. In accordance with the foregoing, Tenant shall retain the services of an air conditioning service
company for periodic inspection and repair, not less frequently than once each month. If Tenant fails to engage the services of an air conditioning company, Landlord may, without further notice, retain a company for such purposes and bill Tenant for
the cost thereof, and Tenant shall reimburse Landlord within ten (10) days of receipt of Landlord’s bill. In addition, it shall be the obligation of Tenant, at Tenant’s expense, in the event that the Demised Premises are subject to termite
infestation at any time or times during the Lease term, to procure the services of a licensed pest control company for purposes of eliminating the infestation, and Tenant shall, in such event, also be required to repair all damage incurred in or
about the Demised Premises, whether structural or non-structural, by reason of the infestation and the elimination thereof. If Tenant fails to meet the obligations set forth in the previous sentence, Landlord may perform the necessary work and bill
Tenant for the cost, and Tenant shall reimburse Landlord within ten (10) days of receipt of Landlord’s bill. Notwithstanding the foregoing, Lessor shall make the following repairs to the Demised Premises and the building of which the Demised
Premises form a part and Tenant shall reimburse Landlord Tenant’s pro-rata share of the costs thereof. Such items shall include without limitation: roof (excluding structural portions), service lines and drops located outside the perimeter of
the Demised Premises, and painting or staining of exterior walls, trim, or accessories as Landlord from time to time determines. Tenant’s pro-rata share thereof shall be calculated by multiplying the total amount thereof by a fraction, the
numerator of which is the leasable area within the Demised Premises and the denominator of which is the gross leasable area within the building of which the Demised Premises form a part. In the event any repairs are required to Tenant’s sign
and Tenant fails to make such required repairs, Landlord shall repair same upon five (5) days notice to Tenant, at Tenant’s sole cost and expense plus interest at the Interest Rate from the date of Landlord’s payment thereof. 

 
 Tenant shall promptly notify Landlord in writing of the need for any of the foregoing
repairs which Landlord shall perform at Landlord’s expense. Landlord shall have the right to enter the Demised Premises upon 24 hours notice at any time with men and equipment as may be deemed necessary by Landlord to make such repairs. In no
event shall Landlord be liable for any loss, damage (including water damage), theft or destruction of or to any merchandise, fixtures, money, or other property belonging to any other party (including Tenant) as a result of Landlord’s failure to
promptly make or correctly perform any of the foregoing repairs unless caused by a willful act or negligence of Landlord, its agents, employees, contractors, servants, or designees while making such repairs. 
  
 In the event Tenant fails or refuses to make any repairs it is required to make, in addition
to all other rights and remedies hereunder and any other which now or hereafter may be available to Landlord at law or in equity, Landlord shall have the right to enter the Demised Premises with men and equipment to perform such repairs on behalf
and at the expense of Tenant. Landlord may make any and all emergency repairs as Landlord deems necessary. In the event of any of the foregoing, Tenant shall reimburse Landlord Landlord’s costs and expenses thereto together with ten percent
(10%) covering Landlord’s overhead. Such reimbursement shall be made together with the next monthly installment of rent. In the event Tenant fails to timely reimburse Landlord such amount shall bear interest at the Interest Rate (as hereinafter
defined). 
  
 12.2 ALTERATIONS: Tenant shall not make any alterations,
additions, modifications, or changes (“alterations”) to the Demised Premises without Landlord’s prior written consent. All such permitted alterations shall be made only after first submitting plans and specifications and working
drawings therefore to Landlord for Landlord’s approval thereof and after Tenant has obtained all permits, licenses, and consents which may be required by any legal requirements with respect thereto. All such work shall be performed in good and
workmanlike manner and shall be subject to Landlord’s approval upon completion thereof and in accordance with all legal requirements. Tenant shall notify Landlord not less than two (2) weeks prior to commencing such work, of Tenant’s
intentions so to do in order to enable Landlord to post a Notice of Non-responsibility in accordance with California Law. All alterations to or upon or within the Demised Premises, except removable trade fixtures, shall upon completion or
installation be deemed to be attached to the realty and shall become the property of the Landlord at the option of the Landlord. 
  
 In the event, as a result of any such alterations to the Demised Premises, any portion thereof or the building of which the Demised Premises form a part made by Tenant or
at Tenant’s request, whether or not consented to by Landlord, any repairs, alterations, modifications, or changes are required to be made to any other portion of the Shopping Center, the Demised Premises or the building of which the Demised
Premises form a part in order to comply with any legal requirements all such repairs, changes, modifications, alterations shall be done at Tenant’s cost and expense, which Tenant shall pay upon receipt of Landlord’s bill therefore. In the
event Tenant fails to make timely payment thereof, such amount shall bear interest at the Interest Rate. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 12.3 RESPONSIBILITY OF PAYMENT, INSURANCE AND LIENS: Tenant shall pay or cause to be paid all costs for all work
done by it or done at Tenant’s request in, on, or about the Demised Premises, and Tenant shall keep the Shopping Center and all portions thereof, including the Demised Premises, free and clear of all liens, Mechanics’ and otherwise, or
claims which may ripen into a lien, on account of such work. In the event any such lien is filed as a result of Tenant’s actions, Landlord may pay such lien and Tenant shall reimburse Landlord for all amounts so paid together with all costs and
attorneys’ fees with respect thereto on the first day of the month next following payment of such lien, together with Tenant’s monthly installment of rent. In the event Tenant fails so to do, such amount shall bear interest at the Interest
Rate from the date of Landlord’s payment thereof. In the event Tenant wishes to dispute such lien in good faith, Tenant may furnish Landlord an indemnity bond or such undertaking in an amount sufficient either to procure the release of such
lien or to indemnify against the amount thereof, together with all such costs, attorneys’ fees, and interest at the Interest Rate. Notwithstanding the foregoing, Tenant agrees to and shall indemnify, defend and save Landlord free and harmless
from and against any and all claims, threats, demands, causes of action, actions, suits, proceedings, costs, expenses, damages, liability, judgments, fines, penalties, interest, and attorneys’ fees (collectively “Claims”) in any way
arising with respect to any such work, liens, or claims unless arising as a result of the negligence or willful misconduct of Landlord. Tenant agrees to give Landlord immediate notice of any such lien, threat thereof, or claim. 
  
 13. SIGNS 
  
 13.1 INTERIOR SIGNS: Tenant shall not affix or permit to be affixed to any surfaces of any windows or doors, exterior or interior,
any signs, lettering, placards, or banners without Landlord’s prior written consent. 
  
 13.2 EXTERIOR SIGNS: Tenant shall be permitted to affix upon the exterior fascia of the Demised Premises Tenant’s standard sign which shall conform in all respects to Landlord’s Sign Criteria attached
hereto as Exhibit “D”, if any. Notwithstanding the foregoing, such sign shall be subject to governmental requirements and Landlord’s prior written consent as to size, content, design, location, color, and material. In no event shall
any such sign consist of moving parts or flashing, oscillating, or moving lights or variable lighting intensities. Landlord shall have the right to remove any sign in order to paint or make repairs, alterations, or improvements in, on, or about the
Demised Premises. Landlord shall have the right from time to time to promulgate new sign criteria to which Tenant shall conform. 
  
 14. INDEMNITY 
  
 14.1 LANDLORD INDEMNIFICATION: Tenant covenants that Landlord shall not be liable for any damage or liability of any kind or for any damage or injury to persons or
property from any cause whatsoever arising from or during the use, occupation, and enjoyment of the Demised Premises by the Tenant or any person thereon or holding under Tenant, and Tenant will indemnify and save Landlord harmless from all Claims
arising in any way with respect to such damage or injury and from all liens and Claims arising out of any repairs or alterations which Tenant may make in, on, or about the Demised Premises unless arising as a result of the negligence or willful
misconduct of Landlord. Tenant shall not be liable for any damage or injury arising out of the negligence or willful misconduct of Landlord, its agents, servants, or employees. 
  
 14.2 SUBROGATION: Landlord and Tenant hereby waive all rights each may have against the other including from negligence on account of
the loss or damage suffered by Landlord or Tenant, with respect to their respective property, or the Demised Premises, arising from any risk generally covered by fire and extended coverage insurance, and each agree to have their respective insurance
companies insuring the property of either Landlord or Tenant against such loss, waive any right of subrogation it may have against the other. 
  
 14.3 INSURANCE: Tenant shall carry and maintain during the Term at Tenant’s sole cost and expense, the following insurance, in the amount specified and in the
form hereinafter provided for: 
  

	 	(a)	Public Liability and Property Damage: Broad form comprehensive general liability insurance with limits of not less than One Million Dollars ($1,000,000.00) combined single
limit bodily injury and property damage insurance insuring against any and all liability of Tenant with respect to the Demised Premises or arising out of the maintenance, use, or occupancy thereof. Said, property damage insurance shall include plate
glass coverage, vandalism, malicious mischief endorsement, naming the Landlord as additional insured. 

  

	 	(b)	Fixture Insurance: A policy or policies of fire insurance risk coverage to the extent of at least one hundred percent (100%) of the full insurable value of Tenant’s
improvements, fixtures, equipment and merchandise which may from time to time be located in, on, or about the Demised Premises, and trade fixtures and equipment of others in Tenant’s possession located in, on, or about the Demised Premises. The
proceeds from any such policy shall be used for the repair or replacement of said improvements, fixtures, equipment or merchandise. 

  

	 	(c)	 Policy Form: All policies of insurance to be provided herein by Tenant shall be issued by good and solvent insurance companies licensed to do business in the
state 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

	 	 
in which the Demised Premises are located, having not less than A+ Best XIV Rating and, except for the policies under Section 14 (b) above, shall be issued
in the names of Landlord and Tenant for the mutual and joint benefit and protection of parties. Executed copies of all such polices of insurance or certificates thereof indicating payment of all premiums with respect thereto shall be delivered to
Landlord prior to the commencement of the Term and replacement certificates shall be delivered to Landlord not less than thirty (30) days before the expiration of the then current term thereof. All public liability and property damage policies shall
contain a provision that Landlord, although named as an insured, shall nevertheless be entitled to recovery under said policies for any loss, injury, or damage to Landlord, its servants, agents, and employees by reason of the acts or omissions of
Tenant, its servants, agents, or employees. In the event that Tenant fails to furnish Landlord with any insurance certificate required to be furnished to Landlord pursuant to the provisions of this Lease, and if such failure continues for a period
of ten (10) days following Landlord’s notice to Tenant to furnish such certificate, Tenant agrees to pay Landlord on each such occasion the sum of $350.00 to compensate Landlord for Landlord’s reasonable administrative costs in attempting
to secure such certificate from Tenant. Payment of such sum by Tenant to Landlord shall not relieve Tenant from the obligation to furnish the required certificates to Landlord. 

  
 Any insurance policy carried by Landlord or Tenant pursuant to the provisions of this Lease,
shall be primary and non-contributing with insurance carried by the other party. Each certificate of insurance furnished to Landlord and each policy of insurance required to be maintained by Tenant shall contain an endorsement or provision
requiring: 
  

	 	(a)	That each such policy or policies are primary and non-contributing; 

  

	 	(b)	That not less than thirty (30) days written notice be given to the Landlord prior to the cancellation or reduction of coverage or material change in any such policy; and

  

	 	(c)	An express waiver of any right of subrogation against Landlord as herein above called for. 

  
 Notwithstanding anything herein contained to the contrary, Tenant’s obligations to carry the insurance provided for herein may be
brought within the coverage of a blanket policy or policies of insurance carried and maintained by Tenant, provided, however, that Landlord shall be named as an additional insured hereunder as its interest may appear, and that the coverage afforded
Landlord will not be reduced or diminished by reason of the use of such blanket policy of insurance, and provided further that all requirements herein are otherwise satisfied. 
  
 14.4 INCREASES IN RATES OR PREMIUMS: Tenant will not at any time during the Term carry any stock of goods or do anything in, on, or
about the Demised Premises which will in any way tend to increase the insurance rates with respect to the Shopping Center, the Demised Premises, or the building of which they form a part. Tenant shall pay to Landlord immediately upon demand the
amount of any increase in premiums for insurance resulting from any act or omission of Tenant regardless of whether or not Landlord may have consented to any such act or omission on the part of Tenant. Landlord expressly reserves the right to
increase the amounts and limits of insurance as herein above provided which Tenant must maintain hereunder if such increase is deemed necessary and advisable in Landlord’s good business judgment. Tenant acknowledges that certain uses of the
Demised Premises (such as a restaurant or catering establishment) may cause an increase in the insurance rates or premiums with respect to the Demised Premises or the Shopping Center. Tenant shall pay all costs and increases caused by such use,
whether or not (i) Landlord consented to such use, (ii) such use is the use set forth in Article 1.8 hereof, or (iii) Tenant has complied with all legal requirements, including recommendations or requirements of Landlord’s insurance carriers,
and whether or not such increases apply to all or any portion of the Shopping Center. 
  
 14.5 LANDLORD’S INSURANCE: Landlord shall maintain general public liability insurance with respect to the Shopping Center and fire and extended coverage, vandalism, malicious mischief, loss of rental income, and sprinkler
leakage (if applicable) insurance in such form and with such covered perils as Landlord deems appropriate in its sole discretion insuring the buildings and other improvements within the Shopping Center. All proceeds shall belong to and be the sole
property of Landlord and Tenant hereby assigns to Landlord and Landlord’s nominee all of Tenant’s rights, title and interest thereto. All premiums with respect to such insurance and all costs with respect thereto shall be included in
Common Area Maintenance Charges of which Tenant shall pay its pro-rata share as elsewhere herein provided. 
  
 14.6 ADDITIONAL INSURANCE: Landlord shall have the right to maintain blanket policies provided any insurance premium payable by Tenant with respect thereto shall be determined as the premium Tenant would have
been required to pay as if Landlord had caused a separate policy to have been issued. 
  
 15. DAMAGE AND DESTRUCTION 
  

	A.	 If during the term, the Demised Premises or the Shopping Center and other improvements in which the Demised Premises are located are totally or partially destroyed
or damaged from a risk covered by the insurance required to be maintained under this Lease, rendering the Demised 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

	 	 
Premises totally or partially inaccessible or unusable, Landlord shall restore the Demised Premises or the Shopping Center and other improvements in which
the premises are located to substantially the same condition as they were in immediately before the event. Such damage or destruction shall not terminate the Lease. If existing laws do not permit the restoration, either party can terminate the Lease
immediately by giving notice to the other party. If the cost of restoration exceeds the amount of the proceeds received from the insurance carried, Landlord can elect to terminate the Lease by giving notice to Tenant within 30 days after determining
that the restoration cost will exceed the insurance proceeds. In the case of damage or destruction to the Demised Premises only, if Landlord so elects to terminate the Lease, Tenant, within 15 days after receiving Landlord’s notice to
terminate, can elect to pay to Landlord, at the time Tenant notifies Landlord of its election, the difference between the amount of insurance proceeds and the cost of restoration, in which case Landlord shall restore the Demised Premises. Landlord
shall give Tenant satisfactory evidence that all sums contributed by Tenant as above provided have been expended by Landlord in paying the cost of restoration. If Landlord elects to terminate the Lease and Tenant does not elect to contribute to the
cost of restoration as provided above, the Lease shall terminate. 

  

	B.	If during the term the Demised Premises or the Shopping Center and other improvements in which the Demised Premises are located are totally or partially destroyed or damaged from a
risk not covered by the insurance required to be maintained under this Lease, rendering the Demised Premises totally or partially inaccessible or unusable, Landlord may elect to either restore the Demised Premises or the Shopping Center and other
improvements in which the premises are located to substantially the same condition as they were in immediately before the event, or to terminate the Lease. However, in the case of damage or destruction of the Demised Premises only, if Landlord
elects to terminate the Lease, Tenant, within 15 days after receiving Landlord’s notice to terminate, can elect to pay to Landlord, at the time Tenant notifies Landlord of its election, the actual cost of restoration, in which case Landlord
shall restore the premises. Landlord shall give Tenant satisfactory evidence that all sums contributed by Tenant as provided above have been expended by Landlord in paying the cost of restoration. 

  
 If Landlord elects to terminate the Lease and Tenant does not elect to
contribute the cost of restoration as provided above, the Lease shall terminate. 
  

	C.	In the case of damage or destruction to the Demised Premises or the Shopping Center, where the Lease is not terminated, there shall be no abatement or reduction of rent, regardless
of whether or not caused by a risk covered by insurance. 

  

	D.	If damage or destruction to the Demised Premises occurs during the last year of the term, either party may terminate the Lease by giving notice to the other party not more than 30
days following the destruction, regardless of whether or not caused by a risk covered by insurance. 

  

	E.	Tenant waives the provisions of California Civil Code Sections 1932 (2) and 1933(4) with respect to any destruction of the Demised Premises or Building. Tenant shall have the right
to terminate this Lease by giving notice to the Landlord within 30 days following damage or destruction if damage is to the extent that Tenant cannot operate its business from the premises and the damage will take more than sixty days to repair.

  
 16. EMINENT DOMAIN 
  
 If there is any taking of or damage to all or any part of the Demised Premises or any
interest therein because of the exercise of the power of eminent domain, whether by condemnation proceedings or otherwise, or any transfer of any part of the Demised Premises or any interest therein made in avoidance of the exercise of the power of
eminent domain (all of the foregoing being hereinafter referred to as “taking”) prior to or during the Term hereof, the rights and obligations of Landlord and Tenant with respect to such taking shall be as follows: 
  

	A.	If there is a taking of all of the Demised Premises, this Lease shall terminate as of the date of such taking; 

  

	B.	If twenty-five percent (25%) or more of the ground floor area of the Demised Premises shall be taken, or twenty-five percent (25%) of the land area described in Exhibit
“B” (as the same may be amended) shall be taken (regardless of whether or not any part of the Demised Premises is taken) then, in that event, Landlord shall be entitled either to terminate this Lease or to rebuild the remainder of the
Demised Premises or the Shopping Center. Landlord shall give written notice to Tenant of its election no later than ninety (90) days after the date Landlord receives notice that possession or title to the portion of the Demised Premises or Shopping
Center taken has vested in the condemner. 

  
 If this Lease is
terminated in accordance with the provisions of this Paragraph 16 such termination shall become effective as of the date physical possession of the particular portion is taken or immediate possession is ordered. The parties shall be released from
all further liability hereunder. If this Lease is not terminated as provided in this Paragraph 16, Landlord shall restore the remainder of the improvements occupied by Tenant so far as practicable to a complete unit of like quality, character, and
condition as that which existed immediately prior to the taking. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 If this Lease is not terminated as provided in the Paragraph 16, the annual fixed minimum rent only set forth in Article
1 for the remainder of the Term shall be reduced by the proportion which the number of square feet of ground floor area of the Demised Premises taken bears to the total ground floor area of the Demised Premises immediately before the taking.

  
 The entire award or compensation in such proceedings, whether for a total or
partial taking or for diminution in the value of the leasehold or for the fee shall belong to and be the property of Landlord, and Tenant hereby assigns to Landlord all of Tenant’s interest in any award. 
  
 17. ASSIGNMENT AND SUBLETTING 
  
 Except in the case of an assignment to a wholly-owned subsidiary or as part of an acquisition
of Tenant by another entity, Tenant shall not voluntarily assign or encumber its interest in this Lease or in the Demised Premises, or sublease all or any part of the Demised Premises, or allow any other person or entity to occupy or use all or any
part of the Demised Premises, without first obtaining Landlord’s consent. Any assignment, encumbrance, or sublease without Landlord’s consent shall be voidable and, at Landlord’s election, shall constitute a default. No consent to any
assignment, encumbrance, or sublease shall constitute a further waiver of the provisions of this Article. No interest of Tenant herein shall be assignable by operation of law (including without limitation, any transfer by testacy or intestacy).

  
 Tenant immediately and irrevocably assigns to Landlord, as security for
Tenant’s obligations under this Lease, all rent from any subletting of all or a part of the Demised Premises as permitted by this Lease, and Landlord, as assignee and as attorney-in-fact for Tenant, or a receiver for Tenant appointed on
Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of an act of default by Tenant, Tenant shall have the right to collect such rent. 
  
 Each transfer, assignment, or subletting to which the Landlord has consented, shall be by an
instrument in writing and shall be executed by the transferor, assignor or sublessor, and the transferee, assignee, or subtenant in each instance, as the case may be, in such manner that it may be recorded in the Office of the County Recorder of the
County in which the Demised Premises are located; and each transferee, assignee or subtenant shall agree in writing for the benefit of the Landlord herein to assume, to be bound by, and to perform the terms, covenants and conditions of this Lease to
be done, kept and performed by the Tenant. One executed copy of such written instrument shall be delivered to the Landlord. Failure to comply with the provisions of this Article shall operate to prevent any such transfer, assignment or subletting
from becoming effective. No transfer or attempted transfer of any interest herein shall relieve Tenant from any obligation or liability under this Lease without the express written consent of Landlord. 
  
 Notwithstanding the foregoing, Tenant acknowledges that Landlord’s overall operations of
the Shopping Center will be substantially impaired if the Trustee in bankruptcy or any assignee or any subtenant makes any use of the Demised Premises other than the uses as permitted herein. Recognizing that the financial condition, resources and
capability of Tenant were a material inducement to Landlord in entering into this Lease, consent of Landlord to any requested assignment shall not be unreasonably withheld if: 
  

	A.	At the time of such requested assignment or transfer, Tenant is not in default under any of the terms, provisions, covenants, conditions, or agreements of this Lease;

  

	B.	The proposed assignee or subtenant shall expressly assume in writing all of Tenant’s obligations to Landlord under this Lease; 

  

	C.	The proposed assignee or subtenant must have (as demonstrated to the satisfaction of Landlord and Landlord’s lender) a net worth (as defined in accordance with generally
accepted accounting principles consistently applied) at least as great as the net worth of Tenant on the commencement date, increased by seven percent (7%) for each year from the commencement date through the date of the proposed assignment or
subletting; 

  

	D.	Any proposed assignee shall have been successfully engaged, in Landlord’s sole opinion, in the use set forth in Section 1.8 hereof for at least five (5) years prior to such
proposed assignment or subletting; 

  

	E.	Such assignment or subletting is at a rent equivalent to or greater than rents then being asked of similar tenants for similar space within shopping centers of like size and like
size and quality. 

  

	F.	Such subletting is not applicable to less than one hundred percent (100%) of the Demised Premises and any assignment is not less than all of Tenant’s interest in this lease;
and 

  

	G.	The Demised Premises shall be used solely for the purposes set forth in Article 1 hereof. 

  
 In connection with any such assignment or subletting, Tenant shall pay to Landlord Landlord’s standard fee of $500.00 plus
Landlord’s reasonable attorneys’ fee for acting upon such request. In the event of any such assignment or sub-letting, Tenant shall pay to Landlord all monies received by Tenant from any assignee or subtenant in excess of the amounts due
Landlord hereunder, whether Tenant receives such money as rent or as premium in connection with any such assignment or subletting. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 SUBORDINATION AND ATTORNMENT 
  
 17.1 SUBORDINATION: At Landlord’s election this Lease shall be subordinate or
superior to the lien of any mortgage or deed of trust (collectively herein “trust deed”) now or hereafter affecting the Demised Premises, the Shopping Center, or any portion thereof. If Landlord at any time elects that this Lease be
subordinate to the lien of any such trust deed, Landlord shall give notice thereof to Tenant. Landlord may elect at any time thereafter to have the lien of this Lease be paramount to the lien of such trust deed. This clause shall be self operative
and no further instrument shall be required. However, within five (5) days after Landlord’s request therefore, Tenant shall execute any and all reasonable documents in recordable form which Landlord may require to memorialize the foregoing.

  
 17.2 ATTORNMENT: In the event the Shopping Center or the Demised
Premises are transferred to the holder or beneficiary of any such deed of trust or the successor in interest thereof, including the purchaser at any foreclosure or forced sale with respect to such trust deed, Tenant shall attorn to such holder,
beneficiary, purchaser or transferor, and upon request shall execute a new lease for the Demised Premises including all of the terms, provisions, covenants, conditions and agreements of this Lease except that the term of such new lease shall be for
the unexpired term of this Lease. 
  
 If Landlord’s interest in the Shopping
Center or the Demised Premises is a leasehold interest and the Master Lessor or any successor thereof succeeds to Landlord’s interest in the Shopping Center herein upon request of such Master Lessor or successor, Tenant shall attorn thereto and
execute a new lease for the Demised Premises upon all of the terms, provisions, covenants, conditions and agreements contained herein except that the term for such new lease shall be for the balance of the Term hereof. 
  
 18. TENANT’S DEFAULTS 
  
 The following shall be deemed to be acts of default by Tenant under this Lease: 

 
 A. Tenant shall fail, neglect or refuse to pay any installment of fixed
minimum rent, additional rent, percentage rent or any other charge including, without limitation, penalty charges, required to be paid by Tenant hereunder at the time and in the amount as herein provided, or pay any moneys agreed by it to be paid
promptly when and as the same shall become due and payable under the terms hereof and such default shall continue for a period of more than 3 days after notice thereof in writing given to Tenant by Lessor. 
  
 B. Tenant shall fail, neglect or refuse to keep and perform any of the other
covenants, conditions, stipulations or agreements herein contained and covenanted and agreed to be kept and performed by Tenant and such default shall continue for a period of more than 15 days after notice thereof in writing given to Tenant by
Lessor; provided, however, that if the cause for giving such notice involves the making of repairs or other matters reasonably requiring a longer period of time than the period of such notice, Tenant shall be deemed to have complied with such notice
if Tenant has commenced and is diligently prosecuting compliance therewith. 
  
 C. Any attachment or levy of execution or similar seizure of the Demised Premises or Tenant’s merchandise, fixtures or other property at the Demised Premises or any foreclosure, repossession, or sale under any
chattel mortgage, security agreement or conditional sales contract covering Tenant’s merchandise, fixtures or other property at the Demised Premises; or the filing of any petition by or against Tenant under any chapter of the Bankruptcy Act, or
the adjudication of Tenant as a bankrupt or insolvent; or the appointment of a receiver or trustee to take possession of all or substantially all of the assets of Tenant or a general assignment by Tenant for the benefit of creditors; or any other
action taken or suffered by Tenant under any State or Federal insolvency or bankruptcy act and the continuation thereof for more than 120 days. Neither this Lease nor any interest herein nor any estate created hereby shall pass by operation of law
under any State or Federal insolvency or bankruptcy act to any trustee, receiver, assignee for the benefit of creditors or any other person whatsoever without the prior written consent of Lessor. 
  
 In the event of an act of default by Tenant, Lessor may, at its option: (1)
Terminate Tenant’s right to possession of the Demised Premises because of such breach and recover from Tenant all damages allowed under Section 1951.2 of the California Civil Code, including, without limitation, the worth at the time of the
award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided, or; (2) Not terminate Tenant’s right to possession because
of such breach, but continue this Lease in full force and effect; and in that event (a) Lessor may enforce all rights and remedies under this Lease, including the right to recover all attorney’s fees and costs incurred by Landlord by reason of
Tenant’s breach hereunder, the rent and all other charges due hereunder as such rent and other charges become due, and (b) Tenant may assign its interest in this Lease with Lessor’s prior written consent; (3) Declare a forfeiture of the
lease and terminate all of Tenant’s rights in accordance with such forfeiture. 
  
 In the event of any reentry, Lessor may remove all persons from the Demised Premises and all property and any signs located in or about the Demised Premises and place such property in storage in a public warehouse at
the cost and risk of Tenant. 
  
 No reentry or reletting of the
Demised Premises of any nature served under unlawful detainer action or the filing of any unlawful detainer or similar action shall be construed as an election by Lessor to 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 
terminate this Lease unless a written notice of such intention is given by Lessor to Tenant; and notwithstanding any such reletting with such termination,
Lessor may at any time thereafter elect to terminate this Lease. 
  
 Except in the case of Lessor’s willful misconduct, Tenant hereby waives all claims or demands for damages that may be caused by Lessor in reentering and taking possession of the Demised Premises as hereinabove provided and all claims
or demands for damages which may result from the destruction of or injury to the Demised Premises and all claims or demands for damages or loss of property belonging to Tenant or to any other person or firm that may be in or about the Demised
Premises at the time of such reentry. 
  
 The rights, privileges,
elections and remedies of Landlord in this Paragraph 19 are cumulative and not alternative. Nothing contained in this Lease shall limit Landlord to the remedies set forth in this Paragraph 19, and upon Tenant’s default Landlord shall be
entitled to exercise any right or remedy then provided by law, including, but not limited to, the right to obtain injunctive relief and the right to recover all damages caused by Tenant’s default in the performance of any of its obligations
under this Lease. 
  
 19. BANKRUPTCY 
  
 Landlord and Tenant understand that notwithstanding certain provisions to the contrary
contained herein, a trustee or debtor in possession under the Bankruptcy Code of the United States (the “Bankruptcy Code”) may have certain rights to assume or assign this Lease. Landlord and Tenant further understand that in any event
Landlord is entitled under the Bankruptcy code to adequate assurances of future performance of the terms and provisions of this Lease. For purposes of any such assumption or assignment, the parties hereto agree that the term “adequate
assurance” shall include at least the following: 
  

	(a)	In order to assure Landlord that the proposed assignee will have the resources with which to pay the rent called for herein, any proposed assignee must have (as demonstrated to the
satisfaction of Landlord) a net worth (as defined in accordance with generally accepted accounting principles consistently applied) applied) at least as great as the net worth of Tenant on the commencement date, increased by seven percent (7%) for
each year from commencement date through the date of proposed assignment. The parties hereto agree that the financial condition and resources of Tenant were a material inducement to Landlord in entering this Lease. 

  

	(b)	Any proposed assignee must have been engaged in the permitted use for at least five (5) years prior to any such proposed assignment. 

  

	(c)	In entering into this Lease, Landlord considered extensively the permitted use and determined that such permitted use would add substantially to Landlord’s tenant balance and
that if it were not for Tenant’s agreement to make only the permitted use of the Demised Premises, Landlord would not have entered into this Lease. Landlord’s overall operation will be substantially impaired if the trustee in bankruptcy or
any assignee of this Lease makes any use of the Demised Premises other than the permitted use. 

  

	(d)	Any proposed assignee of this Lease must assume and agree to be personally bound by the terms, provisions, and covenants of this Lease. 

  
 20. SALE OR TRANSFER OF DEMISED PREMISES 
  
 If Landlord sells or transfers all or any portion of the Shopping Center or the Demised
Premises, or the building, improvements, and land of which the Demised Premises form a part, upon consummation of such sale or transfer Landlord shall be released from all liability under this Lease provided the new owner assumes such liabilities
arising prior to the date of transfer. In the event of any such transfer or sale, Landlord shall transfer the security deposit or any prepaid rent to Landlord’s successor and on such transfer Landlord shall be discharged from any further
liability thereto. 
  
 21. LANDLORD’S DEFAULT AND
LIABILITY 
  
 21.1 LANDLORD’S DEFAULT: Landlord shall in no event
be charged with default in the performance of any of its obligations hereunder unless and until Landlord shall have failed to perform such obligations within thirty (30) days (or such additional time as is reasonably required to correct any such
defaults) after written notice by Tenant to Landlord properly specifying wherein Landlord has failed to perform any such obligation. Notwithstanding any default by Landlord, Tenant shall not have the right to exercise any remedy provided for herein
or at law unless and until Tenant shall have delivered a written notice to any lender holding a trust deed against the Demised Premises or the Shopping Center or portion thereof specifying wherein Landlord has failed to correct or remedy such
default, which such notice may not be delivered until after the expiration of the period set forth herein for Landlord to remedy such default and shall grant to the lender an additional equal period within which to cure such default. 
  
 21.2 LANDLORDS LIABILITY: Landlord shall have absolutely no personal liability with
respect to any provision of this Lease or any obligation or liability arising there from or in connection therewith. In the 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 
event Landlord shall be determined to be liable to Tenant as a result of any default by Landlord hereunder, it is expressly understood and agreed that any
money judgment against Landlord resulting from any default or other claim arising under this Lease shall be satisfied only out of the net rents, issues, profits, and other income (for the purposes of this Article only, collectively herein called
“net income”), actually received from the operation of the Shopping Center or Landlord’s interest in the Shopping Center, and no other real, personal or fixed property of Landlord, wherever situated, shall be subject to levy on any
such judgment obtained against Landlord. If such net income and the value of Landlord’s interest are insufficient for the payment of such judgment, Tenant will not institute any further action, suit, claim or demand, in law or in equity,
against Landlord for or on the account of such deficiency. Tenant hereby waives, to the extent allowed under law, any right to satisfy said money judgment against Landlord except from net income received by Landlord from the operation of the
Shopping Center. For the purposes of this Article only, the term “Landlord” shall mean any and all partners, general and/or limited, or joint ventures, if any, which comprise Landlord. Such exculpation of liability shall be absolute and
without any exception whatsoever. 
  
 22. HOLDING OVER

  
 If Tenant remains in possession of the Demised Premises after expiration of
the Term hereby demised, such holding over shall be deemed to be a holding over upon a tenancy from month-to-month at a monthly rental equal to one hundred and twenty-five percent (125%) of the monthly installment of Fixed Minimum Monthly Rent due
under the terms of this Lease for the month next preceding the commencement of the holdover period, and Tenant shall remain liable for all other payments provided hereunder, including, but not limited to, percentage rent, taxes, insurance,
maintenance and Common Area costs, and such holding over shall be subject to all of the other terms and conditions of this Lease. 
  
 In the event Landlord relets the Demised Premises to a new tenant and the term of such new lease commences during the period for which Tenant holds over, then such
holding over shall be deemed a breach of Tenant’s covenant to deliver up the Demised Premises upon the termination or expiration of the Term of this Lease, and Landlord shall be entitled to recover from Tenant any and all costs, expenses,
reasonable attorney’s fees, damages, loss of profits or any other costs resulting from Tenant’s failure to deliver possession of the Demised Premises to the new tenant. 
  
 23. SURRENDER OF PREMISES 
  
 At the expiration of the tenancy hereby created, Tenant shall surrender the Demised Premises in the same condition as the Demised Premises were in upon delivery of
possession thereto under this Lease, in addition to any alterations or additions which tenant elects to keep as elsewhere provided herein, reasonable wear and tear excepted, and shall surrender all keys for the Demised Premises to Landlord at the
place then fixed for the payment of rent and shall inform Landlord of all combinations on locks, safes and vaults, if any, in the Demised Premises. No act or conduct of Landlord, except a written acknowledgment of acceptance of the surrender signed
by Landlord, shall be deemed to be or constitute an acceptance of the surrender of the Demised Premises by Tenant prior to the expiration of the Term of this Lease. 
  
 If prior to the termination of this Lease or within fifteen (15) days thereafter, Landlord elects, by written notice to Tenant, Tenant shall
promptly remove the additions, improvements, fixtures, trade fixtures and installments which were placed in the Demised Premises by Tenant and which are designated in said notice and shall repair any damage occasioned by such removal; and in default
thereof Landlord may effect said removals and repairs at Tenant’s expense. The covenants of Tenant contained herein shall survive the expiration or termination of the lease term. 
  
 24. COVENANT OF QUIET ENJOYMENT 
  
 Landlord covenants that if Tenant pays the rent and all other charges provided for herein, performs all of its obligations provided for
hereunder, and observes all of the other provisions hereof, Tenant shall at all times during the Term peaceably and quietly have, hold and enjoy the Demised Premises, without any interruption or disturbance from Landlord, subject to the terms
hereof. 
  
 25. NOTICES 
  
 25.1 MAILING PROCESS: Any notice, demand or communication desired or required to-be
made with respect to this Lease shall not be effective unless and until given in writing and sent by registered or certified mail, return receipt requested, addressed to the other party at their respective address set forth in Article 1, or to any
other address or any other party as thereafter designated by notice. 
  
 25.2
NOTICE TO LENDER: If Landlord shall notify tenant that the Demised Premises or the Shopping Center are encumbered by a trust deed and in such notice set forth the name and address of the beneficiary thereof; then, notwithstanding anything to
the contrary, no notice intended for Landlord shall be deemed properly given unless a copy thereof is simultaneously sent to such beneficiary by certified or registered mail, return receipt requested. If any beneficiary shall perform any obligation
that Landlord is required to perform hereunder, such performance by beneficiary, insofar as Tenant is concerned, shall be deemed performance on behalf of Landlord and shall be accepted by Tenant as if performed by Landlord. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 26. MARKETING FUND 
  
 Not Applicable. 
  
 27. TENANT’S CERTIFICATE 
  
 27.1 REQUEST OF NOTICE: At any time within five (5) days after request by Landlord, by written instrument, duly executed and acknowledged, Tenant shall certify to
Landlord, any beneficiary of any trust deed or assignee thereof, any purchaser, or any other person, specified by Landlord, to the effect, but not limited to: 
  

	 	(a)	Whether or not Tenant is in possession of the Demised Premises; 

  

	 	(b)	Whether or not this Lease is unmodified and in full force and effect (or if there has been a modification, that the same is in full force and effect as modified and setting forth
such modification); 

  

	 	(c)	Whether or not there are then existing set-offs or defenses against the enforcement of any right or remedy of Landlord, or any duty or obligation of Tenant (and if so, specifying
the same); 

  

	 	(d)	The dates, if any, to which any rent or other charges have been paid in advance; and 

  

	 	(e)	As to any other matters reasonably requested by Landlord. 

  
 In the event Tenant fails to deliver such certificate within such five (5) days, it shall be conclusively determined that (i) this Lease is in full force and effect,
unmodified except as may be represented by Landlord; (ii) Landlord is not in default under this Lease; and (iii) no more than one (1) month’s Fixed Minimum Monthly Rent has been paid in advance. 
  
 27.2 TENANT DUTY TO DELIVER FINANCIAL INFORMATION: In the event that Landlord may need
or desire same for any lender or potential lender, Tenant shall deliver to Landlord such financial information about Tenant as may be reasonably requested, including without limitation, a Balance Sheet, a Profit and Loss statement and a Statement of
Shareholders’ or Owner’s equity therein, each as at the end of and for each of the last three (3) full fiscal years of Tenant. All such statements shall be prepared by a Certified Public Accountant and certified to be true and correct by
Tenant or, if Tenant is not a natural person, by an officer, director, or general partner of Tenant. All such financial information shall be received and kept by Landlord in confidence and shall be used only for potential financing. 
  
 28. RIGHT OF ACCESS 
  
 28.1 ENTRY: During any reasonable time before and after the commencement date and upon
24 hours notice, Landlord may enter upon the Demised Premises, any portion thereof and any appurtenance thereto (with men and materials, if required) for the purpose of: 
  

	 	(a)	Inspecting the same; 

  

	 	(b)	Making such repairs, replacements or alterations which it may be required to perform as herein provided or which it may deem desirable for the Demised Premises; and

  

	 	(c)	Showing the Demised Premises to prospective purchasers or Tenants. (Only during the last three (3) months of the Lease term) 

  
 28.2 EASEMENT FOR PIPES: Tenant shall permit Landlord to erect, use and maintain and
repair pipes, cables, conduits, plumbing, vents and wires in, to and through the Demised Premises as and to the extent that Landlord may now or hereafter deem to be necessary or appropriate for the proper operation and maintenance of the Shopping
Center. 
  
 29. DEVELOPMENT OF SHOPPING CENTER 

 
 Landlord may, at its sole option, without Tenant’s consent: 
  

	 	(a)	Develop the Shopping Center in phases; 

  

	 	(b)	Increase or decrease the size of the Shopping Center; 

  

	 	(c)	Modify the plan of the Shopping Center as shown on Exhibit “A” by adding or changing building areas, Common Areas, parking areas, ingress and egress;

  

	 	(d)	 Vary the location or dimensions of the Demised Premises at any time prior to the time Tenant commences its construction provided the approximate size and general

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

	 	 
locations of the Demised Premises will not be changed without Tenant’s consent, and if a material change of location or dimensions is requested by
Landlord and Tenant fails to consent thereto, Landlord may terminate this Lease, at Landlord’s option; 

  

	 	(e)	Build additional stories on any building or buildings in the Shopping Center; and 

  

	 	(f)	Construct double-deck or subterranean or elevated parking facilities. 

  
 It is specifically acknowledged by Tenant that the designations set forth on the Exhibit “A” as to building locations, other tenant names, traffic patterns,
parking facilities, access routes, and abutting public thoroughfares are for convenience only and shall in no way constitute a warranty or representation that any of such matters shall remain so, it being specifically agreed that Tenant shall in no
way rely on any such matters. 
  
 30. MISCELLANEOUS

  
 30.1 NO WAIVERS: One or more waivers of a breach of any covenant, term
or condition of this Lease by either party shall not be construed by the other party as a waiver of a subsequent breach of the same covenant, term or condition. The consent or approval of either party to or of any act by the other party of a nature
requiring consent or approval shall not be deemed to waive or render unnecessary consent to or approval of any subsequent similar act. Acceptance of Rent by Landlord subsequent to any breach hereof shall not be deemed a waiver of any preceding
breach other than the failure to pay the particular Rent so accepted, regardless of Landlord’s knowledge of any breach at the time of such acceptance of Rent. Landlord shall not be deemed to have waived any term, covenant or condition unless
Landlord gives Tenant written notice of such waiver. 
  
 30.2 NO RELATIONSHIP
OTHER THAN LANDLORD AND TENANT: Nothing herein contained shall create between the parties hereto, or be relied upon by others as creating any relationship of partnership, association, joint venture or otherwise. The sole relationship of the
parties hereto shall be that of Landlord and Tenant. 
  
 30.3 APPLICABLE
LAW: The laws of the State of California shall govern the validity, performance and enforcement of this Lease. This Lease shall not be construed in favor of Landlord or Tenant, but shall be equitably interpreted in accordance with the general
tenor of its language. 
  
 30.4 ATTORNEY’S FEES: In the event that at
any time during the Term Landlord or Tenant shall institute any action or proceeding against the other relating to the provisions of this Lease, or any default hereunder, then the unsuccessful party in such action or proceeding shall reimburse the
successful party therein for the reasonable attorney’s fees and costs of suit incurred by the successful party. 
  
 30.5 DEFINITIONS: The word “Landlord” and “Tenant” shall be deemed to mean each and every party mentioned as such herein. The use of the neuter
singular pronoun shall be deemed a proper reference even though such party may be a male or female individual, a partnership, a corporation or a group of two (2) or more individuals or corporations. The singular shall apply to the plural as though
in each case fully expressed. 
  
 30.6 NO RECORDING: This Lease shall not
be recorded. 
  
 30.7 TITLES: The titles of articles and sections herein
are for convenience only and do not in any way define, limit or construe the contents of this Lease. 
  
 30.8 SEVERABILITY: If any provision of this Lease shall be determined to be void by any court of competent jurisdiction, then such determination shall not affect any other provision of this Lease and all such
other provisions shall remain in full force and effect; and it is the intention of the parties hereto that if any provision of this Lease is capable of two (2) constructions, only one (1) of which would render the provision valid, then the provision
shall have the meaning which renders it valid. 
  
 30.9 FORCE MAJEURE: Any
prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefore, governmental restrictions, governmental regulations, governmental controls, enemy or
hostile governmental action, acts of terrorism, civil commotion, fire or other and other causes beyond the reasonable control of the party obligated to perform any term, covenant or condition of this Lease other than the payment of money, shall
excuse the performance by such party for a period equal to that of any such prevention, delay or stoppage. 
  
 30.10 LANDLORD’S RULES AND REGULATIONS: Tenant agrees and covenants to comply with all of Landlord’s rules and regulations, if any, set forth in Exhibit “E” attached hereto. Landlord shall
have the right from time to promulgate amendments and additional and new rules and regulations for the care, safety, maintenance and cleanliness of the Demised Premises and the Shopping Center, or for the preservation of good order. On delivery of a
copy of such amendments and additional new rules and regulations to Tenant, provided they are reasonable and non-discriminatory, Tenant shall comply with same. If there is a conflict between said rules and regulations and any of the provisions of
this Lease, the provisions of the Lease shall prevail. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 30.11 NO BROKER: Tenant represents that Tenant has had no negotiations with any broker other than Burnham Real
Estate Services, who shall be paid a commission equal to $5,967.00 with respect to this Lease, and hereby indemnifies Landlord against any other fees, charges, commissions or other remuneration with respect to the negotiation or execution of
this Lease, or claims, demands, threats, suits, actions, judgments, costs, damages, including attorneys’ fees with respect thereto. 
  
 30.12 INTEREST RATE: Whenever Tenant is required to pay interest to Landlord hereunder the interest rate with respect thereto shall be the prime rate charged by
the Bank of America, Los Angeles Main Branch, to its most credit-worthy customers plus two percent (2%), but in no event more then the maximum interest rate then allowed under the laws of the State of California. 
  
 30.13 SUBMISSION: The submission of this document for examination and negotiation does
not constitute an offer to lease, or a reservation of, or option for, the Demised Premises, and this document shall become effective and binding only upon execution and delivery hereof by Tenant and by Landlord (or, when duly authorized, by
Landlord’s agent or employee). No act or omission of any agent of Landlord or Tenant or of Landlord’s or Tenant’s broker shall alter, change or modify any of the provisions hereof. 
  
 30.14 ENTIRE AGREEMENT: There are no oral agreements or representations between the
parties hereto affecting this Lease, and this Lease supersedes any and all previous negotiations, arrangements, brochures, agreements or representations and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with
respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. There are no other representations or warranties between the parties and all reliance with respect to representations is solely upon the
representations and agreements contained in this document. The terms and agreements as contained in this Lease shall apply to and shall be binding upon and inure to the benefit of the parties hereto, and their respective heirs, executors,
administrators, personal representatives and assigns successors in interest. 
  
 30.15 EXECUTION: In the event any party executing this Lease shall be a corporation, such party hereby covenants and warrants that it is a duly-qualified corporation authorized to do business in California. Each individual executing
this Lease on behalf of said corporation represents and warrants that he is duly authorized to execute and deliver this Lease on behalf of said corporation in accordance with the by-laws of said corporation, and that this Lease is binding upon said
corporation in accordance with its terms. If Tenant or Landlord is a partnership, joint venture or other unincorporated association, each individual executing this Lease represents that this Lease is binding. Furthermore, Tenant and Landlord agree
that the execution of any written consent hereunder, or of any written modifications or termination of this Lease, by any general partner of Tenant, Landlord or any other authorized agent of Tenant or Landlord shall be binding upon Tenant and
Landlord. 
  
 30.16 USE OF PREMISES FOR FILMING: Tenant shall not license
or permit any person, firm or corporation to make films of the interior or exterior of the premises for any commercial purpose without the express written consent of Landlord. In the event of any such use of either the interior or exterior of the
premises without Landlord’s written consent all compensation received therefore by Tenant shall be paid over to Landlord upon receipt thereof. All compensation, for such use of the premises, or any portion thereof, whether-interior or exterior,
with Landlord’s consent shall be paid one-half (1/2) to Tenant and one-half (1/2) to Landlord. Should Tenant receive the entire compensation therefore Tenant shall immediately reimburse Landlord in an amount equal to one-half (1/2) thereof.
Tenant shall notify Landlord within three (3) days of any such use. Tenant shall indemnify and hold harmless Landlord against any and all loss, cost or damage, including attorneys’ fees, arising out of any such use of the premises. 

 
 31. HAZARDOUS SUBSTANCES 
  
 31.1 REPORTABLE USES REQUIRE CONSENT: The term “Hazardous Substance” as used
in this Lease shall mean any product, substance, chemical, material or waste whose presence, nature, quantity and/or intensity of existence, use, manufacture, disposal, transportation, spill, release or effect, either by itself or in combination
with other materials expected to be on the Premises, is either (i) potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for
liability of Landlord to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substance shall include, but not be limited to, hydrocarbons, petroleum, gasoline, crude oil or any products, by-products or
fractions thereof. Tenant shall not engage in any activity in, on or about the Premises which constitutes a Reportable Use (as hereinafter defined) of Hazardous Substances without the express prior written consent of Landlord and compliance in a
timely manner (at Tenant’s sole cost and expense) with all applicable laws whether federal, state or local. “Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation,
possession, storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority. Reportable
Use shall also include Tenant’s being responsible for the presence in, on or about the Premises of a Hazardous Substance with respect to which any Applicable Law requires that a notice be given to persons entering or occupying the Premises or
neighboring properties. Notwithstanding the foregoing, Tenant may, without Landlord’s prior consent, but in compliance with all applicable law, use any ordinary and customary materials reasonably required to be used by Tenant in the normal
cause of Tenant’s business permitted on the Premises, so long as such use is not a Reportable Use and does not expose the Premises or neighboring properties to any meaningful risk of contamination or damage or expose 

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 
Landlord to any liability therefore. In addition, Landlord may (but without any obligation to do so) condition its consent to the use or presence of any
Hazardous Substance, activity or storage tank by Tenant upon Tenant’s giving Landlord such additional assurances as Landlord, in its reasonable discretion, deems necessary to protect itself, the public, the Premises and the environment against
damage, contamination or injury and/or liability there from or therefore, including, but not limited to, the installation (and removal on or before Lease expiration or earlier termination) of reasonably necessary protective modifications to the
Premises (such as concrete encasements) and/or the deposit of an additional Security Deposit. 
  
 31.2 DUTY TO INFORM LANDLORD: If tenant knows, or has reasonable cause to believe, that a Hazardous Substance, or a condition involving or resulting from same, has come to be located in, on, under, or about the
Premises, other than as previously consented to by Landlord, Tenant shall immediately give written notice to such fact to Landlord. Tenant shall also immediately give Landlord a copy of any statement, report, notice, registration, application,
permit, business plan, license, claim, action or proceeding given to, or received from, any governmental authority or private party, or persons entering or occupying the Premises concerning the presence, spill, release, discharge of, or exposure to,
any Hazardous Substance or contamination in, on, or about the Premises, concerning the presence, spill, release, discharge of, or exposure to, any Hazardous Substance or contamination in, on or about the Premises including but not limited to all
such documents as may be involved in any Reportable Uses involving the Premises. 
  
 31.3 INDEMNIFICATION: Tenant shall indemnify, protect, defend and hold Landlord, its agents, employees, lenders and ground lessor, if any, and the Premises, harmless from and against any and all loss of rents and/or damages,
liabilities, judgments, costs, claims, liens, expenses, penalties, permits and attorney’s and consultant’s fees arising out of or involving any Hazardous Substance or storage tank brought onto the Premises by or for Tenant or under
Tenant’s control. Tenant’s obligations under this Paragraph shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Tenant, and the cost of
investigation (including consultant’s and attorney’s fees and testing), removal, remediation, restoration and/or abatement thereof, or of any contamination therein involved, and shall survive the expiration or earlier termination of this
Lease. No termination, cancellation or release agreement entered into by Landlord and Tenant shall release Tenant from its obligations under this Lease with respect to Hazardous Substances or storage tanks, unless specifically so agreed by Landlord
in writing at the time of such agreement. 
  
 ATTACHED HERETO ARE RIDER PAGES
“A” THROUGH “H” WHICH BY THIS REFERENCE ARE INCORPORATED HEREIN AND MADE A PART HEREOF. IN THE EVENT OF ANY CONFLICT BETWEEN ANY OF THE TERMS, PROVISIONS, COVENANTS, CONDITIONS, AND AGREEMENTS OF THIS LEASE AND OF SUCH RIDERS,
THE TERMS, PROVISIONS, COVENANTS, CONDITIONS, AND AGREEMENTS OF SUCH RIDERS SHALL PREVAIL. ALL DEFINITIONS CONTAINED HEREIN SHALL APPLY TO SUCH RIDERS, AND THIS LEASE SHALL NOT BE DEEMED TO BE COMPLETE UNLESS ALL SUCH RIDERS ARE ATTACHED HERETO.

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 IN WITNESS WHEREOF, the parties hereto have executed this Lease (or cause this Lease to be duly executed) as of the date
first above written.) 
  

									
	“LANDLORD”	 	 	 	The Auerbach Realty Group, LLC
					
	DATE:	 	 	 	 	 	BY:	 	/s/    ERNEST AUERBACH        
	 	 	 	 	 	 	 	 	 Ernest Auerbach
 Managing Member

			
	“TENANT”	 	 	 	Cuyamaca Bank NA
					
	DATE:	 	 	 	 	 	BY:	 	/s/    BRUCE IVES        
	 	 	 	 	 	 	 	 	Bruce Ives, President
					
	DATE:	 	 	 	 	 	BY:	 	/s/    PAUL CABLE        
	 	 	 	 	 	 	 	 	Paul Cable, CFO

  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 

 
  

 EXHIBIT “B” 
  
 LEGAL DESCRIPTION FOR TOTAL SHOPPING CENTER 
  
 Being a portion of Blocks 1, 2, 3, 6, 7 and 8 of Sunnyside Addition to La Mesa Springs, in the City of La Mesa, County of San Diego, State
of California, as shown on map thereof No. 1118, filed in the Office of the County Recorder of said County February 4, 1908, together with those portion of College Avenue, Orange Avenue, and Normal Avenue adjacent thereto and those portions of
alleys within said Blocks, and also being Lots 2, 3 and a portion of Lot 1 of Block 3 of Waverly Tract, in said City of La Mesa, as shown on map thereof No. 1109, filed in the Office of the County Recorder of said San Diego County January 9, 1908,
described as a whole as follows: 
  
 Beginning at the southeasterly corner of said
Lot 3, in Block 3 of the Waverly Tract, said corner also being a point on the westerly line of Date Avenue (60.00 feet wide) as shown on last said map; thence along the easterly line of said Lots 3, 2 and 1, and along said Date Avenue, North 01°
25’ 00” West 106.98 feet to the beginning of a tangent curve concave southwesterly and having a radius of 20.00 feet; thence northwesterly along said curve through a central angle of 89° 20’ 00” an arc length of 31.18 feet to
a point on the northwesterly line of said Lot 1, said northerly line also being the southerly line of Allison Avenue (75.00 feet wide); thence along the northerly line of said Lot 1 and the westerly prolongation thereof, said northerly line and
prolongation being said southerly line of Allison Avenue, South 89° 15’ 00” West 563.61 feet to the beginning of a tangent curve concave northeasterly and having a radius of 181.85 feet; thence northwesterly along said curve, and
continuing along said Allison Avenue, through a central angle of 31° 07’ 34”, an arc length of 98.79 feet to the beginning of a tangent curve concave southerly and having a radius of 25.00 feet; thence southwesterly along said curve
through a central angle of 81° 14’ 29”, an arc length of 35.45 feet, to a point on the southwesterly line of University Avenue (formerly Cholla Read), said line also being a tangent curve concave northwesterly and having a radius of
383.61 feet; thence southwesterly along said curve through a central angle of 10° 55’ 15”, an arc length of 73.12 feet. Thence continuing along said southwesterly line of University Avenue, the following four courses and distances: (1)
South 50° 03’ 20” West, 59.34 feet to the beginning of a tangent curve concave southeasterly and having a radius of 3053.00 feet (2) Southwesterly along said curve through a central angle of 4° 51’ 20”, an arc length of
258.73 feet, (3) parallel with the northwesterly line of said Blocks 2 and 3, South 45° 12’ 00” West, 178.67 feet to the beginning of a tangent curve concave easterly and having a radius of 20.00 feet, (4) southeasterly along said
curve through a central angle of 90° 02’ 00”, an arc length of 31.43 feet to a point on a line which is parallel and concentric with and distant northeasterly 12.50 feet, measured commonly, from the southwesterly line of said Block 3
of Sunnyside Addition, said parallel line being the northeasterly line of La Mesa Boulevard, formerly Lookout Avenue (100.00 feet wide at this point); thence along said northeasterly line the following three courses and distances: (1) South 44°
50’ 00” East 219.63 feet to the beginning of a tangent curve concave northeasterly and having a radius of 550.00 feet, (2) Southeasterly along said curve through a central angle of 11° 45’ 00”, an arc length of 112.79 feet,
and (3) South 56° 35’ 00” East 152.26 feet to a point on the southeasterly line of said Block 3, said southeasterly line also being the northwesterly line of Normal Avenue as shown on said Map No. 1118; thence South 47° 29’
35” East 50.64 feet to a point on the southeasterly line of said Normal Avenue, said southeasterly line also being the northwesterly line of said Block 6, said point being on a line parallel and concentric with and distant 4.50 feet
northeasterly from the southeasterly line of said Block 6, last said parallel line also being the northeasterly line of La Mesa Boulevard (79.50 feet wide at this point and being 42 feet from the centerline on the northeasterly side); thence along
said La Mesa Boulevard the following three courses and distances: (1) South 56° 35’ 00” East 183.76 feet to the beginning of a tangent curve concave northeasterly and having a radius of 258.00 feet, (2) southeasterly along said curve
through a central angle of 29° 48’ 00”, an arc length of 134.19 feet, and (3) South 86° 23’ 00” East 176.37 feet to a point on the easterly line of Lot 9 in said Block 6; thence along said easterly line North 05°
33’ 30” East 130.50 feet to the northeast corner of said Lot 9; thence along the southerly line of Lot 17 of said Block 6, South 86° 23’ 00” East 3.35 feet to the southeast corner of said Lot 17; thence along the
northeasterly line of said Lot 17, and the northwesterly prolongation thereof, North 26° 09’ 41” West 142.07 feet to the centerline of Orange Avenue (60.00 feet wide ) as shown on said Map No. 1118; thence along said centerline North
63° 56’ 35” East 2.22 feet; thence, at right angles, North 26° 03’ 25” West 30.00 feet to the most southerly corner of Lot 4 in Block 7 of said Map No. 1118; thence along the southwesterly Line of said Lot 4, North
56° 36’ 30” West 29.08 feet; thence North 26° 04’ 32” West 263.08 feet to a point on the northwesterly line of Lot 1 of said Block 7; thence along said northwesterly line, and the northeasterly prolongation thereof; North
33° 25’ 00” East 26.35 feet to the most westerly corner of Lot 10 in Block 7 of said Map No. 1118; thence North 64° 11’ 12” East 354.82 feet to the most southerly corner of said Lot 3 in Block 3 of said Map No. 1109;
thence along the southeasterly line of said Lot 3, North 63° 56’ 35” East 149.48 feet to the point of beginning. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

 EXHIBIT “C” 
  
 CONSTRUCTION 
  
 LEASE dated December 23, 2002 between The Auerbach Realty Group (“Landlord”), and Cuyamaca Bank, NA (“Tenant”). 
  
 A. TENANT’S WORK: 
  
 It shall be the obligation of Tenant, using a contractor selected by Tenant, to install all tenant improvements within the
premises for purposes of conducting Tenant’s business at the premises. All improvements shall be constructed in accordance with plans and specifications which have been approved in advance by Landlord, and Tenant or Tenant’s contractor
shall procure all necessary governmental building permits and/or licenses for the work in question. Prior to commencing work, Tenant’s contractor shall furnish Landlord with certificates indicating that the contractor has in place statutory
Worker’s Compensation Insurance and General Liability Insurance in amounts deemed reasonably acceptable by Landlord to protect Landlord’s interests. Said liability insurance shall name Landlord as an additional insured. 
  
 B. LANDLORD’S WORK: Intentionally Omitted. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

  
 EXHIBIT “D”

  
 LANDLORD SIGN CRITERIA RIDER 
  
 LEASE dated December 23, 2002 between The Auerbach Realty Group (“Landlord”) and
Cuyamaca Bank, NA (“Tenant”). 
  
 Landlord and Tenant acknowledge that
Landlord has not attached its sign criteria to this Lease. Notwithstanding the provisions of Paragraph 13 of the Lease, Tenant shall be permitted to affix upon the exterior fascia of the Demised Premises a total of one (1) sign on the building which
shall meet all applicable governmental criteria as to size, content, design, location, color, and material. In addition to obtaining a city permit for such sign, Tenant shall obtain Landlord’s prior written approval therefore, which approval
shall not be unreasonably withheld. In no event shall any such sign consist of moving parts or flashing, oscillating, or moving lights or variable lighting intensities. Landlord shall have the right from time to time to promulgate reasonable new
sign criteria to which Tenant shall conform. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

  
 EXHIBIT “E”

  
 LANDLORD’S RULES AND REGULATIONS 
  
 Attached To and Made Part of LEASE dated December 23, 2002 between The Auerbach Realty Group,
LLC (“Landlord”) Cuyamaca Bank, NA (“Tenant”). 
  
 Landlord
and Tenant acknowledge that Landlord has not attached its Rules and Regulations to this Lease. Landlord reserves the right to promulgate new reasonable Rules and Regulations which shall apply to all Tenants of the Shopping Center. On delivery
thereof, to Tenant, Tenant shall abide by all such Rules and Regulations, and agrees to be bound by same. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

  
 EXHIBIT “F”

  
 OPTION TO EXTEND RIDER 
  
 Attached To and Made a Part of LEASE dated December 23, 2002 entered into The Auerbach Realty
Group (“Landlord”) and Cuyamaca Bank, NA (“Tenant”). 
  

	A.	Landlord hereby grants to Tenant a total of two (2) options to extend the term of this Lease on the terms and conditions set forth herein below. In order to validly exercise an
option herein granted to Tenant, Tenant must give written notice to Landlord of Tenant’s election to exercise the particular option at least ninety (90) days and not more than two hundred and seventy (270) days prior to the date on which the
particular option period is scheduled to commence. If Tenant fails to give Landlord timely written notice of Tenant’s exercise of a particular option, then the option shall automatically expire and be of no further force or effect. In addition,
Tenant shall have no right to exercise a particular option to extend the Lease term during any period when Tenant is in default under any provision of this Lease regardless of whether or not Landlord has given Tenant written notice of the existence
of the default, and the period within which Tenant must exercise a particular option shall not be extended or enlarged by reason of such inability on the part of Tenant to exercise the particular option. 

  

	B.	Each of Tenant’s options, if validly exercised, shall extend the Lease term for 5 years. During the first year of each option period, the Fixed Minimum Monthly Rent payable by
Tenant shall equal the prevailing market rate for the premises at the commencement date of the option period. If the parties cannot agree on market rate within 45 days of the date of Tenant’s notice to Landlord exercising this option, then
market rate shall be determined by two (2) appraisers who are members of the American Institute of Real Estate Appraisers, one to be appointed by each of the parties. If such appraisers cannot agree on market value, they shall promptly select a
third appraiser, also a member of said Institute, and a determination of market value signed by any two (2) of the appraisers shall be final and binding on the parties. The cost of each appraiser’s fee shall be borne one-half by Landlord and
one-half by Tenant. For purposes of determining the prevailing market rate of the demised premises, the appraisers shall presume that the premises are being used for their highest and best use and are in good condition, and the appraisers shall not
take into account brokerage commissions or rental concessions that landlords of similar premises may be required to pay or grant at the time in question. 

  
 After the first year of each option period, the Fixed Minimum Monthly Rent payable by Tenant shall continue to increase each year by 3% over
the Fixed Minimum Monthly Rent of the prior year. 
  
 Except as herein contained,
all terms and conditions of the Lease dated December 23, 2002, shall remain in full force and effect during the option period. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

  
 EXHIBIT “G”

  
 RENT ABATEMENT RIDER 
  
 Not Applicable. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

  
 EXHIBIT “H”

  
 ADDENDUM 
  
 Not Applicable. 
  

					
	Cuyamaca Bank/La Mesa Lease	  	Initial  	  	 
	Standard Shopping Center Lease	  	Initial  	  	 
	28731-6/1822140.2 [Word]	  	 	  	01/30/03

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