Document:

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                                                                    Exhibit 10.4

                          BUSINESS BANK OF CALIFORNIA
                            1994 STOCK OPTION PLAN
                           Adopted October 19, 1994
                            Amended April 16, 1997

          1.   Purpose. The purpose of the 1994 Stock Option Plan, as amended
               -------
(the "Plan") is to strengthen BUSINESS BANK OF CALIFORNIA (the "Bank") and those
corporations which are or hereafter become subsidiary corporations of the Bank,
within the meaning of Section 424(f) of the Internal Revenue Code of 1986, as
amended (the "Code"), by providing to participating employees and directors
added incentive for high levels of performance and for unusual efforts to
increase the earnings of the Bank and its subsidiary corporations. The Plan
seeks to accomplish these purposes and results by providing a means whereby such
employees and directors may purchase shares of the common stock of the Bank
pursuant to (a) options granted pursuant to the Incentive Stock Option Plan (the
"Incentive Plan") (Division A hereof) which will qualify as incentive stock
options under Section 422 of the Code ("Incentive Options"), or (b) options
granted pursuant to the Non-Qualified Stock Option Plan (the "Non-Qualified
Plan") (Division B hereof) which are intended to be non- qualified stock options
described in Treas. Reg. ss.1.83-7 to which Section 421 of the Code does not
apply ("Non-Qualified Options"). (Hereinafter, the term "Options" shall
collectively refer to Incentive Options and Non-Qualified Options.)

          2.   Administration. This Plan shall be administered by the Board of
               --------------
Directors of the Bank (the "Board of Directors"). Any action of the Board of
Directors with respect to administration of the Plan shall be taken pursuant to
a majority vote of its members; provided, however, that with respect to action
taken by the Board of Directors in granting an option to an individual director,
such action must be authorized by the required number of directors without
counting the interested director, who shall abstain as to any vote on his
option. An interested director may be counted in determining the presence of a
quorum at a meeting of the Board of Directors where such action will be taken.
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          The Board of Directors may, in its sole discretion, from time to time,
establish a Stock Option Committee composed of not less than three (3) persons
who must be directors of the Bank and, by appropriate resolution, delegate to
the Stock Option Committee such power and authority over the administration of
the Plan as the Board of Directors deems appropriate. Nothing contained herein
shall prevent the Board of Directors from delegating to the Stock Option
Committee full power and authority over the administration of the Plan.

          Subject to the express provisions of the Plan, the Board of Directors
(or the Stock Option Committee, if authorized) shall have the authority to
construe and interpret the Plan, and to define the terms used therein, to
prescribe, amend, and rescind rules and regulations relating to administration
of the Plan, to determine the duration and purposes of leaves of absence which
may be granted to participants without constituting a termination of their
employment for purposes of the Plan, and to make all other determinations
necessary or advisable for administration of the Plan. Determinations of the
Board of Directors (or the Stock Option Committee, if authorized) on matters
referred to in this section shall be final and conclusive.

          3.   Participation. All full-time salaried employees of the Bank and
               -------------
its subsidiary corporations shall be eligible for selection to receive both
Incentive Options and Non-Qualified Options. Directors of the Bank and its
subsidiary corporations who are not also full-time salaried officers or
employees of the Bank or a subsidiary corporation shall be eligible to receive
only Non-Qualified Options under the Plan. Subject to the express provisions of
the Plan, the Board of Directors (or the Stock Option Committee, if authorized)
shall select from the eligible class and determine the individuals who shall
receive Options, whether such Options shall be Incentive Options or Non-
Qualified Options, and the terms and provisions of the Options, and shall grant
such Options to such individuals. An individual who has been granted an Option
(an "Optionee") may, if such individual is otherwise eligible, be granted
additional Options if the Board of Directors (or the Stock Option Committee, if
authorized) shall so determine.

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          4.   Stock Subject to the Plan. Subject to adjustment as provided in
               -------------------------
Section 13 hereof, the stock to be offered under the Plan shall be shares of the
Bank's authorized but unissued common stock, no par value (hereinafter called
"stock"), and the aggregate amount of stock to be delivered upon exercise of all
Options granted under the Plan, whether Incentive Options or Non-Qualified
Options, shall not exceed Five Hundred Eighty- Three Thousand Eight Hundred
Sixty-Two (583,862) shares (40% of the number of shares of the Bank's stock
issued and outstanding as of April 16, 1997), including shares which are subject
to Options previously granted under the Bank's 1983 Stock Option Plan, as
amended, which have been transferred to this Plan. Two-thirds (2/3) of such
shares shall be reserved exclusively for the grant of options to full-time
salaried officers and employees of the Bank. The remaining one-third (1/3) of
such shares may be granted to anyone eligible to participate in the Plan,
including directors, officers and employees. If any Option shall expire for any
reason without having been exercised in full, the unpurchased shares subject
thereto shall again be available for purposes of the Plan.

          5.   Option Price. The purchase price of stock subject to each Option
               ------------
shall be determined by the Board of Directors (or the Stock Option Committee, if
authorized) but shall not be less than one hundred percent (100%) of the fair
market value of such stock at the time such Option is granted. As to any
Incentive Option granted to an Optionee who, immediately before the Option is
granted, owns beneficially more than ten percent (10%) of the outstanding stock
of the Bank, the purchase price must be at least one hundred ten percent (110%)
of the fair market value of the stock at the time when such Option is granted.
The fair market value of such stock shall be determined in accordance with any
reasonable valuation method, including the valuation methods described in Treas.
Reg. ss.20.2031-2. The purchase price of any shares purchased shall be paid in
full in cash at the time of each such purchase.

          6.   Option Period. Each Option and all rights or obligations
               -------------
thereunder shall expire on such date as the Board of Directors (or the Stock
Option Committee, if authorized) may determine, but not later than ten (10)
years from the date such Option is granted, and shall be subject to earlier
termination as provided elsewhere in the Plan. As to any

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Incentive Option granted to an Optionee who, immediately before the Option is
granted, owns beneficially more than ten percent (10%) of the outstanding stock
of the Bank (whether acquired upon exercise of Options or otherwise), such
Option must not be exercisable by its terms after five (5) years from the date
of its grant.

          7.   Continuation of Employment. In the case of employees, nothing
               --------------------------
contained in the Plan (or in any Option agreement) shall obligate the Bank or
its subsidiary corporations to employ any Optionee for any period or interfere
in any way with the right of the Bank or its subsidiary corporations to reduce
such Optionee's compensation.

          8.   Exercise of Options. Each Option shall become exercisable in such
               -------------------
installments, which need not be equal, and upon such contingencies as the Board
of Directors (or the Stock Option Committee, if authorized) shall determine;
provided, however, that if an Optionee shall not in any given installment period
purchase all of the shares which such Optionee is entitled to purchase in such
installment period, such Optionee's right to purchase any shares not purchased
in such installment period shall continue until the expiration of such Option.
No Option or installment thereof shall be exercisable except with respect to
whole shares, and fractional share interests shall be disregarded except that
they may be accumulated in accordance with the next preceding sentence. Options
may be exercised by ten (10) days written notice delivered to the Bank stating
the number of shares with respect to which the Option is being exercised,
together with cash in the amount of the purchase price for such shares. No fewer
than ten (10) shares may be purchased at one time unless the number purchased is
the total number which may be purchased under the Option. As a condition to the
exercise of a Non-Qualified Option, in whole or in part, by an Optionee who is
an employee of the Bank (or who was an employee during the term of the Option),
the Optionee shall be required to pay to the Bank, in addition to the purchase
price for the shares being exercised, an amount equal to any taxes required to
be withheld by the Bank in order to enable the Bank to claim a deduction in
connection with the exercise of the Option.

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          9.   Nontransferability of Options. Each Option shall, by its terms,
               -----------------------------
be nontransferable by the Optionee, other than by Will or the laws of descent
and distribution, and shall be exercisable during such Optionee's lifetime only
by the Optionee.

          10.  Cessation of Employment; Disability. Except as provided in
               -----------------------------------
Sections 6 and 11 hereof, if an Optionee ceases to be employed by or to serve as
a director of the Bank or a subsidiary corporation for any reason other than
death or disability, such Optionee's Option shall expire thirty (30) days
thereafter, and during such period after such Optionee ceases to be an employee
or director, such Option shall be exercisable only as to those shares with
respect to which installments, if any, had accrued as of the date on which the
Optionee ceased to be employed by or ceased to serve as a director of the Bank
or such subsidiary corporation. Except as provided in Sections 6 and 11 hereof,
if an Optionee ceases to be employed by or ceases to serve as a director of the
Bank or a subsidiary corporation by reason of disability (within the meaning of
Section 22(e)(3) of the Code), such Optionee's Option shall expire not later
than one (1) year thereafter, and during such period after such Optionee ceases
to be an employee or director such Option shall be exercisable only as to those
shares with respect to which installments, if any, had accrued as of the date on
which the Optionee ceased to be employed by or ceased to serve as a director of
the Bank or such subsidiary corporation.

          11.  Termination of Employment for Cause. If an Optionee's employment
               -----------------------------------
by or service as a director of the Bank or a subsidiary corporation is
terminated for cause, such Optionee's Option shall expire immediately; provided,
however, that the Board of Directors may, in its sole discretion, within thirty
(30) days of such termination, waive the expiration of the Option by giving
written notice of such waiver to the Optionee at such Optionee's last known
address. In the event of such waiver, the Optionee may exercise the Option only
to such extent, for such time, and upon such terms and conditions as if such
Optionee had ceased to be employed by or ceased to serve as a director of the
Bank or such subsidiary corporation upon the date of such termination for a
reason other than cause, disability, or death. In the case of an employee,
termination for cause shall include termination for malfeasance or gross

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misfeasance in the performance of duties, conviction of illegal activity in
connection therewith, any conduct seriously detrimental to the interests of the
Bank or a subsidiary corporation, or removal pursuant to the exercise of
regulatory authority by the California State Banking Department, the Federal
Deposit Insurance Corporation or other bank supervisory agency; and, in any
event, the determination of the Board of Directors with respect thereto shall be
final and conclusive. In the case of a director, termination for cause shall
include removal pursuant to Sections 302 or 304 of the California Corporations
Code or removal pursuant to the exercise of regulatory authority by the
California State Banking Department, the Federal Deposit Insurance Corporation
or other bank supervisory agency.

          12.  Death of Optionee. Except as provided in Section 6 hereof, if any
               -----------------
Optionee dies while employed by or serving as a director of the Bank or a
subsidiary corporation or during the 30-day or one-year period referred to in
Section 10 hereof, such Optionee's Option shall expire one (1) year after the
date of such death. After such death but before such expiration, the persons to
whom the Optionee's rights under the Option shall have passed by Will or by the
applicable laws of descent and distribution shall have the right to exercise
such Option to the extent that installments, if any, had accrued as of the date
on which the Optionee ceased to be employed by or ceased to serve as a director
of the Bank or such subsidiary corporation.

          13.  Adjustments Upon Changes in Capitalization. If the outstanding
               ------------------------------------------
shares of the stock of the Bank are increased, decreased, or changed into, or
exchanged for a different number or class of shares or securities of the Bank,
without receipt of consideration by the Bank, through reorganization, merger,
recapitalization, reclassification, stock split-up, stock dividend, stock
consolidation, or otherwise, an appropriate and proportionate adjustment shall
be made in the number and class of shares as to which Options may be granted. A
corresponding adjustment changing the number or class of shares and the exercise
price per share allocated to unexercised Options, or portions thereof, which
shall have been granted prior to any such change shall likewise be made. Any
such adjustment, however, in an outstanding Option shall be made without change
in the total price applicable to the unexercised portion of

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the Option but with a corresponding adjustment in the price for each share
subject to the Option. No fractional shares of stock shall be issued under the
Plan on account of any such adjustment.

          14.  Terminating Events. Not less than thirty (30) days prior to a
               ------------------
"Terminating Event," i.e., a dissolution or liquidation of the Bank, a
reorganization, merger, or consolidation of the Bank with one or more
corporations as a result of which the Bank will not be the surviving
corporation, a sale of substantially all the assets and property of the Bank to
another person, or any other transaction involving the Bank where there is a
change in ownership of at least twenty-five percent (25%), except as may result
from a transfer of shares to another corporation in exchange for at least eighty
percent (80%) control of that corporation, the Stock Option Committee or the
Board of Directors shall notify each Optionee of the pendency of the Terminating
Event. Upon delivery of said notice, any Option granted prior to the Terminating
Event shall be, notwithstanding the provisions of Section 8 hereof, exercisable
in full and not only as to those shares with respect to which installments, if
any, have then accrued, subject, however, to earlier expiration or termination
as provided elsewhere in the Plan. Upon the date thirty (30) days after delivery
of said notice, any Option or portion thereof not exercised shall terminate, and
upon the effective date of the Terminating Event, the Plan and any Options
granted thereunder shall terminate, unless provision is made in connection with
the Terminating Event for assumption of Options theretofore granted, or
substitution for such Options of new options covering stock of a successor
employer corporation, or a parent or subsidiary corporation thereof, with
appropriate adjustments as to the number and class of shares and prices.

          15.  Amendment and Termination by Board of Directors. The Board of
               -----------------------------------------------
Directors may at any time suspend, amend, or terminate the Plan and may, with
the consent of an Optionee, make such modification of the terms and conditions
of such Optionee's Option as it shall deem advisable; provided that, except as
permitted under the provisions of Section 13 hereof, any amendment or
modification of the Plan which would:

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               (a)  increase the maximum number of shares which may be purchased
     pursuant to Options granted under the Plan;

               (b)  change the minimum option price;
               (c)  increase the maximum term of Options provided for herein; or
               (d)  permit Options to be granted to anyone other than a director
     or a full-time salaried officer or employee of the Bank or a subsidiary
     corporation,

requires the approval of the Bank's shareholders as described below. Any such
amendment or modification shall be deemed adopted as of the date of the action
of the Board of Directors effecting such amendment or modification and shall be
effective immediately, unless otherwise provided therein, subject to approval
thereof within twelve (12) months before or after the effective date by
shareholders of the Bank holding not less than a majority of the voting power of
the Bank.

          Notwithstanding the above, the Board of Directors (or the Stock Option
Committee, if authorized to do so) may grant to an Optionee, if such Optionee is
otherwise eligible, additional Options or, with the consent of the Optionee,
grant a new Option in lieu of an outstanding Option for a number of shares, at a
purchase price and for a term which in any respect is greater or less than that
of the earlier Option, subject to the limitations of Sections 5, 6 and A-2
hereof.

          No Option may be granted during any suspension of the Plan or after
termination of the Plan. Amendment, suspension, or termination of the Plan shall
not, without the consent of the Optionee, alter or impair any rights or
obligations under any Option outstanding prior to such amendment, suspension or
termination of the Plan.

          16.  Time of Granting Options. The time an Option is granted,
               ------------------------
sometimes referred to as the date of grant, shall be the day of the action of
the Board of Directors (or action of the Stock Option Committee, if authorized
to take such action) described in the second sentence of Section 2 hereof;
provided, however, that if appropriate resolutions of the Board of Directors (or
the Stock Option Committee, if authorized to grant options) indicate

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<PAGE>

that an Option is to be granted as of and on some future date, the time such
Option is granted shall be such future date. If action by the Board of Directors
(or the Stock Option Committee, if authorized to take such action) is taken by
the unanimous written consent of its members, the action of the Board of
Directors (or the Stock Option Committee) shall be deemed to be at the time the
last Board (or Stock Option Committee) member signs the consent.

          17.  Privileges of Stock Ownership; Securities Laws Compliance; Notice
               -----------------------------------------------------------------
of Sale. No Optionee shall be entitled to the privileges of stock ownership as
-------
to any shares of stock not actually issued and delivered. No shares shall be
issued upon the exercise of any Option unless and until any then applicable
requirements of any regulatory agencies having jurisdiction, and of any
exchanges upon which stock of the Bank may be listed, shall have been complied
with fully. The Bank will diligently endeavor to comply with all applicable
securities laws before any Options are granted under the Plan and before any
stock is issued pursuant to Options. The Optionee shall give the Bank notice of
any sale or other disposition of any such shares not more than five (5) days
after such sale or other disposition.

          18.  Effective Date of the Plan. The effective date of the Plan is
               --------------------------
October 19, 1994.

          19.  Termination. Unless previously terminated by the Board of
               -----------
Directors or as provided in Section 14 hereof, the Plan shall terminate at the
close of business on October 19, 2004, and no Options shall be granted under it
thereafter, but such termination shall not affect any Option theretofore
granted.

          20.  Option Agreement. Each Option shall be evidenced by a written
               ----------------
Stock Option Agreement executed by the Bank and the Optionee and shall contain
each of the provisions and agreements herein specifically required to be
contained therein, including whether the Option is an Incentive Option or Non-
Qualified Option, and such other terms and conditions as are deemed desirable
and are not inconsistent with the Plan.

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<PAGE>

          21.  Exculpation and Indemnification. The Bank shall indemnify and
               -------------------------------
hold harmless a member or members of the Board of Directors (or the Stock Option
Committee), in any action brought against such member or members to the maximum
extent permitted by then applicable law and the Articles of Incorporation and
Bylaws of the Bank and any amendments thereto.

                                  DIVISION A
                                  ----------
                          INCENTIVE STOCK OPTION PLAN
                          ---------------------------

          A-1. Eligible Persons. All full-time salaried officers and employees
               ----------------
of the Bank and its subsidiary corporations shall be eligible for selection to
participate in the Incentive Plan. Notwithstanding any other provisions of the
Plan to the contrary, no director of the Bank or a subsidiary corporation who is
not a full-time salaried employee of the Bank or a subsidiary corporation and no
member of the Stock Option Committee may be granted options under the Incentive
Plan.

          A-2. Limit on Exercisability. The aggregate fair market value
               -----------------------
(determined as of the time the Option is granted) of the stock for which any
full-time salaried officer or employee may be granted Incentive Options which
are first exercisable during any one calendar year (under all Incentive Stock
Option Plans of such employee's employer corporation and its parent and
subsidiary corporations) shall not exceed One Hundred Thousand Dollars
($100,000).

          A-3. Incorporation by Reference. The provisions of Sections 5, 6, 9,
               --------------------------
10, 12 and 19 of the Plan are hereby incorporated by this reference into this
Incentive Stock Option Plan.

          A-4. Interpretation of Plan. Options granted pursuant to the Incentive
               ----------------------
Plan are intended to be "incentive stock options" within the meaning of Section
422 of the Code, and the Incentive Plan shall be construed to implement that
intent. If all or any part of an

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Incentive Option shall not be deemed an "incentive stock option" within the
meaning of Section 422 of the Code, whether by reason of Section 422(b)(6) of
the Code or otherwise, said Option shall nevertheless be valid and carried into
effect as a Non-Qualified Option.

                                  DIVISION B
                                  ----------
                        NON-QUALIFIED STOCK OPTION PLAN
                        -------------------------------

          B-1. Eligible Persons. All full-time salaried officers and employees
               ----------------
and all directors of the Bank and its subsidiary corporations, except members of
the Stock Option Committee, shall be eligible for selection to participate in
the Non-Qualified Plan.

          B-2. Interpretation of Plan. Options granted pursuant to the Non-
               ----------------------
Qualified Plan are intended to be non-qualified stock options described in
Treas. Reg.ss.1.83-7 to which Section 421 of the Code does not apply, and the
Non-Qualified Plan shall be construed to implement that intent.

                                       11<PAGE>

                                                                    Exhibit 10.5

                                  Main Office
                                Lease Agreement

                                  ASSIGNMENT

     FOR VALUE RECEIVED, the undersigned BANK OF AMERICA TRUST & SAVINGS
ASSOCIATION, a corporation, hereby assigns, transfers and sets over unto BANK OF
SAN BERNARDINO, a corporation, address: 505 No. Arrowhead Avenue, Suite 102, San
Bernardino, CA 92401, all of the right, title and interest of the undersigned in
and to that certain lease dated September 15, 1972, between SOUTHERN PACIFIC
TRANSPORTATION COMPANY, as assigned to SOUTHERN PACIFIC LAND COMPANY
(hereinafter called "Lessor"), and BANK OF AMERICA NATIONAL TRUST & SAVINGS
ASSOCIATION, relating to the leasing of certain premises of Lessor's predecessor
for the basic term of thirty (30) years from October 1, 1972 , with option to
extend for two (2) additional periods of ten (10) years commencing October 1,
2002, and 2012, as therein provided for a drive-up banking operation and related
parking in the City of San Bernardino, San Bernardino County, State of
California subject to all of the covenants, terms and conditions therein
contained and upon the condition and understanding that no rights or obligations
which may have accrued prior to or at the date hereof are hereby waived.

     This assignment shall be effective as of the 8/th/ day of March, 1984.

     DATED at Los Angeles, Calif.  90015.  March 8, 1984

                              BANK OF AMERICAN NATIONAL
       /s/                    TRUST & SAVINGS ASSOCIATION
-------------------------     ---------------------------
Witness
                              By         /s/
                              ----------------------------
                              (Title)

                                         /s/
                              ----------------------------

     BANK OF SAN BERNARDINO------, in consideration of the foregoing assignment
and of the consent thereto by LESSOR hereby accepts the above assignment and
agrees to make any rent or other payments which are to be made by assignor under
the instrument assigned as therein provided, and to otherwise perform and abide
by all of the terms, covenants and conditions therein contained, and subject to
the modification to the lease, as set forth on the Exhibit "A", attached hereto
and made apart hereof.

     DATED at San Bernardino, Calif., March 8, 1984

       /s/                    BANK OF SAN BERNARDINO
-------------------------     ----------------------------
Witness
                              By         /s/
                              ----------------------------
                              (Title)

                              ----------------------------
<PAGE>

subject to the modification to the lease, as set forth on the attached Exhibit
----------
"A", Lessor, hereby consents to the foregoing assignment to the assignee therein
named, subject to the covenants, conditions and terms set forth in the
instrument assigned, and without prejudice to any of the rights of Lessor
thereunder and upon the express condition that the assignee shall be liable for
the prompt payment of any rent or other payments therein provided to be made and
for the performance of all other obligations on assignee's part, and that no
further assignment thereof nor any subletting thereunder shall hereafter be made
without the consent of Lessor. Bank of America National Trust & Savings
Association shall assume full responsibility for the payment of all rent or
other payments and for the full performance of all obligations under the lease
should the Bank of San Bernardino fail to receive state or federal regulatory
approval to operate a bank on the subject premises or fail in any manner to cure
a default under the lease.
         DATED at San Francisco, California, April 6, 1984

                                 SOUTHERN PACIFIC LAND COMPANY

                                 By          /s/
                                 -----------------------------
                                 (Title)
<PAGE>

                                   EXHIBIT "A"
                                   -----------

The lease subject to this assignment is hereby agreed to be modified as follows:

Section 12 thereof is revised as follows:

12        Lessee agrees to release and indemnify Railroad from and against all
          liability, cost and expense for loss of or damage to property and for
          injury to or deaths of persons (including, but not limited to, the
          property and employees of each party hereto) when arising or resulting
          from:

               (a) the use of the premises by Lessee, its agents, employees, or
                   invitees,
          or
               (b) breach of provisions of this lease by Lessee,

          whether or not caused or contributed to by any negligent act or
          omission, active, passive or otherwise, of Railroad, its employees,
          agents, contractors, subcontractors, or their employees or agents, or
          any other person.

          The term "Railroad" as used in this Section 12 shall include the
          successors, assigns, and affiliated companies of Railroad and any
          other railroad company operating upon Railroad's tracks.

          Lessee shall provide Railroad satisfactory evidence of insurance
          covering Lessee's contractual liability under this lease in and amount
          of not less than $2,000,000 combined single limit for Bodily Injury
          and Property Damage. This is the minimum amount required by Railroad
          and may be revised from time to time.

          Except where prohibited by law, Lessee's Workmen's Compensation
          insurance covering Lessee's operations on the leased premises shall
          include a waiver of subrogation against Railroad."

There is added to the lease the following as Section 37 and 38 thereto.

37.       Lessee shall, at its expense, comply with all applicable laws,
          regulations, rules and orders, regardless of when they become or
          became effective, including without limitation those relating to
          health, safety, noise, environmental protection, waste disposal, and
          water and air quality, and furnish satisfactory evidence of such
          compliance upon request of Railroad.

          Should any discharge, leakage, spillage, emission or pollution of any
          type occur upon or from the leased premises due to lessee's use and
          occupancy thereof, Lessee, at its expense, shall be obligated to clean
          the premises to the satisfaction of Railroad and any governmental body
          having jurisdiction thereover.

          Lessee agrees to indemnify, hold harmless and defend Railroad against
          all liability, cost
<PAGE>

          and expense (including without limitation any fines, penalties,
          judgments, litigation costs and attorneys' fees) incurred by Railroad
          as a result of Lessee's breach of this Section 37, or as a result of
          such discharge, leakage, spillage, emission or pollution, regardless
          of whether such liability, cost or expense arises during or after the
          lease term, unless such liability, cost or expense is proximately
          caused solely by the active negligence of Railroad.

          Lessee shall pay all amounts due Railroad under this Section 37, as
          additional rent, within ten (10) days after any such amounts become
          due.

38.       Lessee shall not be permitted to sell or hypothecate any of its fixed
          improvements upon the leased premises without first obtaining
          Railroad's written consent therefor.

          For the consent herein given Assignee shall pay to Lessor the sum of
Five Hundred Dollars ($500).
<PAGE>

                               COMMERCIAL LEASE

Terminates Lease
PE 11716                                                       M.P.  Non-0
----------------                                                     -----

This Lease, made this 15/th/ day of September, 1972 by and between SOUTHERN
PACIFIC TRANSPORTATION COMPANY, a corporation, herein called "Railroad", and
BANK OF AMERICA NATIONAL TRUST AND SAVINGS ASSOCIATION, 111 West 7/th/ Street,
Los Angeles, CA 90014 herein called "Lessee".

     Witnesseth: That Railroad hereby leases to lessee the premises of Railroad
in the City of San Bernardino, County of San Bernardino, State of California,
shown on attached print, (Railroad's Los Angeles Division Drawing A-10426, Sheet
No. 1, dated April 12, 1972) for the term of -- 30 -- years from the 1st day of
October, 1972 upon the following terms and conditions:

1.   Railroad reserves for itself, its successors, assigns and licensees, the
right to construct, maintain and operate any existing tracks and existing and
new or additional pipe, telegraph, telephone and power transmission lines upon,
over and beneath the leased premises.

2.   Lessee agrees to pay rental, taxes and assessments as hereinafter provided.

     If such rental is payable on a monthly basis and the effective date hereof
is other than the first day of the month, then the rental will be prorated from
the effective date to the first day of the following full calendar month.

     Any privilege, sales, gross income or other tax (not including income
tax) imposed upon the rentals herein provided to be paid by the Lessee, or upon
the Railroad in an amount measured by the rentals received by Railroad, shall be
paid by the Lessee, in addition to the amounts set forth herein, whether such
imposition of tax be by The United States of America, the state in which the
leased premises are located, or any subdivision or municipality thereof.

3.   Said premises shall be used by Lessee solely and exclusively for
                                    -----------------------------
construction, maintenance and operation of Lessee-owned improvements and related
facilities for the operation of a bank building including a drive-up banking
                   ----------------------------
operation, and for the parking of automobiles and related vehicles of Lessee,
Lessee's employees and invitees.

     If the Lessee does not, within ninety (90) days, commence the use of the
leased premises for the purposes herein mentioned, or discontinues such use for
a period of ninety (90) days, Railroad may terminate this lease on fifteen (15)
days' written notice.

4.   Lessee agrees to keep the leased premises and all buildings and structures
thereon free from rubbish and in a neat and safe condition and satisfactory to
Railroad. Lessee shall maintain, at Lessee's sole cost and expense, in good
condition and repair, satisfactory to Railroad, all buildings and structures
upon said leased premises, except those owned by the Railroad. The
<PAGE>

leased premises and buildings and structures thereon shall not be used for
displaying signs and notices other than those connected with the business of
Lessee contemplated by this lease. Such notices and signs shall be neat and
properly maintained. Railroad shall have the right to enter the leased premises
at reasonable times to inspect the same.

5.   Lessee agrees to pay, before they become delinquent, all taxes and
assessments against the leased premises, or which might become a lien thereon,
by reason of any buildings, structures or other property, real or personal, on
the leased premises (except those owned by Railroad), or by reason of Lessee's
activities. Railroad may at its option pay such taxes or assessments, and such
payments will be repaid by Lessee on demand.

6.   In the event Lessee shall not promptly correct any default by Lessee
hereunder after receipt of notice of such default from Railroad, Railroad shall
have the right to terminate this lease forthwith and to retake possession of the
leased premises. Waiver of any default shall not be construed as a waiver of a
subsequent or continuing default. Termination of this lease shall not affect any
liability by reason of any act, default or occurrence prior to such termination.

7.   Upon the expiration or termination of this lease, or any extension or
renewal thereof, Lessee, without further notice, shall deliver up to Railroad
the possession of the leased premises. Lessee, if not in default hereunder,
shall be entitled, at any time prior to such expiration or termination, to
remove from the leased premises any buildings or structures wholly owned by
Lessee. Lessee shall restore said leased premises to its natural condition. Upon
the failure or refusal of Lessee to remove from the leased premises all
buildings, structures and all personal property owned by Lessee, prior to the
expiration or termination of this lease, said buildings, structures and personal
property shall thereupon, at the option of Railroad, become the sole property of
Railroad or if Railroad so elects it may remove from the leased premises any
buildings, structures and other personal property owned by Lessee, and Railroad
may also restore the leased premises to its natural condition, all at the
expense of Lessee, which expense Lessee agrees to pay Railroad upon demand. In
the event of such failure or refusal of Lessee to surrender possession of said
leased premises, Railroad shall have the right to re-enter upon said leased
premises and remove Lessee, or any person, firm or corporation claiming by,
through or under Lessee, therefrom.

8.   Lessee shall not construct, reconstruct or alter structures of any
                                             --------------------------
character upon the leased premises without the prior written consent of
-----------------------------------------------------------------------
Railroad. Lessee shall not commence any repairs (except emergency repairs) until
--------
fifteen (15) days after written notice to Railroad.

9.   Lessee agrees to arrange and pay for all water, gas, electricity and other
utilities used by Lessee on the leased premises direct to the company providing
such service.

10.  Lessee will fully pay for all materials joined or affixed to the leased
premises, and pay in full all persons who perform labor upon the leased premises
and will not suffer any mechanics; or materialmen's liens of any kind to be
enforced against the leased premises for any work done, or materials furnished,
at the Lessee's instance or request. If any such liens are filed thereon, Lessee
agrees to remove the same at Lessee's own cost and expense and to pay any
judgment which may
<PAGE>

be entered thereon or thereunder.

11.  In case the leased premises or any part thereof are in either the State of
Arizona or Utah, Lessee will give Railroad and the lessor of Railroad, before
allowing any construction, alteration or repair to be done upon the leased
premises, a bond satisfactory in form and amount and to be issued by some surety
company to be approved by Railroad, conditioned that the Lessee shall pay or
cause to be paid all contractors, sub-contractors, laborers, operatives and
other persons who may labor or furnish labor, materials or tools in the
performance of such construction, alteration, or repair.

12.  Lessee agrees to release and indemnify Railroad from and against all
liability, cost and expense for loss of or damage to property and for injury to
or deaths of persons (including, but not limited to the property and employees
of each party hereto), when arising or resulting from:

     (a)  the use of said premises by Lessee, its agents, employees or invitees,
          or

     (b)  breach of provisions of this lease by Lessee

whether or not caused or contributed to by any act or omission of Railroad, its
employees, agents, contractors, subcontractors or their employees or agents, or
any other person.

13.  In case Lessee shall (except by Railroad) be lawfully deprived of the
possession of the leased premises or any part thereof, Lessee shall notify
railroad in writing, setting forth in full the circumstances in relation
thereto, whereupon Railroad may, at its option, either install Lessee in
possession of the leased premises, or terminate this lease and refund to lessee
the pro rata amount of the rental for the unexpired term of the lease after the
receipt of such notice, whereupon no claims for damages of whatsoever kind or
character incurred by Lessee by reason of such dispossession shall be chargeable
against Railroad.

14.  There is reserved to railroad the title and exclusive right to all of the
minerals and mineral ores of every kind and character now know to exist or
hereafter discovered upon, within or underlying said premises, or that may be
produced therefrom, including , without limiting the generality of the
foregoing, all petroleum, oil, natural gas and other hydro-carbon substances and
products derived therefrom, together with the exclusive and perpetual right
thereto, without, however, the right to use or penetrate the surface of, or to
enter upon, said premises within five hundred 9500) feet of the surface thereof,
to extricate or remove the same.

15.  Any notice to be given by Railroad to Lessee hereunder shall be deemed to
be properly served if delivered to Lessee, or if deposited in the post office,
postpaid, addressed to Lessee at the leased premises or to last know address.

16.  In case Lessee holds over the term of this lease, with the consent of
Railroad, such holding over shall be deemed a tenancy only from month to month,
and upon the same terms and conditions as herein stated.
<PAGE>

17.  Time and specific performance are each of the essence of this lease.

18.  Sections 21 to 36, inclusive, on the attached Insert are hereby made parts
     of this lease.

     THIS LEASE shall inure to the benefit of and be binding upon the heirs,
administrators, executors, successors and assigns of the parties hereto, but
shall not be assigned or subleased by lessee without the prior written consent
of Railroad.

     IN WITNESS WHEREOF, the parties hereto have executed this lease in
duplicate the day and year first above written.

                                   SOUTHERN PACIFIC TRANSPORTATION COMPANY

WITNESSED BY:                           By          /s/
                                          -------------------------------
                                           (Title)
                                        BANK OF AMERICA NATIONAL TRUST
                                        AND SAVINGS ASSOCIATION
          /s/
-----------------------------

          /s/                           By          /s/
-----------------------------           ---------------------------------
                                        (Title)

-----------------------------           ---------------------------------

NOTE: If an incorporated company, lease should be executed by an authorized
officer thereof and his title indicated; otherwise signature should be witnessed
by an employee of Railroad, if practicable, if not, by a disinterested party.
<PAGE>

                                    INSERT
                                    ------

21.   Railroad shall also have the right to terminate this lease by written
notice and to take exclusive possession of the premises in the event:

      (a) Lessee shall be adjudged a bankrupt;

      (b) Lessee becomes insolvent;

      (c) Any action or proceeding for debtor relief of Lessee to be commenced
          by Lessee;

      (d) Lessee seeks general debtor relief by extrajudicial means.

Receipt of rent or other payments from any person for use of the leased premises
shall not constitute a waiver of Railroad's right to terminate as above set
forth. If there are two or more Lessees hereunder, or if Lessee is a
partnership, Railroad's right to terminate shall arise in the event any one of
the Lessees or partners is adjudged a bankrupt, becomes insolvent, seeks general
debtor relief or commenced or becomes subject to any of the proceedings set
forth above.

22.   In the event all of any portion of the leased premises shall be condemned
for public use, Lessee shall receive compensation only for the taking and
damaging of Lessee's improvements. Any compensation or damages for taking said
premises or Lessee's leasehold interest therein awarded to lessee shall be
assigned to Railroad.

23.   Lessee shall reimburse Railroad for all assessments for public
improvements as may be assessed against the leased premises as applicable
thereto.

24.   Lessee shall pay to Railroad as rental for the leased premises the sum of
Two Thousand Two Hundred Dollars ($2,200) per month, payable monthly in advance,
which monthly sum is hereby agreed to be the minimum rental rate payable to
Railroad during the entire term of this lease, or any extension thereto of
holding over thereof as herein provided.

      At any time or times after five years from the effective date of this
lease such rental may be revised by Railroad by giving thirty (30) days' advance
notice in writing to Lessee. Such rental shall be adjusted so that the monthly
rate bears the same proportion to the current assessor's implied market value of
the land as the monthly rate for the first five (5) years bears to the
assessor's implied market value for the period at the commencement of this
lease. If, however, legislation changes the current method used by County
Assessor to determine the implied market value of the leased premises at any
time during the life of this lease, then the minimum rental rate as herein above
set forth shall be adjusted in accordance with the same percentage of adjustment
established for the five-year period which precedes the commencement date of the
rental increase as stated in the Consumer Priced Index, U.S. City Average, All
Items, established by the Bureau of Labor Statistics, United States Department
of Labor, or any successor or substitute index published as a replacement for
that Index by the Department or any successor department or Federal agency, but
in no event shall the rental rate be adjusted below the rate of Two Thousand
<PAGE>

Two Hundred Dollars ($2,200) per month during the said term or any extension
thereto or holding over thereof.

     In the event Railroad and Lessee are unable to agree upon the implied
market value, then, upon request of either Railroad or Lessee, the matter shall
be submitted to and decided by three arbitrators, one to be appointed by
Railroad, one by Lessee, and a third by the two so appointed. If either Railroad
or Lessee shall fail or refuse to appoint an arbitrator within thirty (30) shall
fail or refuse to appoint an arbitrator within thirty 930) days after notice has
been given to it by the other party, the party giving such notice may and shall
name and appoint an arbitrator for and on behalf of the party so in default. If
the two arbitrators thus chosen shall be unable to agree upon the third
arbitrator, such arbitrator shall be appointed upon application of either party
by any Judge of the Superior Court of the United States for the district which
shall then include the said leased premises, but such application shall not be
made until such party shall have given twenty 920) days' notice in writing to
the other party of its intention so to do. The arbitrators, as soon as possible
after their selection, shall meet to hear and decide the question submitted to
them and shall give to each of the parties hereto reasonable notice of the time
and place of such meeting. The hearings of the Board of Arbitrators shall be
conducted in a lawful manner. The written decision of the arbitrators, signed by
a majority of them, shall determine the matter, and such determination shall be
final and conclusive upon the parties hereto. The fees and expenses of
arbitration shall be borne as the parties may agree prior to the arbitration,
or, in case of disagreement, shall be appointed by the Board of Arbitrators
fairly and equitably.

     Nothing contained in this section shall be construed or deemed to extend
the term of this lease or to amend or modify in any way the provisions of
Section 18 hereof.

25.  As additional rental and in addition to the taxes specified in Section 5
hereof, Lessee agrees to reimburse Railroad for all taxes levied against the
land included in this lease during said term of any extension thereto or holding
over thereof.

26.  Railroad hereby grants Lessee the right and option to extend the term of
this lease for two additional periods of ten (10) years each, commencing on the
1/st/ day of October, 2002, and on the 1/st/ day of October, 2012, upon the same
terms and conditions as herein stated, including Railroad's right to revise the
rental in the manner hereinafter provided at the commencement of the option
period and five years thereafter; such option to be expressed by written notice
given to Railroad by Lessee during the thirtieth (30/th/) year of the term of
this lease and no less than one hundred twenty (120) days prior to the
expiration of said term and in a like manner during the option term in effect.

27.  If, during the term of this lease or any extension or holding over thereof,
any improvement or facility so constructed or erected by lessee on the leased
premises shall be damaged or destroyed by fire or other casualty, Lessee shall,
with reasonable diligence and at Lessee's sold cost and expense, restore the
same to its original condition, and all insurance proceeds collected for such
damage or destruction shall be applied to the repair or restoration of such
improvement or facility as herein provided, and should such insurance proceeds
be insufficient for said purpose, Lessee shall make up the deficiency out of
Lessee's own funds;
<PAGE>

provided, however, that during the last five (5) years of said term or during
the last five (5) years of the option term is in effect improvements or
facilities on the leased premises shall be destroyed by fire or other casualty
or so damaged as to render unfit for occupation or use, then Lessee shall have
the option, to be exercised within thirty (30) days after such event, (a) to
repair or restore the said improvement or facility, or (b) to terminate this
lease, which option to terminate shall be conditioned on Lessee's removing the
damaged improvement or facility and the debris resulting from such fire or other
casualty and all other buildings, if an, which may be then on the leased
premises and restore the leased premises to its natural condition, and also
paying in advance to Railroad any rent hereunder accruing to the date of such
termination and all unpaid taxes and assessments that shall have become a lien
upon said premises at the time of such damage or destruction, and upon the
termination of this lease as aforesaid, Railroad shall assign its interest in
all insurance policies covering said improvements or facilities and the proceeds
thereof to Lessee.

28.  Lessee shall, during the construction of the said improvements and related
facilities on the leased premises and at all times thereafter during the term
hereof or any extension thereto or holding over thereof, keep the same insured
against loss or damage by fire or other casualty, with extended coverage
endorsements, in the joint names of Railroad and Lessee, either by self
insurance or in such responsible insurance companies as Railroad shall approve,
and in an amount equal to the full insurable value of the structure insured, and
Lessee shall pay all premiums and other charges payable in respect to such
insurance, and shall from time to time deposit with Railroad the certificate of
the insurance carrier as to each policy of such insurance or letter stating the
amount of self insurance so carried. Except as hereinafter otherwise provided,
in the event any of said improvements or facilities shall be damaged or
destroyed by fire or other casualty, then and as often as the same shall occur,
all funds received in respect to said insurance shall be deposited in such bank
or trust company as the parties hereto shall mutually select in the name of the
Railroad, together with funds supplied by Lessee from other sources to make up
any deficiency in such insurance proceeds, and all funds so deposited shall be
used to repair or restore any damage to or destruction of the building or
structure insured, and said funds shall be disbursed by Railroad during he
progress of the work of repair or restoration upon proper architect's or
engineer's certificates in such amounts as may be necessary to pay the cost of
such repairs or replacement. If the insurance proceeds received for any such
loss shall not exceed the sum of Ten Thousand Dollars ($10,000), then and in any
such case only , the requirement for impounding such funds as herein provided
shall be waived, but Lessee shall nevertheless repair or restore the damaged
improvements and related facilities. Should Lessee fail or refuse to complete
said work of repair or restoration as herein above provided, the same shall
constitute a default in or breach of the covenants and conditions hereof, and
then and thereupon all unexpended insurance proceeds so collected and deposited
shall be paid over to Railroad and shall be retained by Railroad on its own
account, free from any obligation to apply the same as above set forth except as
herein otherwise provided.

29.  This lease will be supplemented to include a legal description of the
subject premises if requested by either party in writing.

30.  Lessee agrees to comply with all applicable laws, ordinances and
regulations including, but not limited to, building and zoning ordinances,
restricting or regulating or prohibiting the
<PAGE>

occupancy, use or enjoyment of the leased premises or regulating the character,
dimensions or locations of any improvement on the leased premises.

     Should any governmental body having jurisdiction in the matter require
Railroad to dedicate, restrict or otherwise encumber the leased premises, or any
adjoining property of Railroad as a condition to the approval of lessee's use of
the leased premises, change in any zoning classification or issuance of any
building license or permit or in compliance with any other governmental
regulation, Railroad, if said condition is unacceptable to Railroad, may
terminate this lease.

     Lessee covenants to properly notify Railroad accordingly should any of
the above occur.

31.  In the event Railroad enters into an agreement with a utility company
providing service to Lessee at the leased premises for Lessee's sole use, Lessee
will pay to Railroad a charge of fifty Dollars ($50) upon receipt of bill
therefor, to partially defray administrative costs.

32.  That certain lease dated September 16, 1957, between Railroad's corporate
predecessor, Pacific Electric Railway Company, and Lessee, as amended by
agreement dated October 4, 1966, relating to the leasing of certain premises of
Railroad in the City of San Bernardino, California, for the term of thirty (30)
years from the 1/st/ day of January 1958, is hereby terminated (Railroad's Lease
PE 11716).

33.  In case of suit by either party to compel performance of, or to recover for
breach of, any covenant, agreement or condition herein written, the prevailing
party shall be entitled to reasonable attorney fees in addition to the amount of
judgment and costs.

34.  Lessee shall be deemed in default hereunder if it fails to observe or
perform any of the express or implied covenants or provisions of this Lease to
be observed or performed by Lessee and that failure continues for a period of
thirty (30) days after written notice thereof from Railroad to lessee, except
that if the nature of the failure is such that more than thirty (30) days are
reasonably required for its cure, then Lessee is not to be deemed to be in
default if it commences the cure within the thirty (30) day period and
thereafter diligently prosecutes it to completion.

35.  In accordance with California Civil Code Section 1951.2, or other statute
of similar effect, and whether or not Railroad elects to terminate the Lease a
set forth herein, Railroad may recover at its option from Lessee, in addition to
any obligation which accrued to prior to the time of award, the worth at the
time of award of the amount of by which the unpaid rent for the balance of the
term after the time of award exceeds the amount of the rental loss that Lessee
proves could be reasonably avoided.

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