Document:

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                                                                   EXHIBIT 10.37

                                      LEASE
                               (MULTI-TENANT; NET)

                                     BETWEEN

                               THE IRVINE COMPANY

                                       AND

                              BROADCOM CORPORATION

                                 (48 DISCOVERY)
<PAGE>
                                 INDEX TO LEASE

ARTICLE I.                 BASIC LEASE PROVISIONS

ARTICLE II.                PREMISES
  Section 2.1              Leased Premises
  Section 2.2              Acceptance of Premises
  Section 2.3              Building Name and Address
  Section 2.4              Landlord's Responsibilities
  Section 2.5              Rights to Lease Additional Space
  Section 2.6              Grant of License Rights

ARTICLE III.               TERM
  Section 3.1              General
  Section 3.2              Delay in Possession
  Section 3.3              Right to Extend the Lease Term

ARTICLE IV                 RENT AND OPERATING EXPENSES
  Section 4.1              Basic Rent
  Section 4.2              Operating Expenses
  Section 4.3              Security Deposit

ARTICLE V.                 USES
  Section 5.1              Use
  Section 5.2              Signs
  Section 5.3              Hazardous Materials

ARTICLE VI.                COMMON AREAS; SERVICES
  Section 6.1              Utilities and Services
  Section 6.2              Operation and Maintenance of Common Areas
  Section 6.3              Use of Common Areas
  Section 6.4              Parking
  Section 6.5              Changes and Additions by Landlord
  Section 6.6              Outdoor Courtyard Area
ARTICLE VII.               MAINTAINING THE PREMISES
  Section 7.1              Tenant's Maintenance and Repair
  Section 7.2              Landlord's Maintenance and Repair
  Section 7.3              Alterations
  Section 7.4              Mechanic's Liens
  Section 7.5              Entry and Inspection

ARTICLE VIII.              TAXES AND ASSESSMENTS ON TENANT'S PROPERTY

ARTICLE IX.                ASSIGNMENT AND SUBLETTING
  Section 9.1              Rights of Parties
  Section 9.2              Effect of Transfer
  Section 9.3              Sublease Requirements
  Section 9.4              Certain Transfers
  Section 9.5              Colocation of Equipment

ARTICLE X.                 INSURANCE AND INDEMNITY
  Section 10.1             Tenant's Insurance
  Section 10.2             Landlord's Insurance
  Section 10.3             Tenant's Indemnity
  Section 10.4             Landlord's Nonliability
  Section 10.5             Waiver of Subrogation

ARTICLE XI.                DAMAGE OR DESTRUCTION
  Section 11.1             Restoration
  Section 11.2             Lease Governs

ARTICLE XII.               EMINENT DOMAIN
  Section 12.1             Total or Partial Taking
  Section 12.2             Temporary Taking
  Section 12.3             Taking of Parking Area

ARTICLE XIII.              SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS
  Section 13.1             Subordination
  Section 13.2             Estoppel Certificate
  Section 13.3             Financials

                                       (i)
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ARTICLE XIV.               DEFAULTS AND REMEDIES
  Section 14.1             Tenant's Defaults
  Section 14.2             Landlord's Remedies
  Section 14.3             Late Payments
  Section 14.4             Right of Landlord to Perform
  Section 14.5             Default by Landlord
  Section 14.6             Expenses and Legal Fees
  Section 14.7             Waiver of Jury Trial
  Section 14.8             Satisfaction of Judgment

ARTICLE XV.                END OF TERM
  Section 15.1             Holding Over
  Section 15.2             Merger on Termination
  Section 15.3             Surrender of Premises; Removal of Property

ARTICLE XVI.               PAYMENTS AND NOTICES

ARTICLE XVII.              RULES AND REGULATIONS

ARTICLE XVIII.             BROKER'S COMMISSION

ARTICLE XIX.               TRANSFER OF LANDLORD'S INTEREST

ARTICLE XX.                INTERPRETATION
  Section 20.1             Gender and Number
  Section 20.2             Headings
  Section 20.3             Joint and Several Liability
  Section 20.4             Successors
  Section 20.5             Time of Essence
  Section 20.6             Controlling Law
  Section 20.7             Severability
  Section 20.8             Waiver and Cumulative Remedies
  Section 20.9             Inability to Perform
  Section 20.10            Entire Agreement
  Section 20.11            Quiet Enjoyment
  Section 20.12            Survival

ARTICLE XXI.               EXECUTION AND RECORDING
  Section 21.1             Counterparts
  Section 21.2             Corporate and Partnership Authority
  Section 21.3             Execution of Lease; No Option or Offer
  Section 21.4             Recording
  Section 21.5             Amendments
  Section 21.6             Executed Copy
  Section 21.7             Attachments

ARTICLE XXII               MISCELLANEOUS
  Section 22.1             Nondisclosure of Lease Terms
  Section 22.2             Guaranty
  Section 22.3             Changes Requested by Lender
  Section 22.4             Mortgagee Protection
  Section 22.5             Covenants and Conditions
  Section 22.6             Security Measures
  Section 22.7             JAMS

EXHIBITS

  Exhibit A                Description of Premises
  Exhibit B                Environmental Questionnaire
  Exhibit C                Landlord's Disclosures
  Exhibit D                Insurance Requirements
  Exhibit E                Rules and Regulations
  Exhibit X                Work Letter
  Exhibit Y                Project Site Plan

                                      (ii)
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                                INDUSTRIAL LEASE
                               (MULTI-TENANT; NET)

         THIS LEASE is made as of the 12th day of January, 2001, by and between
THE IRVINE COMPANY, hereafter called "Landlord," and Broadcom Corporation, a
California corporation, hereinafter called "Tenant."

                        ARTICLE I. BASIC LEASE PROVISIONS

         Each reference in this Lease to the "Basic Lease Provisions" shall mean
and refer to the following collective terms, the application of which shall be
governed by the provisions in the remaining Articles of this Lease.

1.       Premises: All of one (1) two (2) story building known as 48 Discovery,
         Irvine, California (the "Building").

2.       Project Description: Discovery Business Center V.

3.       Use of Premises: General office use and any other use which does not
         violate applicable laws, rules and regulations or covenants, conditions
         and restrictions.

4.       Estimated Commencement Date: May 15, 2001.

5.       Lease Term: Sixty (60) months, plus such additional days as may be
         required to cause this Lease to expire on the final day of the last
         calendar month.

6.       Basic Rent: One Hundred Twenty One Thousand One Hundred Forty Dollars
         ($121,140.00) per month, based on $2.25 per rentable square foot.

         Basic Rent is subject to adjustment as follows:

         Commencing on the first day of the thirteenth (13th) month of the Lease
         Term, the Basic Rent shall be One Hundred Twenty Three Thousand Eight
         Hundred and Thirty Two Dollars ($123,832.00) per month, based on $2.30
         per rentable square foot.

         Commencing on the first day of the twenty-fifth (25th) month of the
         Lease Term, the Basic Rent shall be One Hundred Twenty Six Thousand
         Dollars Five Hundred Twenty Four Dollars ($126,524.00) per month, based
         on $2.35 per rentable square foot.

         Commencing on the first day of the thirty-seventh (37th) month of the
         Lease Term, the Basic Rent shall be One Hundred Twenty Nine Thousand
         Two Hundred Sixteen Dollars ($129,216.00) per month, based on $2.40 per
         rentable square foot.

         Commencing on the first day of the forty-ninth (49th) month of the
         Lease Term, the Basic Rent shall be One Hundred Thirty One Thousand
         Nine Hundred and Eight Dollars ($131,908.00) per month, based on $2.45
         per rentable square foot.

7.       Guarantor(s): None

8.       Floor Area of Premises: Approximately 53,840 rentable square feet

9.       Security Deposit: None

10.      Broker(s): Real Estate & Logistics Technology, Inc. (Kim Josephson).

11.      Additional Insureds: Insignia/ESG of California, Inc.

                                                                               1
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12.      Address for Payments and Notices:

<TABLE>
<S>                                                 <C>
LANDLORD                                            TENANT

THE IRVINE COMPANY                                  Broadcom Corporation
c/o Insignia/ESG of California                      16215 Alton Parkway
43 Discovery, Suite 120                             Irvine, CA
Irvine, CA  92618                                   Attn:  Director Corporate Services

With a copy of notices to:                          With an additional copy sent to the same address
                                                    to the attention of the Chief Financial Officer
THE IRVINE COMPANY

dba Irvine Industrial Company                       And with a copy of notices to:
P.O. Box 6370
Newport Beach, CA  92658-6370                       Brobeck, Phleger & Harrison LLP
Attn:  Vice President, Industrial Operations        12390 El Camino Real
                                                    San Diego, CA  92130
                                                    Attention:  Scott Biel
</TABLE>

13.      Tenant's Liability Insurance Requirement:  $2,000,000.00

14.      Vehicle Parking Spaces:  215

                                                                               2
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                              ARTICLE II. PREMISES

     SECTION 2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases
from Landlord the premises shown in Exhibit A (the "Premises"), containing
approximately the floor area set forth in Item 8 of the Basic Lease Provisions.
The Premises are located in the building identified in Item 1 of the Basic Lease
Provisions (which together with the underlying real property, is called the
"Building"), and is a portion of the project shown in Exhibit Y (the "Project").
Tenant understands that the floor area set forth in Item 8 of the Basic Lease
Provisions may include, at Landlord's option, a factor approximating the total
square footage of any common lobby or internal common features of the Building
times the ratio of the actual square footage of the Premises to the total square
footage of the Building. The parties agree that the Floor Area of the Premises
specified in Item 8 of the Basic Lease Provisions shall be the rentable area of
the Premises for all purposes under this Lease notwithstanding any later
determination or remeasure by either party. Landlord shall have no right to
relocate Tenant from the Premises at any time during the Term of this Lease or
any extension.

     SECTION 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that, except as
expressly provided in this Lease, neither Landlord nor any representative of
Landlord has made any representation or warranty with respect to the Premises or
the Building or the suitability or fitness of either for any purpose, including,
without limitation, any representations or warranties regarding zoning or other
land use matters; and that neither Landlord nor any representative of Landlord
has made any representations or warranties regarding (i) what other tenants or
uses may be permitted or intended in the Building and the Project, or (ii) any
exclusivity of use by Tenant with respect to its permitted use of the Premises
as set forth in Item 3 of the Basic Lease Provisions. Tenant further
acknowledges that neither Landlord nor any representative of Landlord has agreed
to undertake any alterations or additions or construct any improvements to the
Premises except as expressly provided in this Lease. The taking of possession or
use of the Premises by Tenant for the conduct of Tenant's business therein (but
not for construction or early entry for fixturization in accordance with the
Work Letter) shall conclusively establish that the Premises and the Building
were in satisfactory condition and in conformity with the provisions of this
Lease in all respects, except for: (i) those matters which Tenant brings to
Landlord's attention on a written punch list delivered to Landlord within thirty
(30) days after the Term of this Lease commences with respect to the Premises ,
and (ii) Landlord's other obligations specifically provided in this Lease,
including, without limitation, the responsibilities contained in Section 2.4
hereof. Nothing contained in this Section shall affect the commencement of the
Term or the obligation of Tenant to pay rent. Landlord shall diligently complete
all punch list items of which it is notified as provided above.

     SECTION 2.3. BUILDING NAME AND ADDRESS. Tenant shall not utilize any name
selected by Landlord from time to time for the Building and/or the Project as
any part of Tenant's corporate or trade name. Landlord shall have the right to
change the name, address, number or designation of the Building or Project
without liability to Tenant; provided, however, if the address of the Building
and/or the Project is changed by Landlord, Landlord agrees to provide Tenant
with no less than sixty (60) days prior written notice and to reimburse Tenant
for all expenses reasonably incurred by Tenant in conjunction with such address
change (including, without limitation, the cost of changing Tenant's stationery
and of notifying Tenant's clients and customers of Tenant's new address of the
Building and/or the Project), not to exceed Five Thousand Dollars ($5,000.00) in
the aggregate.

     SECTION 2.4 LANDLORD'S RESPONSIBILITIES.

          (a) Landlord shall correct, repair or replace, at Landlord's sole cost
and expense and not as a Project Cost, any non-compliance of the Building
exterior and the Common Areas with all applicable building permits and codes in
effect as of the Commencement Date, including, without limitation, the
provisions of Title III of the Americans With Disabilities Act ("ADA") in effect
as of the Commencement Date. Said costs of compliance shall be Landlord's sole
cost and shall not be part of Project Costs. Landlord shall correct, repair or
replace any non-compliance of the Building exterior and the Common Areas with
any revisions or amendments to the ADA in effect after the Commencement Date,
provided that the amortized cost of such repairs or replacements (amortized over
the useful life thereof using a market cost of funds reasonably determined by
Landlord) shall be included as Project Costs payable by Tenant. All other ADA
compliance issues which pertain to the Premises, including, without limitation,
in connection with Tenant's construction of any alterations or other
improvements in the Premises (and any resulting ADA compliance requirements in
the Common Areas), the Tenant Improvements and the operation of Tenant's
business and employment practices in the Premises, shall be the responsibility
of Tenant at its sole cost and expense. Landlord shall, during the initial Lease
Term, correct, repair or replace, at Landlord's sole cost and expense and not as
a Project Cost, any failure of the structural components of the roof,
foundations, footings and load-bearing walls of the Building. The repairs,
corrections or replacements required of Landlord or of Tenant under the
foregoing provisions of this Section 2.4 shall be made promptly following notice
of non-compliance from any applicable governmental agency.

          (b) Landlord warrants to Tenant that the Shell Building Improvements
as defined in the Discovery Outline Specifications (as defined in the Work
Letter) and the Tenant Improvements to be completed pursuant to the Work Letter
shall be free from defects in workmanship or materials for a period of twelve
(12) months from the Commencement Date. Landlord shall promptly rectify any
non-compliance at its sole cost and expense after receipt of written notice from
Tenant within such time setting forth the nature and extent of any such
non-compliance. Landlord shall obtain customary warranties and guaranties from
the contractor(s) performing the Tenant Improvement work and/or the
manufacturers of equipment installed but shall be under no obligation to incur
additional expense in order to obtain or extend such warranties. If after
expiration of the initial twelve (12) months of the Lease Term, Tenant is
required to make repairs to any component of the Premises or any of its systems
for which Landlord may have obtained

                                                                               3
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a warranty, Landlord shall, upon request by Tenant, use its good faith efforts
to pursue its rights under any such warranties for the benefit of Tenant.
Landlord shall be under no obligation to incur any expense in connection with
asserting rights under such warranties or guaranties against either the
contractor or the manufacturer, but shall use reasonable good faith efforts to
enforce such warranties and guaranties for Tenant's benefit.

          (c) Notwithstanding the provisions of Section 7.2 of this Lease,
Landlord agrees to maintain and repair, at its sole cost and expense and not as
an Operating Expense the structural components of the roof and Building,
including floor/ceiling slabs, columns, beams, walls and the foundations and
footings of the Building during the initial Lease Term. If a non-compliance with
the foregoing warranty exists, Landlord shall, promptly after receipt of the
written notice from Tenant setting forth the nature and extent of such
non-compliance, rectify same at Landlord's sole cost and expense.

     SECTION 2.5. RIGHTS TO LEASE ADDITIONAL SPACE. Provided Tenant is not then
in default of any monetary covenant of this Lease (including, without
limitation, the obligation to pay Basic Rent and/or Tenant's Share of Operating
Expenses), or any material non-monetary covenant, following written notice to
Tenant and the expiration of the applicable cure period, Landlord hereby grants
Tenant the rights described in this Section.

          (a) TENANT'S EXPANSION RIGHT - 42 AND 46 DISCOVERY. Unless Tenant has
previously received from Landlord a notice pursuant to subparagraph (b) of this
Section with respect to Designated First Right Space, Tenant shall have the
right from the date of execution of this Lease to October 31, 2001 to expand the
area of the Premises (the "Expansion Right") by delivering written notice to
Landlord ("Expansion Notice") expressing Tenant's desire to lease all or a
leasable portion (in a configuration reasonably acceptable to Landlord) of any
space then available in the buildings owned by Landlord located at 42 and/or 46
Discovery (the "Expansion Space") upon the same terms and conditions as set
forth in this Lease. Tenant's Expansion Notice shall identify the amount of
space Tenant desires and, if less than a full floor, a depiction of the area
desired. Landlord shall have the right in its sole discretion reasonably
exercised to designate the final configuration of the Expansion Space if less
than a full floor is requested. In the event Tenant gives Landlord an Expansion
Notice prior to the Commencement Date, all terms and conditions of this Lease
including Base rent and additional rent shall apply with respect to the
Expansion Space so added to the Premises. In the event Tenant gives Landlord an
Expansion Notice on or after the Commencement Date but prior to August 1, 2001,
all terms and conditions of this Lease shall apply except that the Base Rent
applicable to the Expansion Space shall be $0.05 per square foot per month
greater than the rental rates set forth in Item 6 of the Basic Lease Provisions
with respect to the Premises. In the event Tenant gives Landlord an Expansion
Notice between August 1, 2001 and October 31, 2001, all terms and conditions of
the Lease shall apply except that the Base Rent applicable to the Expansion
Space shall be $0.15 per square foot per month greater than the rental rates set
forth in Item 6 of the Basic Lease Provisions. Tenant's rights under this
Section shall expire and be of no further force and effect unless exercised on
or before October 31, 2001. Notwithstanding the foregoing, Tenant's expansion
rights pursuant to this subparagraph shall terminate with respect to any
Designated First Right Space which Landlord has previously offered to Tenant
pursuant to the Right of First Refusal described below. The date any Expansion
Space is added to the Premises shall be the date which is fourteen (14) calendar
weeks after the date of the Expansion Notice and the termination date with
respect to such portion of the Premises shall be the date which is sixty (60)
months after the Commencement Date with respect to such space.

          (b) RIGHT OF FIRST REFUSAL - 42 AND 46 DISCOVERY. In addition to the
Expansion Right set forth above, Landlord hereby grants to Tenant the one-time
right of first refusal applicable to the initial leasing only ("First Right") to
lease all or any portion equal to or larger than one full floor of space in the
buildings located at 42 and 46 Discovery ("First Right Space") in accordance
with and subject to the provisions of this subsection. At any time after the
date of this Lease, but prior to leasing the First Right Space, or any portion
thereof, to any third party, if Landlord has reached a tentative agreement
(which may be a nonbinding, tentative agreement) to lease any of the First Right
Space to a third party, Landlord shall give Tenant written notice describing the
space (the "Designated First Right Space") and the basic economic terms
including but not limited to the Basic Rent, term, operating expenses, and
tenant improvement allowance (collectively, the "Economic Terms"), tentatively
agreed upon for such lease. It is understood that should Landlord intend to
lease other space in addition to the First Right Space as part of a single
transaction, then Landlord's notice shall so provide and all such space shall
collectively be subject to the First Right provisions. If the Designated First
Refusal Space is less than one complete floor of the First Right Space, Tenant's
First Right shall be exercisable at a minimum with respect to the entire floor
which contains the Designated First Right Space but Tenant shall have the right
to exercise its First Refusal with respect to any of the First Right Space then
remaining unleased upon the Economic Terms set forth in Landlord' Notice.

     Within five (5) business days after receipt of Landlord's notice, Tenant
shall give Landlord written notice ("Tenant's First Right Response Notice")
pursuant to which Tenant shall elect to: (i) lease the Designated First Right
Space (but in no event less than one complete floor of the First Right Space) or
to lease all remaining First Right Space upon the Economic Terms; or (ii)
decline to lease the Designated First Right Space, in which event Landlord may
lease the Designated First Right Space to any third party upon the Economic
Terms and such other terms as it deems appropriate. In the event that Tenant
fails to respond in writing to Landlord's notice within said five (5) business
day period, Tenant shall be deemed to have elected clause (ii) above. In the
event Tenant elects not to lease the Designated First Right Space or fails to
respond, Tenant's First Right as set forth in this subsection shall terminate as
to any remaining space in the building containing the Designated First Right
Space. In the event that Landlord shall not enter into a lease for the
Designated First Right Space, or a portion thereof, with a third party within
one hundred eighty (180) days following Landlord's notice described above, then
prior to leasing the Designated First Right Space to any third party thereafter,
Landlord shall repeat the procedures set forth in this subsection one final time
but no such event shall revive Tenant's Expansion Right as set forth above. The
term, commencement and expiration date for any First Right

                                                                               4
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Space added to the Premises shall be as set forth in the Economic Terms and such
dates shall not affect the Commencement Date or expiration date of this Lease
with respect to the Premises.

          (c) ADDITIONAL FIRST RIGHT SPACE. In the event that Tenant leases all
of 42 Discovery or 46 Discovery, whether by exercise of an Expansion Right
pursuant to subparagraph (a) of this Section or by exercise of one or more
Rights of First Refusal pursuant to subparagraph (b) of this Section, then
Tenant shall have the one-time Right of First Refusal applicable to the initial
leasing only on space within the buildings currently under construction by
Landlord located at 36 Discovery and 38 Discovery (collectively the "Additional
First Right Space") upon all the terms and conditions set forth in subparagraph
(b) of this Section except that all references to First Right Space shall be
deemed to refer to the Additional First Right Space.

          (d) DOCUMENTATION OF ADDITIONAL SPACE. In the event Tenant exercises
any or its rights under this Section to expand the Premises, then Landlord shall
promptly prepare and deliver to Tenant either an amendment to this Lease or a
new lease upon the same terms and conditions but which pertains only the
addition to the Premises and Tenant shall execute and return same to Landlord
within ten (10) business days. Tenant's failure to timely return the amendment
shall be a default under this Lease with the Premises expanded as set forth in
such amendment.

          (e) RIGHTS LIMITED TO BROADCOM. Tenant's rights under this Section 2.5
shall belong solely to Broadcom Corporation, a California corporation, and may
not be assigned or transferred except in connection with the assignment of this
Lease to a "Tenant Affiliate" as hereinafter defined. Any attempted assignment
or transfer of such rights except to a Tenant Affiliate shall be void and of no
force or effect.

     SECTION 2.6 GRANT OF LICENSE RIGHTS. Landlord hereby grants to Tenant a
non-exclusive license and permission to enter upon the areas described below
(the "Licensed Area") for the purposes and on the terms and conditions set forth
in this Section (the "License").The Licensed Area shall be considered to be a
part of the Premises for all purposes under the Lease but there shall be no
license fee or rent payable to Landlord with respect thereto, and except as
otherwise expressly provided in this Section, all provisions applicable to the
use of the Premises under the Lease shall apply to the Licensed Area and its use
by Tenant.

     (a) License to Roof Areas for Telecommunication Equipment. Landlord grants
to Tenant the license and right to enter upon the areas of the roof to be
designated on a written plan approved by Landlord for the installation,
operation and maintenance of microwave and/or satellite antenna dishes and/or
global positioning satellite ("GPS") antenna and related wires, cables, conduits
(collectively the "Communications Equipment"). All such equipment shall be
screened from view in a manner consistent with Landlord's requirements for
screening such equipment elsewhere in the Project. Tenant shall at all times
operate and maintain the Communications Equipment so as to ensure that such
systems do not create electro-magnetic or other disturbances to existing systems
in the area in which the Project is located whether operated by Landlord, other
tenants or third parties. Tenant shall be solely responsible for any repair or
maintenance to the roof required as a result of Tenant's activities. Landlord
agrees that in the event it grants one or more licenses to third parties to
install, operate and/or maintain Communications Equipment on the roof of the
Building, Landlord shall obtain a covenant from such third parties that they
shall operate any such systems in a manner which will not create unreasonable
electro-magnetic or other disturbances to or with systems being operated by
Tenant on the roof of the Building in accordance with the terms of this License.

     (b) License to Common Areas for Generator Equipment. Landlord grants Tenant
the license and right to enter upon and use an area to be designated on a
written plan approved by Landlord for the installation, operation and
maintenance of a backup power generator and associated fuel tank, the plans for
which shall be approved by Landlord. The License Area for use in connection with
the generator will include area for the passage of related wires, cables and
conduit between Tenant's electrical room and the generator itself, all is to be
more specifically defined in the proposed plan. Tenant shall have access to the
Licensed Area for the generator on a 24 hour per day/7 day per week basis;
provided, however, that Tenant shall not undertake any repairs or maintenance in
such Licensed Area which would interfere with the use of the Common Areas by
other tenants without the prior written consent of Landlord. Landlord shall not
unreasonably withhold its consent to any such repairs or maintenance, but may
impose reasonable conditions thereon and Tenant shall undertake any such work as
expeditiously as reasonably possible so as to cause as little interference with
the rights of other tenants of the Project as possible. Tenant has advised
Landlord that it intends to run the generator on a regular basis in order to
comply with maintenance specifications and requirements of law and that such
operation may be as often as one (1) thirty (30) minute period per week. Except
in cases of emergency, when no prior approval shall be required, Tenant shall
propose for Landlord's reasonable approval the schedule for operation of the
generator which will provide minimal interference with the use of the Project by
other tenants.

     (c) License to Common Areas for Conduit. Tenant shall have the right, at
its sole cost and expense, to trench in the Common Areas within the boundaries
of the Project reasonably approved by Landlord (which approval may be withheld
or conditioned if such trenching adversely affects other tenants of the Project)
and, if necessary, to trench beneath Discovery Way, subject to Tenant's
obtaining all required governmental permits, consents and approvals, for the
purpose of "hard wiring" for voice, data and power transmissions between and
among the Buildings within the Project which are fully or partially occupied by
Tenant. Tenant shall be responsible for the operation and maintenance of any
such conduit installed throughout the Term of this Lease. Tenant shall not be
obligated to remove such conduit but Tenant shall be required to strip all
cabling from such conduit at its sole cost and expense upon expiration or
earlier termination of this Lease.

     (d) Additional Terms and Conditions.

                                                                               5
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          (1) The Term of the License shall be coterminous with this Lease and,
subject to the terms hereof, shall be irrevocable so long as the Lease remains
in effect;

          (2) Tenant shall not be obligated to pay any license fee for the use
of the Licensed Areas pursuant to this Section during the Term of this Lease or
any extension thereof.

          (3) Tenant shall use the Licensed Areas only for the installation,
operation, repair, replacement and maintenance of the referenced equipment and
the necessary mechanical and electrical equipment to service said equipment and
for no other use or purpose. The installation of all equipment and facilities
related thereto, including any required conduit from the Premises to the
Licensed Areas, shall be deemed to constitute an alteration subject to the
provisions of Section 7.3 of the Lease, provided that Landlord shall not
unreasonably withhold its approval of the same. Landlord may require appropriate
screening for any equipment installed within the Licensed Areas as a condition
of Landlord's approval of the plans submitted.

          (4) The Communications Equipment shall be used only for transmitting
and/or receiving data, audio and/or video signals to and from Tenant's
facilities within the Premises for Tenant's business use, and shall not be used
or permitted to be used by Tenant for purposes of broadcasting signals to the
public or to provide telecommunications or other communications transmitting or
receiving services to the public. Notwithstanding the foregoing, Tenant shall
not be prohibited from transmitting or receiving broadcasting signals to and
from its customers, business affiliates and/or employees in connection with the
conduct of its business in the Premises.

          (5) In the event Landlord reasonably determines that the presence or
operation of the equipment installed by Tenant is or will results in material
damage to the Building, Landlord reserves the right upon reasonable prior
written notice to Tenant to require either (a) the relocation of all equipment
installed by Tenant on the roof of the Building to another location on the roof
of the Building reasonably designated by Landlord, or (b) the removal of any and
all of such equipment unless Tenant makes satisfactory arrangements to protect
Landlord, the Building and its tenants therefrom;

          (6) Tenant shall require its employees, when using the Licensed Areas,
to stay within the immediate vicinity thereof. In addition, in the event any
communications system or broadcast or receiving facilities are operating in the
area, Tenant shall at all times during the term of the License conduct its
operations so as to ensure that such system or facilities shall not be subjected
to harmful interference as a result of such operations by Tenant. Upon
notification from Landlord of any such interference, Tenant agrees to
immediately take the necessary steps to correct such situation, and Tenant's
failure to do so shall be deemed a default under the terms of this Lease subject
to the applicable cure right in accordance with Section 14.1 hereof.

          (7) During the term of the License, Tenant shall comply with any
standards promulgated by applicable governmental authorities regarding the
installation, use or maintenance of the Communications Equipment or generator or
the generation of electromagnetic fields. In the event Landlord is advised by a
governmental agency that the Communications Equipment poses a health or safety
hazard to occupants of the Building, Landlord may require Tenant to make
arrangements reasonably satisfactory to Landlord to mitigate such hazard or, if
Tenant either fails or is unable to make such satisfactory arrangements, to
remove the Communications Equipment. Any claim or liability resulting from the
use of the Communications Equipment or the Licensed Areas by Tenant shall be
subject to the indemnification provisions of this Lease applicable to Tenant's
use of the Premises;

          (8) During the term of the License, Tenant shall pay all taxes
attributable to the Communications Equipment and generator and other equipment
owned and installed by Tenant, and Tenant shall assure and provide Landlord with
evidence that the Licensed Area and Tenant's use thereof are subject to the
insurance coverages otherwise required to be maintained by Tenant as to the
Premises pursuant to Exhibit D;

          (9) Upon the expiration or sooner termination of the Lease, Tenant
shall remove the Communications Equipment and generator and all related
equipment and facilities, including any conduit from the Premises to the
Licensed Areas and any other portions of the Building within or upon which the
same may be installed, and shall restore the Licensed Areas and all other areas
affected by such removal to their original condition, reasonable wear and tear
excepted, all at its sole cost and expense. Notwithstanding the foregoing,
Tenant shall not be obligated to remove underground conduit between the Building
and the Generator pad provided it removes all cabling and caps the conduit in a
manner reasonably satisfactory to Landlord; and

          (10) The License is personal to Tenant and shall not be assignable in
whole or in part (except to a Tenant Affiliate which is occupying a portion of
the Building and any subtenant or assignee approved by Landlord in accordance
with the Terms of this Lease), and any attempted assignment thereof without the
consent of Landlord, which consent may be withheld by Landlord in its sole and
absolute discretion, shall immediately terminate the License. Notwithstanding
the foregoing, Landlord's consent shall not be required with respect to an
assignment of the License to any Tenant Affiliate.

                                ARTICLE III. TERM

     SECTION 3.1. GENERAL. The term of this Lease (the "Term") for the Premises
shall be for the period shown in Item 5 of the Basic Lease Provisions. Subject
to the provisions of Section 3.2 below, the Term shall commence

                                                                               6
<PAGE>
("Commencement Date") on the earlier to occur of: (i) ten (10) business days
following the date that (A) Landlord notifies Tenant that Landlord has
substantially completed the construction of the Tenant Improvements in
accordance with the Work Letter attached as EXHIBIT X hereto, but for minor
"punch list" items identified by Landlord and Tenant in a walk-through of the
Premises prior to the Commencement Date, which items do not preclude or
materially impair Tenant from conducting its business from the Premises, and (B)
Landlord has provided Tenant with all parking required by this Lease in the
Common Area of the Project, and (C) Landlord has obtained and provided Tenant
with a certificate of occupancy or temporary certificate of occupancy for the
Premises from the City of Irvine or (ii) the date Tenant acquires possession or
commences use of such portion of the Premises for any purpose other than
construction or installation of equipment, furniture, fixtures or network and
telecommunications cabling. Within ten (10) days after the Commencement Date has
occurred, the parties shall memorialize on a form provided by Landlord the
actual Commencement Date and the expiration date ("Expiration Date") of this
Lease. Tenant's failure to execute that form shall not affect the validity of
Landlord's determination of those dates. The Term shall be for the period shown
in Item 5 of the Basic Lease Provisions.

     SECTION 3.2. DELAY IN POSSESSION. If Landlord, for any reason whatsoever,
cannot deliver possession of the Premises to Tenant on or before the
Commencement Date, this Lease shall not be void or voidable nor shall Landlord
be liable to Tenant for any resulting loss or damage. Notwithstanding the
foregoing, if Landlord and Tenant have approved Plans and Specifications (as
defined in the Work Letter) and such Plans and Specifications have been
submitted to the City of Irvine for building permits on or before January 19,
2001 but Tenant is unable to occupy the Premises on or before October 31, 2001,
(the "Outside Date") because the City of Irvine refuses or is prevented from
issuing the permits required to construct the Tenant Improvements reasonably
consistent with the Plans and Specifications, and, provided that Tenant is not
then in default of its obligations under this Lease after expiration of the
applicable cure period, Tenant shall have the one-time right to terminate this
Lease by giving Landlord written notice to that effect after the Outside Date
but prior to November 15, 2001. In the event this Lease is terminated by Tenant,
pursuant to the provisions of this Section, Tenant shall pay to Landlord
concurrently with its notice of termination the unamortized portion of the real
estate brokerage commission paid by Landlord in connection with this Lease.

     SECTION 3.3. RIGHT TO EXTEND THE LEASE TERM. Provided that Tenant is not in
default of any monetary covenant of this Lease (including, without limitation,
the obligation to pay Basic Rent and/or Tenant's Share of Operating Expenses) or
any material non-monetary covenant, following written notice and the expiration
of the applicable cure period, either at the time of exercise of the extension
right granted herein or at the time of the commencement of such extension, then
Tenant may extend the Term of this Lease for one (1) period of sixty (60)
months. Tenant shall exercise its right to extend the Term by and only by
delivering Landlord, not later than nine (9) months or sooner than twelve (12)
months prior to the expiration date of the then current Term, Tenant's
irrevocable written notice of its commitment to extend (the "Commitment
Notice"). The Basic Rent payable under the Lease during the extension of the
Term shall be at the fair market rental, including subsequent adjustments, for
comparable office space being leased by Landlord in the Irvine Spectrum.
Landlord will provide written notice to Tenant of Landlord's good faith
determination of the fair market rental rate not later than thirty (30) days
after the date upon which Tenant timely exercises its extension option. Tenant
will have thirty (30) days ("Tenant's Review Period") after receipt of
Landlord's notice of the fair market rental rate within which to accept such
fair market rental rate or to reasonably object thereto in writing. Tenant's
failure to object to the fair market rental rate submitted by Landlord in
writing within Tenant's Review Period will conclusively be deemed Tenant's
approval and acceptance thereof. If Tenant reasonably objects to the fair market
rental rate submitted by Landlord within Tenant's Review Period, Landlord and
Tenant will attempt in good faith to agree upon such fair market rental rate
using their best good faith efforts. If Landlord and Tenant fail to reach
agreement on such fair market rental rate within thirty (30) days following the
expiration of Tenant's Review Period (the "Outside Agreement Date"), then either
party may elect, by written notice to the other party, to cause said rental,
including subsequent adjustments, to be determined by appraisal as follows.

          Within ten (10) business days following receipt of such appraisal
election, the parties shall attempt to agree on an appraiser to determine the
fair market rental. If the parties are unable to agree in that time, then each
party shall designate an appraiser within ten (10) business days thereafter.
Should either party fail to so designate an appraiser within that time, then the
appraiser designated by the other party shall determine the fair rental value.
Should each of the parties timely designate an appraiser, then the two
appraisers so designated shall appoint a third appraiser who shall, acting
alone, determine the fair rental value of the Premises. Any appraiser designated
hereunder shall have an M.A.I. certification with not less than five (5) years
experience in the valuation of commercial office buildings in Orange County,
California.

          Within thirty (30) days following the selection of the appraiser, such
appraiser shall determine the fair market rental value of the Premises,
including subsequent adjustments of rent, if any. In determining such value, the
appraiser shall consider rental comparables for space in the Irvine Spectrum
(including, without limitation, the Project). In no event shall the appraiser
attribute factors for market tenant improvement allowances or brokerage
commissions to reduce said fair market rental. Landlord and Tenant shall each
pay for the services of their respective appraisers and shall share equally the
cost of the third appraiser.

          Within twenty (20) days after the determination of the fair market
rental, Landlord shall prepare an amendment to this Lease reasonably reflecting
the extended term and rental rate for the extension period, and Tenant shall
execute and return same to Landlord within ten (10) days. Should the fair market
rental not be established by the commencement of the extension period, then
Tenant shall continue paying rent at the rate in effect during the last month of
the initial Term, and a lump sum adjustment shall be made promptly upon the
determination of such new rental.

                                                                               7
<PAGE>
          If Tenant fails to timely comply with any of the provisions of this
Section (other than appointing an appraiser), Tenant's right to extend the Term
shall be extinguished and the Lease shall automatically terminate as of the
expiration date of the Term, without any extension and without any liability to
Landlord. Tenant shall have no other right to extend the Term beyond the sixty
(60) month extension created by this Section. Unless agreed to in a writing
signed by Landlord and Tenant, any extension of the Term, whether created by an
amendment to this Lease or by a holdover of the Premises by Tenant, or
otherwise, shall be deemed a part of, and not in addition to, any duly exercised
extension period permitted by this Section.

                     ARTICLE IV. RENT AND OPERATING EXPENSES

     SECTION 4.1. BASIC RENT. From and after the Commencement Date, Tenant shall
pay to Landlord without deduction or offset, Basic Rent for the Premises in the
total amount shown (including subsequent adjustments, if any) in Item 6 of the
Basic Lease Provisions. Any rental adjustment shown in Item 6 shall be deemed to
occur on the specified monthly anniversary of the Commencement Date, whether or
not that date occurs at the end of a calendar month. The rent shall be due and
payable in advance commencing on the Commencement Date (as prorated for any
partial month) and continuing thereafter on the first day of each successive
calendar month of the Term. No demand, notice or invoice shall be required for
the payment of Basic Rent. An installment of rent in the amount of one (1) full
month's Basic Rent at the initial rate specified in Item 6 of the Basic Lease
Provisions shall be delivered to Landlord concurrently with Tenant's execution
of this Lease and shall be applied against the Basic Rent first due hereunder.

     SECTION 4.2. OPERATING EXPENSES.

          (a) Tenant shall pay to Landlord, as additional rent, Tenant's Share
of "Operating Expenses", as defined below, incurred by Landlord in the operation
of the Building and the Project. The term "Tenant's Share" means that portion of
an Operating Expense determined by multiplying the cost of such item by a
fraction, the numerator of which is the floor area of the Premises and the
denominator of which is the total square footage of the floor area within all
buildings in the Project to which such Operating Expenses relate, as of the date
on which the computation is made. The rentable square footage of the Project may
be adjusted from time to time in the event new buildings are constructed within
or incorporated within the Project. Tenant may elect to assume responsibility
for the operation and maintenance of any Building comprising a portion of the
Premises which is one hundred percent (100%) leased by Tenant in which event,
the Operating Expenses for such Building shall be paid directly and completely
by Tenant and such expenses shall not be included within Landlord's
determination of Operating Expenses.

          (b) Prior to the Commencement Date and prior to the start of each full
or partial Expense Recovery Period thereafter, Landlord shall give Tenant a
written estimate of the amount of Tenant's Share of Operating Expenses for the
Expense Recovery Period. Tenant shall pay the estimated amounts to Landlord in
equal monthly installments, in advance, with Basic Rent. If Landlord has not
furnished its written estimate for any Expense Recovery Period by the time set
forth above, Tenant shall continue to pay cost reimbursements at the rates
established for the prior Expense Recovery Period, if any; provided that when
the new estimate is delivered to Tenant, Tenant shall, at the next monthly
payment date, pay any accrued cost reimbursements based upon the new estimate.
Notwithstanding the foregoing, if Landlord is more than three (3) months late in
the delivery of its written estimate for any Expense Recovery Period, Tenant
shall have the right to pay any accrued cost reimbursements in equal
installments over a six (6) month period rather than in one lump sum. For
purposes hereof, "Expense Recovery Period" shall mean every twelve month period
during the Term (or portion thereof for the first and last lease years)
commencing July 1 and ending June 30.

          (c) Within one hundred twenty (120) days after the end of each Expense
Recovery Period, Landlord shall furnish to Tenant a statement showing in
reasonable detail the actual or prorated Operating Expenses incurred by Landlord
during the period, and the parties shall within thirty (30) days thereafter make
any payment or allowance necessary to adjust Tenant's estimated payments, if
any, to the actual Tenant's Share as shown by the annual statement. Any delay or
failure by Landlord in delivering any statement hereunder shall not constitute a
waiver of Landlord's right to require Tenant to pay Tenant's Share of Operating
Expenses pursuant hereto. Any amount due Tenant shall be credited against
installments next coming due under this Section 4.2, and any deficiency shall be
paid by Tenant together with the next installment. If Tenant has not made
estimated payments during the Expense Recovery Period, any amount owing by
Tenant pursuant to subsection (a) above shall be paid to Landlord in accordance
with Article XVI. Should Tenant fail to object in writing to Landlord's
determination of actual Operating Expenses within one hundred twenty (120) days
following delivery of Landlord's expense statement, Landlord's determination of
actual Operating Expenses for the applicable Expense Recovery Period shall be
conclusive and binding on the parties and any future claims to the contrary
shall be barred except to the extent that a future audit shall determine that a
particular category of expenses has been improperly included as Operating
Expenses.

               Landlord agrees that it will maintain complete and accurate
records of all costs, expenses and disbursements paid or incurred by Landlord,
its employees, agents and/or contractors, with respect to the Operating Expenses
in accordance with generally accepted accounting principles, consistently
applied. Such records shall be kept until one (1) year after the termination of
this Lease. Landlord shall provide in reasonable detail the calculation of
Tenant's Share of the Operating Expenses. Provided Tenant is not then in default
of any monetary covenant of this Lease (including, without limitation, the
obligation to pay Basic Rent and/or Tenant's Share of Operating Expenses), or
any material non-monetary covenant, following written notice and the expiration
of the applicable cure period, then Tenant shall have the right to have Tenant's
financial officer or a certified public accountant audit Landlord's Operating

                                                                               8
<PAGE>
Expenses, subject to the terms and conditions hereof. In no event, however,
shall such auditor be compensated by Tenant on a "contingency" basis, or on any
other basis tied to the results of said audit. Tenant shall give notice to
Landlord of Tenant's intent to audit within one hundred twenty (120) days
following delivery of Landlord's expense statement for each of the Expense
Recovery Periods. Following at least ten (10) business days notice to Landlord,
such audit shall be conducted at a mutually agreeable time during normal
business hours at the office of Landlord or its management agent where the
records are maintained in Orange County, California. Landlord agrees to make
such personnel available to Tenant as is reasonably necessary for Tenant's
employees and agents, to conduct such audit. Landlord shall make such records
available to Tenant's employees and agents, for inspection during normal
business hours. Tenant's employees and agents shall be entitled to make
photostatic copies of such records, provided Tenant bears the expense of such
copying, and further provided that Tenant keeps such copies in a confidential
manner and does not discuss, display or distribute such copies to any other
third party. If Tenant's audit determines that actual Operating Expenses have
been overstated by more than four percent (4%), then subject to Landlord's right
to review and/or contest the audit results, Landlord shall reimburse Tenant for
the reasonable out-of-pocket costs of such audit. Tenant's Basic Rent shall be
appropriately adjusted to reflect any overstatement in Operating Expenses. In
the event of a dispute between Landlord and Tenant regarding the results of such
audit, such dispute shall be submitted to and resolved by JAMS as provided in
Section 22.7 of this Lease.

               All of the information obtained by Tenant and/or its auditor in
connection with such audit, as well as any compromise, settlement, or adjustment
reached between Landlord and Tenant as a result thereof, shall be held in strict
confidence and, except as may be required pursuant to litigation and except for
inadvertent disclosures despite Tenant's reasonable efforts to keep the
disclosed information confidential, shall not be disclosed to any third party,
directly or indirectly, by Tenant or its auditor or any of their officers,
agents or employees. Landlord may require Tenant's auditor to execute a separate
confidentiality agreement affirming the foregoing as a condition precedent to
any audit.

          (d) Even though the Lease has terminated and the Tenant has vacated
the Premises, when the final determination is made of Tenant's Share of
Operating Expenses for the Expense Recovery Period in which the Lease
terminates, Tenant shall upon notice pay the entire increase due over the
estimated expenses paid. Conversely, any overpayment made in the event expenses
decrease shall be rebated promptly by Landlord to Tenant.

          (e) If, at any time during any Expense Recovery Period, any one or
more of the Operating Expenses are increased to a rate(s) or amount(s) in excess
of the rate(s) or amount(s) used in calculating the estimated expenses for the
year, then the estimate of Tenant's Share of Operating Expenses shall be
increased for the month in which such rate(s) or amount(s) becomes effective and
for all succeeding months by an amount equal to Tenant's Share of the increase.
Landlord shall give Tenant written notice of the amount or estimated amount of
the increase, the month in which the increase will become effective, Tenant's
Share thereof and the month for which the payments are due. Tenant shall pay the
increase to Landlord as a part of Tenant's monthly payments of estimated
expenses as provided in paragraph (b) above, commencing with the month in which
effective.

          (f) The term "Operating Expenses" shall mean and include all "Project
Costs" (as hereafter defined) and "Property Taxes" (as hereafter defined).

          (g) The term "Project Costs" shall include all reasonable costs and
expenses of operation and maintenance of the Building and the Project, together
with all appurtenant Common Areas (as defined in Section 6.2), and shall include
the following charges by way of illustration but not limitation: water and sewer
charges; insurance premiums or reasonable premium equivalents for the reasonable
cost of administering a self-insurance program should Landlord elect to
self-insure any risk that Landlord is authorized to insure hereunder as provided
in Section 10.2 below; license, permit, and inspection fees; heat; light; power;
air conditioning; janitorial services to any interior Common Areas; supplies;
materials; equipment; tools; the reasonable cost of any environmental,
insurance, tax or other consultant utilized by Landlord in connection with the
Premises and/or Project; establishment of reasonable reserves for replacements
and/or repair of the Building and Common Areas; the cost of any capital
investments, after application of previously established reserves for such
items, to the extent of the amortized cost thereof over the useful life of such
capital investment as reasonably determined by Landlord for each year of useful
life during the Term; subject to the express provisions of this Lease to the
contrary, costs incurred in connection with compliance of any laws or changes in
laws applicable to the Premises or the Project (except for laws or changes in
laws that pertain particularly to Tenant or to Tenant's particular use of the
Premises and/or only to the interior of the Premises which shall be the sole
responsibility of Tenant at its cost), to the extent such laws or change in laws
require expenditures of a "capital" nature (as determined by generally accepted
accounting principles consistently applied), then such "capital" expenditure
shall be amortized (using a market cost of funds as reasonably determined by
Landlord) over the useful life of such asset and only the amortized cost thereof
shall be included in Project Costs during the remaining Term of the Lease; costs
associated with the procurement and maintenance of an air conditioning, heating
and ventilation service agreement; labor; reasonably allocated wages and
salaries, fringe benefits, and payroll taxes for administrative and other
personnel directly applicable to the Premises and/or Project, including both
Landlord's personnel and outside personnel; any expense incurred pursuant to
Sections 6.1, 6.2, 6.4, 7.2, and 10.2; and a reasonable overhead/management fee
for the professional operation of the Project. Any such overhead management fee
charged to Tenant shall not be in excess of those being charged for other
comparable first-class office projects in the Irvine Spectrum area. It is
understood that Project Costs may include competitive charges for direct
services provided by any subsidiary or division of Landlord. Notwithstanding any
contrary provision herein, Landlord agrees that Tenant shall have access to and
use of after-hours air conditioning services to the Premises. For any Building
not wholly leased to Tenant, Tenant shall pay an hourly charge based on the
reasonable cost incurred by Landlord to supply such services and in any Building
wholly leased to Tenant, Tenant shall pay the cost for such services directly as
contemplated by Section 6.1 hereof.

                                                                               9
<PAGE>
               Notwithstanding the provisions of this Section 4.2 to the
contrary, Operating Expenses shall not include any cost or expense identified as
the responsibility of Landlord and not an Operating Expense or a Project Cost by
the express terms of this Lease, and shall not include any of the following:

                     (1) Leasing commissions, attorneys' fees, costs,
disbursements and other expenses incurred by Landlord or its agents in
connection with negotiations for leases with tenants, other occupants or
prospective tenants or other occupants of the Project, and similar costs
incurred in connection with disputes with and/or enforcement of any lease with
tenants, other occupants, or prospective tenants or other occupants of the
Project;

                     (2) "Tenant allowances", "tenant concessions", work letter
payments, and other costs or expenses (including permit, license and inspection
fees) incurred in completing, fixturing, furnishing, renovating or otherwise
improving, decorating or redecorating space for tenants or other occupants of
the Project, or vacant, leasable space in the Project, including space
planning/interior design fees for same;

                     (3) Depreciation and other "non-cash" expense items;

                     (4) Services, items and benefits for which Tenant or any
other tenant or occupant of the Project specifically reimburses Landlord or for
which Tenant or any other tenant or occupant of the Project pays third persons
or services, items or benefits which are not generally made available to Tenant
as an occupant of the Building or the Project;

                     (5) Costs or expenses (including fines, penalties and legal
fees) incurred due to the violation by Landlord of any terms and conditions
(other than by Tenant) of this Lease or of the leases of other tenants in the
Project, that would not have incurred but for such violation by Landlord;

                     (6) Penalties for late payment of any Operating Expenses by
Landlord, including, without limitation, with respect to taxes, equipment
leases, etc.;

                     (7) Payments in respect of overhead and/or profit to any
subsidiary or Affiliate (hereinafter defined) of Landlord, as a result of a
non-competitive selection process for services (other than the management fee)
on or to the Project, or for goods, supplies or other materials, to the extent
that the costs of such services, goods, supplies or materials exceed the costs
that would have been paid if the services, goods, supplies or materials had been
provided by parties unaffiliated with Landlord, of similar skill, competence and
experience, on a competitive basis;

                     (8) Payments of principal, finance charges or interest on
debt or amortization on any deed of trust or other debt encumbering the Project,
and rental payments (or increases in same) under any ground or underlying lease
or leases encumbering the Project (except to the extent the same may be made to
pay or reimburse, or may be measured by Property Taxes);

                     (9) Except for a management fee which is reasonable and
commercially competitive for similar projects in the Irvine Spectrum area, costs
of Landlord's general overhead and general administrative expenses (individual,
partnership or corporate, as the case may be) and wages, salaries and other
compensation and benefits (as well as adjustments thereto) for all employees and
personnel of Landlord above the level of manager for the Project, which costs
would not be chargeable to Operating Expenses in accordance with generally
accepted accounting principles, consistently applied;

                     (10) Rentals and other related expenses, if any, incurred
in leasing air conditioning systems or other equipment ordinarily considered
to be of a capital nature, except equipment which is used in providing
janitorial services and which is not affixed to the Project and equipment which
is leased on a temporary basis in emergency situations;

                     (11)  Advertising and promotional expenses;

                     (12) Costs or expenses for the acquisition of sculpture,
paintings or other works of art, but not the reasonable expenses of maintaining,
repairing and insuring same;

                     (13) Costs for which Landlord is compensated through or
reimbursed by insurance;

                     (14) Contributions to political or charitable
organizations;

                     (15) Costs incurred in removing the property of former
tenants and/or other occupants of the Project;

                     (16) The costs of any "tap fees" or one-time lump sum
sewer, water or other utility connection fees for the Project;

                     (17) Costs or fees relating to the defense of Landlord's
title to or interest in the Building and/or the Project, or any part thereof;
and

                     (18) Any other expense which, under generally accepted
accounting principles, consistently applied, would not be considered to be a
normal maintenance or operating expense of the Building and/or the Project.

                                                                              10
<PAGE>
                           As used herein, the term "Affiliate" shall mean and
refer to any person or entity controlling, controlled by, or under common
control with another such person or entity. "Control", as used herein, shall
mean the possession, direct or indirect, of the power to direct or cause the
direction of the management and policies of such controlled person or entity;
the ownership, directly or indirectly, of at least fifty-one percent (51%) of
the voting securities of, or possession of the right to vote, in the ordinary
direction of its affairs, at least fifty-one percent (51%) of the voting
interest in, any person or entity shall be presumed to constitute such control.
In the case of Landlord, the term "Affiliate" shall include any person or entity
controlling or controlled by or under common control with any general partner of
Landlord or any general partner of Landlord's general partner.

          (h) The term "Property Taxes" as used herein shall include the
following: (i) all real estate taxes or personal property taxes, as such
property taxes may be reassessed from time to time; and (ii) other taxes,
charges and assessments which are levied with respect to this Lease or to the
Building and/or the Project, and any improvements, fixtures and equipment and
other property of Landlord located in the Building and/or the Project, except
that general net income and franchise taxes imposed against Landlord shall be
excluded; and (iii) all assessments and fees for public improvements, services,
and facilities and impacts thereon, including, without limitation, arising out
of any Community Facilities Districts, "Mello Roos" districts, similar
assessment districts, and any traffic impact mitigation assessments or fees
(except for assessments or fees under any Community Facilities District(s)
formed after the date of this Lease); (iv) any tax, surcharge or assessment
including, without limitation, taxes based on the receipt of rent (including
gross receipts or sales taxes applicable to the receipt of rent unless such are
required to be paid by Tenant) which shall be levied in addition to or in lieu
of real estate or personal property taxes, other than taxes covered by Article
VIII; and (v) costs and expenses incurred in contesting the amount or validity
of any Property Tax by appropriate proceedings ("Tax Contest Costs") shall be
included in Property Taxes in the year such expenses are paid. Tax refunds, if
any, shall be credited against Property Taxes for the year paid including any
interest which may be received thereon from the taxing authority. Landlord shall
refund to Tenant within thirty days (30) after receipt of any such tax refund,
the amount to which Tenant is entitled plus its pro-rata share of any interest
corresponding to such amount to the extent received from the taxing authority
provided Tenant paid Property Taxes for the year relating to such refund.

          (i) The term "Property Taxes" shall not include personal property
taxes of any kind, which shall instead be governed by the provisions of Article
VIII of this Lease.

          (j) If Tenant reasonably believes that the amount of any real property
tax is improper for any reason, Tenant may notify Landlord in writing of
Tenant's desire that such real property taxes be contested or challenged by
Landlord with the applicable taxing authority. Tenant shall indicate the basis
for Tenant's contention that such taxes are improper in Tenant's notice to
Landlord. Upon receipt of any such request from Tenant, Landlord shall promptly
meet with Tenant to discuss whether or not it is appropriate to initiate a
challenge or contest of such taxes or to take no action with respect thereto.
Landlord agrees that if Landlord is pursuing tax contests for other buildings
within the Project, Landlord will also pursue such a contest for the Building if
so requested by Tenant.

          (k) Any assessment of real property taxes shall be deemed imposed in
the maximum number of installments permitted by applicable laws, whether or not
actually paid; provided, however, that if the prevailing practice in other
comparable projects in the vicinity of the Project is to pay such assessments on
an earlier basis, and Landlord pays the same on such basis, such assessments
shall be included in real property taxes as paid by Landlord. In no event,
however, shall Landlord impute any accrued interest (resulting from such
installment payments of real property taxes) in its computation of real property
taxes except as imposed by the taxing authority.

     SECTION 4.3. SECURITY DEPOSIT. Concurrently with Tenant's delivery of this
Lease, Tenant shall deposit with Landlord the sum, if any, stated in Item 9 of
the Basic Lease Provisions, to be held by Landlord as security for the full and
faithful performance of Tenant's obligations under this Lease (the "Security
Deposit"). Subject to the last sentence of this Section, the Security Deposit
shall be understood and agreed to be the property of Landlord upon Landlord's
receipt thereof, and may be utilized by Landlord in its discretion towards the
payment of all prepaid expenses by Landlord for which Tenant would be required
to reimburse Landlord under this Lease, including, without limitation, brokerage
commissions and Tenant Improvement costs. Upon any default by Tenant, including
specifically Tenant's failure to pay rent or to abide by its obligations under
Sections 7.1 and 15.3 below, whether or not Landlord is informed of or has
knowledge of the default, the Security Deposit shall be deemed to be
automatically and immediately applied, without waiver of any rights Landlord may
have under this Lease or at law or in equity as a result of the default, as a
setoff for full or partial compensation for that default. If any portion of the
Security Deposit is applied after a default by Tenant, Tenant shall within five
(5) days after written demand by Landlord deposit cash with Landlord in an
amount sufficient to restore the Security Deposit to its original amount.
Landlord shall not be required to keep this Security Deposit separate from its
general funds, and Tenant shall not be entitled to interest on the Security
Deposit. If Tenant fully performs its obligations under this Lease, the Security
Deposit shall be returned to Tenant (or, at Landlord's option, to the last
assignee of Tenant's interest in this Lease) after the expiration of the Term,
provided that Landlord may retain the Security Deposit to the extent and until
such time as all amounts due from Tenant in accordance with this Lease have been
determined and paid in full.

                                                                              11
<PAGE>
                                 ARTICLE V. USES

     SECTION 5.1. USE. Tenant shall use the Premises only for the purposes
stated in Item 3 of the Basic Lease Provisions, all in accordance with
applicable laws and restrictions and pursuant to approvals to be obtained by
Tenant from all relevant and required governmental agencies and authorities. The
parties agree that any contrary use shall be deemed to cause material and
irreparable harm to Landlord and shall entitle Landlord to injunctive relief in
addition to any other available remedy. Tenant, at its expense, shall procure,
maintain and make available for Landlord's inspection throughout the Term, all
governmental approvals, licenses and permits required for the proper and lawful
conduct of Tenant's permitted use of the Premises. Tenant shall not do or permit
anything to be done in or about the Premises which will in any way unreasonably
interfere with the rights of other occupants of the Building or the Project, or
use or allow the Premises to be used for any unlawful purpose, nor shall Tenant
permit any nuisance or commit any waste in the Premises or the Project. Tenant
shall not perform any work or conduct any business whatsoever in the Project
other than inside the Premises. Tenant shall not knowingly do or permit to be
done anything which will invalidate or increase the cost of any insurance
policy(ies) covering the Building, the Project and/or their contents, and shall
comply with all applicable and reasonable insurance underwriters rules and the
requirements of the Pacific Fire Rating Bureau or any other organization
performing a similar function to the extent such rules and requirements are
provided to Tenant. Subject to the express provisions of this Lease to the
contrary, Tenant shall comply at its expense with all present laws, ordinances,
restrictions, regulations, orders, rules and requirements of all governmental
authorities that pertain particularly to Tenant or its particular use of the
Premises and/or pertain only to the interior of the Premises, including, without
limitation, all federal and state occupational health and safety requirements,
whether or not Tenant's compliance will necessitate expenditures or interfere
with its use and enjoyment of the Premises. Tenant shall comply at its expense
with all present covenants, conditions, easements or restrictions now affecting
or encumbering the Building and/or Project, and any future covenants,
conditions, easements or restrictions, and any amendments or modifications
thereto which do not materially derogate the rights of Tenant or materially
increase the obligations of Tenant hereunder, including, without limitation, the
payment by Tenant of any periodic or special dues or assessments charged against
the Premises or Tenant which may be allocated to the Premises or Tenant in
accordance with the provisions thereof. Tenant shall promptly upon demand
reimburse Landlord for any additional insurance premium charged by reason of
Tenant's failure to comply with the provisions of this Section, and shall
indemnify Landlord from any liability and/or expense resulting from Tenant's
noncompliance.

     SECTION 5.2. SIGNS. Provided Tenant continues to lease the all of the
Building, Tenant shall have the exclusive right to all exterior signage on the
Building and on any other building entirely leased by Broadcom Corporation,
subject to Landlord's right of prior approval that such exterior signage is in
compliance with the Signage Criteria (defined below) and Landlord's designation
of the location for two (2) exterior identification signs. Except as provided in
the foregoing, or as otherwise approved in writing by Landlord, in its sole
discretion, Tenant shall have no right to maintain identification signs of any
location in, on or about the Premises or the Building which are visible from the
exterior thereof and shall not place or erect any signs, displays or other
advertising materials that are visible from the exterior of the Building. The
size, design, graphics, material, style, color and other physical aspects of any
permitted sign shall be subject to any covenants, conditions or restrictions
encumbering the Premises, Landlord's signage program, if any, as in effect at
the time ("Signage Criteria"), and any applicable municipal or other
governmental permits and approvals. Tenant acknowledges having received and
reviewed a copy of the current Signage Criteria, if applicable. Tenant shall be
responsible for the cost of any permitted signs, including the fabrication,
installation, maintenance and removal thereof. If Tenant fails to maintain its
signs, or if Tenant fails to remove same upon termination of this Lease and
repair any damage caused by such removal, Landlord may do so at Tenant's
expense.

          Tenant's sign rights described in this Section and may be assigned in
connection with an assignment of this Lease or a sublease for the remainder of
the Term of a portion of the Premises which sublease or assignment is completed
in accordance with the terms of this Lease; provided, however, that the size,
design, graphics, material, style, color and other physical aspects of any sign
proposed to be used by such transferee shall be subject to Landlord's prior
approval that such signage is in compliance with the Signage Criteria and that
such signage will not materially devalue the Building or the Project as
determined by Landlord in its sole and absolute discretion. Notwithstanding the
foregoing, in the event Tenant proposes to sublease or assign all or any portion
of its interest in the Premises and Landlord elects to recapture such space
pursuant to its right to do so set forth in Section 9.1(c) of this Lease, then:

          (a) If the rentable floor area of the portion of the Premises to be
recaptured is seventy-five percent (75%) or more of the floor area of the
Premises, Tenant shall have the right to maintain one exterior (1) eyebrow sign
in a location designated by Landlord;

          (b) If the rentable floor area of the portion of the Premises to be
recaptured is fifty percent (50%) or more of the floor area of the Premises but
less than seventy-five percent (75%) of the floor area of the Premises, Tenant
shall have the right to retain one (1) Building top sign in a location of its
choice. Tenant shall relinquish all other exterior sign rights to the Building;
and

          (c) If the rentable floor area of the portion of the Premises to be
recaptured is less than fifty percent (50%) of the floor area of the Premises,
Tenant shall be entitled to retain two (2) building top signs and Landlord shall
have the right to any and all exterior signage at the eyebrow level of the
Building.

     SECTION 5.3. HAZARDOUS MATERIALS.

                                                                              12
<PAGE>
          (a) For purposes of this Lease, the term "Hazardous Materials"
includes (i) any "hazardous materials" as defined in Section 25501(o) of the
California Health and Safety Code, (ii) any other substance or matter which
results in liability to any person or entity from exposure to such substance or
matter under any statutory or common law theory, and (iii) any substance or
matter which is in excess of permitted levels set forth in any federal,
California or local law or regulation pertaining to any hazardous or toxic
substance, material or waste.

          (b) Tenant shall not cause or knowingly permit any Hazardous Materials
to be brought upon, stored, used, generated, released or disposed of on, under,
from or about the Premises (including, without limitation, the soil and
groundwater thereunder) without the prior written consent of Landlord.
Notwithstanding the foregoing, Tenant shall have the right, without obtaining
prior written consent of Landlord, to utilize within the Premises standard
office products that may contain Hazardous Materials (such as photocopy toner,
"White Out", and the like), provided however, that (i) Tenant shall maintain
such products in their original retail packaging, shall follow all instructions
on such packaging with respect to the storage, use and disposal of such
products, and shall otherwise comply with all applicable laws with respect to
such products, and (ii) all of the other terms and provisions of this Section
5.3 shall apply with respect to Tenant's storage, use and disposal of all such
products. Landlord may, in its sole discretion, place such conditions as
Landlord deems appropriate with respect to any such Hazardous Materials, and may
further require that Tenant demonstrate that any such Hazardous Materials are
necessary or useful to Tenant's business and will be generated, stored, used and
disposed of in a manner that complies with all applicable laws and regulations
pertaining thereto and with good business practices. Tenant understands that
Landlord may utilize an environmental consultant to assist in determining
conditions of approval in connection with the storage, generation, release,
disposal or use of Hazardous Materials by Tenant on or about the Premises,
and/or to conduct periodic inspections of the storage, generation, use, release
and/or disposal of such Hazardous Materials by Tenant on and from the Premises,
and Tenant agrees that any costs reasonably incurred by Landlord in connection
therewith shall be reimbursed by Tenant to Landlord as additional rent hereunder
upon demand; however, Tenant shall have no obligation to reimburse Landlord for
any costs incurred in connection with any environmental consultant retained by
Landlord pursuant to this Section unless Tenant shall be in default under this
Section 5.3 and such costs are covered by Tenant's indemnity contained in this
Section 5.3.

          (c) Prior to the execution of this Lease, Tenant shall complete,
execute and deliver to Landlord an Environmental Questionnaire and Disclosure
Statement (the "Environmental Questionnaire") in the form of EXHIBIT B attached
hereto. The completed Environmental Questionnaire shall be deemed incorporated
into this Lease for all purposes, and Landlord shall be entitled to rely fully
on the information contained therein. On each anniversary of the Commencement
Date until the expiration or sooner termination of this Lease, Tenant shall
disclose to Landlord in writing the names and amounts of all Hazardous
Materials, if any, which were stored, generated, used, released and/or disposed
of on, under or about the Premises for the twelve-month period prior thereto,
and which Tenant desires to store, generate, use, release and/or dispose of on,
under or about the Premises for the succeeding twelve-month period. In addition,
to the extent Tenant is permitted to utilize Hazardous Materials upon the
Premises, Tenant shall promptly provide Landlord with complete and legible
copies of all the following environmental documents relating thereto: reports
filed pursuant to any self-reporting requirements; permit applications, permits,
monitoring reports, workplace exposure and community exposure warnings or
notices and all other reports, disclosures, plans or documents (even those which
may be characterized as confidential) relating to water discharges, air
pollution, waste generation or disposal, and underground storage tanks for
Hazardous Materials; orders, reports, notices, listings and correspondence (even
those which may be considered confidential) of or concerning the release,
investigation of, compliance, cleanup, remedial and corrective actions, and
abatement of Hazardous Materials; and all complaints, pleadings and other legal
documents filed by or against Tenant related to Tenant's use, handling, storage,
release and/or disposal of Hazardous Materials.

          (d) Landlord and its agents shall have the right, but not the
obligation, to inspect, sample and/or monitor the Premises and/or the soil or
groundwater thereunder at any time to determine whether Tenant is complying with
the terms of this Section 5.3, and in connection therewith Tenant shall provide
Landlord with full access to all relevant facilities, records and personnel. If
Tenant is not in compliance with any of the provisions of this Section 5.3, or
in the event of a release of any Hazardous Material on, under or about the
Premises caused or permitted by Tenant, its agents, employees, contractors,
licensees or invitees, Landlord and its agents shall have the right, but not the
obligation, without limitation upon any of Landlord's other rights and remedies
under this Lease, to immediately enter upon the Premises without notice and to
discharge Tenant's obligations under this Section 5.3 at Tenant's expense,
including, without limitation, the taking of emergency or long-term remedial
action. Landlord and its agents shall endeavor to minimize interference with
Tenant's business in connection therewith, but shall not be liable for any such
interference. In addition, Landlord, at Tenant's expense, shall have the right,
but not the obligation, to join and participate in any legal proceedings or
actions initiated in connection with any claims arising out of the storage,
generation, use, release and/or disposal by Tenant or its agents, employees,
contractors, licensees or invitees of Hazardous Materials on, under, from or
about the Premises.

          (e) If the presence of any Hazardous Materials on, under, from or
about the Premises or the Project caused or permitted by Tenant or its agents,
employees, contractors, licensees or invitees results in (i) injury to any
person, (ii) injury to or any contamination of the Premises or the Project, or
(iii) injury to or contamination of any real or personal property wherever
situated, Tenant, at its expense, shall promptly take all actions necessary to
return the Premises and the Project and any other affected real or personal
property owned by Landlord to the condition existing prior to the introduction
of such Hazardous Materials and to remedy or repair any such injury or
contamination, including, without limitation, any cleanup, remediation, removal,
disposal, neutralization or other treatment of any such

                                                                              13
<PAGE>
Hazardous Materials. Notwithstanding the foregoing, Tenant shall not, without
Landlord's prior written consent, take any remedial action in response to the
presence of any Hazardous Materials on, under or about the Premises or the
Project or any other affected real or personal property owned by Landlord or
enter into any similar agreement, consent, decree or other compromise with any
governmental agency with respect to any Hazardous Materials claims; provided
however, Landlord's prior written consent shall not be necessary in the event
that the presence of Hazardous Materials on, under or about the Premises or the
Project or any other affected real or personal property owned by Landlord (i)
imposes an immediate threat to the health, safety or welfare of any individual
or (ii) is of such a nature that an immediate remedial response is necessary and
it is not possible to obtain Landlord's consent before taking such action. To
the fullest extent permitted by law, Tenant shall indemnify, hold harmless,
protect and defend (with attorneys acceptable to Landlord) Landlord and any
successors to all or any portion of Landlord's interest in the Premises and the
Project and any other real or personal property owned by Landlord from and
against any and all liabilities, losses, damages, diminution in value,
judgments, fines, demands, claims, recoveries, deficiencies, costs and expenses
(including, without limitation, attorneys' fees, court costs and other
professional expenses), whether foreseeable or unforeseeable, arising directly
or indirectly out of the use, generation, storage, treatment, release, on- or
off-site disposal or transportation of Hazardous Materials on, into, from, under
or about the Premises, the Building and the Project and any other real or
personal property owned by Landlord caused or permitted by Tenant, its agents,
employees, contractors, licensees or invitees, specifically including, without
limitation, the cost of any required or necessary repair, restoration, cleanup
or detoxification of the Premises, the Building and the Project and any other
real or personal property owned by Landlord, and the preparation of any closure
or other required plans, whether or not such action is required or necessary
during the Term or after the expiration of this Lease. If Landlord at any time
discovers that Tenant or its agents, employees, contractors, licensees or
invitees have caused or knowingly permitted the release of a Hazardous Material
on, under, from or about the Premises or the Project or any other real or
personal property owned by Landlord, Tenant shall, at Landlord's request,
immediately prepare and submit to Landlord a comprehensive plan, subject to
Landlord's reasonable approval, specifying the actions to be taken by Tenant to
return the Premises or the Project or any other real or personal property owned
by Landlord to the condition required under all applicable environmental laws.
Upon Landlord's approval of such cleanup plan, Tenant shall, at its expense, and
without limitation of any rights and remedies of Landlord under this Lease or at
law or in equity, immediately implement such plan and proceed to cleanup such
Hazardous Materials in accordance with all applicable laws and as required by
such plan and this Lease. The provisions of this subsection (e) shall expressly
survive the expiration or sooner termination of this Lease.

          (f) If the release of any Hazardous Materials on, under, from or about
the Premises or the Project caused by Landlord, its authorized agents or
employees, and not introduced by Tenant, its agents, employees, contractors,
licensees, or invitees results in (i) injury to any person, or (ii) injury to or
any contamination of the Premises or the Project at levels which require
clean-up or remediation under applicable laws, Landlord, at its expense (which
shall not be included in Operating Expenses), shall promptly take all actions
necessary to return the Premises and the Project to the condition existing prior
to the introduction of such Hazardous Materials, or to such condition as is
satisfactory to all governmental agencies asserting jurisdiction, and to remedy
or repair any such injury or contamination, including, without limitation, any
clean-up, remediation, removal, disposal, neutralization or other treatment of
any such Hazardous Materials.

          (g) If the release of Hazardous Materials caused by Landlord, its
authorized agents or employees, renders the Premises untenantable in whole or in
part or results in Tenant being required to vacate the Premises in whole or in
part pursuant to an order or requirement of any governmental agency or
authority, then the Base Rent, Real Property Taxes, insurance premiums, and
other charges, if any, payable by Tenant hereunder for the period during which
the Premises (or a portion thereof) remain so impaired shall be abated in
proportion to the degree to which Tenant's use of the Premises is impaired and
for the period of such impairment. If the period of such impairment shall exceed
seven (7) months, Tenant shall have the right to terminate this Lease upon
written notice to Landlord given within ten (10) days following the passage of
such seven (7) month period. Tenant's termination of the Lease pursuant to this
Paragraph shall be effective as of the date of such notice.

          (h) Landlord hereby discloses to Tenant, and Tenant hereby
acknowledges, certain facts relating to Hazardous Materials at the Project known
by Landlord to exist as of the date of this Lease, as more particularly
described in EXHIBIT C attached hereto. Tenant shall have no liability or
responsibility with respect to the Hazardous Materials facts described in
EXHIBIT C, nor with respect to any Hazardous Materials which were not caused or
knowingly permitted by Tenant, its agents, employees, contractors, licensees or
invitees. Landlord shall take responsibility, at its sole cost and expense, for
any governmentally-ordered clean-up, remediation, removal, disposal,
neutralization or other treatment of Hazardous Materials conditions described in
this Section 5.3(h). The foregoing obligation on the part of Landlord shall
include the reasonable costs (including, without limitation, reasonable
attorney's fees) of defending Tenant (with attorneys reasonably acceptable to
Tenant) from and against any legal action or proceeding instituted by any
governmental agency in connection with such clean-up, remediation, removal,
disposal, neutralization or other treatment of such conditions, provided that
Tenant promptly tenders such defense to Landlord. Tenant agrees to notify its
agents, employees, contractors, licensees, and invitees of any exposure or
potential exposure to Hazardous Materials at the Premises that Landlord brings
to Tenant's attention.

          (i) The obligations on the part of Landlord contained in Sections
5.3(f) and 5.3(h) above are personal to Landlord and shall not be binding on,
nor inure against any successor in interest to Landlord as of the owner of the
Premises, including, without limitation, any lender acquiring the Premises by
foreclosure of its mortgage or deed of trust or deed in lieu of foreclosure.

                                                                              14
<PAGE>
          (j) Except as disclosed in Section 5.3(h) above (and/or as may
otherwise be disclosed to Tenant in writing), Landlord represents that, to the
best of its actual knowledge without duty of inquiry or investigation
whatsoever, there are no Hazardous Materials in or about the Premises which are
in violation of any applicable federal, state or local law, ordinance or
regulation.

                       ARTICLE VI. COMMON AREAS; SERVICES

     SECTION 6.1. UTILITIES AND SERVICES. Tenant shall be responsible for and
shall pay promptly, directly to the appropriate supplier, all charges for water,
gas, electricity, sewer, heat, light, power, telephone, refuse pickup,
janitorial service, interior landscape maintenance and all other utilities,
materials and services furnished directly to Tenant or the Premises or used by
Tenant in, on or about the Premises during the Term, together with any taxes
thereon; provided, however, Tenant shall not be obligated to pay directly for
any utilities, water, gas, electricity, sewer, heat, light, power, janitorial
service, landscape maintenance, etc. to the extent such costs are billed to
Tenant as Operating Expenses for the Project. Tenant, at its sole cost, may
select and retain a janitorial service company to clean the Premises at such
times and in a manner consistent with the operation of a first class office
building. If any utilities or services are not separately metered or assessed to
Tenant, Landlord shall make a reasonable determination of Tenant's proportionate
share of the cost of such utilities and services and Tenant shall pay such
amount to Landlord, as an item of additional rent, within ten (10) days after
receipt of Landlord's statement or invoice therefor. Alternatively, Landlord may
elect to include such cost in the definition of Building Costs in which event
Tenant shall pay Tenant's proportionate share of such costs in the manner set
forth in Section 4.2. Landlord shall not be liable for damages or otherwise for
any failure or interruption of any utility or other service furnished to the
Premises, and no such failure or interruption shall be deemed an eviction or
entitle Tenant to terminate this Lease or withhold or abate any rent due
hereunder. Landlord shall at all reasonable times have free access to all
electrical and mechanical installations of Landlord. In exercising Landlord's
right of free access to all mechanical and electrical installations, Landlord
shall not unreasonably interfere with Tenant's use and enjoyment of the
Premises.

          Notwithstanding the foregoing, if as a result of the actions of
Landlord, its authorized agents or employees, for more than three (3)
consecutive business days following written notice to Landlord there is no HVAC
or electricity services to all or a portion of the Premises, or such an
interruption of other essential utilities and building services, such as fire
protection or water, so that all or a portion of the Premises cannot be used by
Tenant, then Tenant's Basic Rent (or an equitable portion of such Basic Rent to
the extent that less than all of the Premises are affected) shall thereafter be
abated until the Premises are again usable by Tenant; provided, however, that if
Landlord is diligently pursuing the repair of such utilities or services and
Landlord provides substitute services reasonably suitable for Tenant's purposes,
as for example, bringing in portable air-conditioning equipment, then there
shall not be an abatement of Basic Rent. Any disputes concerning the foregoing
shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7
of this Lease. The foregoing provisions shall not apply in case of damage to, or
destruction of, the Premises, which shall be governed by the provisions of
Article XI of the Lease.

     SECTION 6.2. OPERATION AND MAINTENANCE OF COMMON AREAS. During the Term,
Landlord shall operate, maintain and repair all Common Areas within any Building
comprising the Premises and the Project in a first-class manner comparable to
other Class A office buildings in the Irvine Spectrum area and in compliance
with all obligations of Landlord under this Lease. The term "Common Areas" shall
mean all areas within the exterior boundaries of the Building and other
buildings in the Project which are not held for exclusive use by persons
entitled to occupy space, and all other appurtenant areas outside the exterior
boundaries of the Building and other buildings in the Project provided by
Landlord for the common use of Landlord and tenants and their respective
employees and invitees, including, without limitation, parking areas and
structures, driveways, sidewalks, landscaped and planted areas, hallways and
interior stairwells not located within the premises of any tenant, common
electrical rooms and roof access entries, common entrances and lobbies,
elevators, and restrooms not located within any tenantable premises of the
Building and/or other buildings in the Project. Building hours for any Building
not wholly leased by Tenant shall be Monday through Friday 7:00 a.m. to 6:00
p.m., and Saturday 9:00 a.m. to 1:00 p.m., President's Day, Memorial Day,
Independence Day, Labor Day, Thanksgiving Day, Christmas Day, New Year's Day and
Sundays excluded. Tenant shall have access to its Premises twenty-four (24)
hours per day, seven (7) days per week, fifty-two (52) weeks per year including
access to utilities and heating, ventilating and air conditioning services but
subject to Tenant's obligation to pay the reasonable costs of any such services
used other than during the Building hours described above; provided that
Landlord may install access control systems as it deems advisable for any
Building not wholly leased by Tenant. The reasonable cost of maintaining and
repairing any such access control systems (but not the cost of installation of,
or any "capital" cost of replacing, said systems) shall be included in Project
Costs under Section 4.2.

     SECTION 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises
shall include the use of the Common Areas in common with Landlord and with all
others for whose convenience and use the Common Areas may be provided by
Landlord, subject, however, to compliance with all rules and regulations as are
prescribed from time to time by Landlord in a reasonable and non-discriminatory
manner. Landlord shall operate and maintain the Common Areas in a first-class
manner consistent with comparable Class A office buildings in the Irvine
Spectrum as Landlord may determine to be appropriate. All reasonable costs
incurred by Landlord for the maintenance and operation of the Common Areas shall
be included in Project Costs unless excluded under Section 4.2 or unless any
particular cost incurred can be charged to a specific tenant of the Project.
Landlord shall at all times during the Term have exclusive control of the Common
Areas, and may restrain any use or occupancy, except as authorized by Landlord's
rules and regulations. Tenant shall keep the Common Areas clear of any
obstruction or unauthorized use related to Tenant's operations. Nothing in this
Lease shall be deemed to impose liability upon Landlord for any damage

                                                                              15
<PAGE>
to or loss of the property of, or for any injury to, Tenant, its invitees or
employees. Landlord may temporarily close any portion of the Common Areas for
repairs, remodeling and/or alterations, to prevent a public dedication or the
accrual of prescriptive rights, or for any other reason deemed sufficient by
Landlord, without liability to Landlord. Tenant shall not be required to comply
with any rules and regulations for the Project other than those attached to this
Lease unless such rules and regulations are commercially reasonable and
nondiscriminatory in content and application. Landlord's exclusive control,
operation, maintenance and repair of the Common Area shall be subject to
Tenant's parking rights contained in Section 6.4 below and to all other
limitations contained in this Lease. Landlord agrees that any temporary closure
of any portion of the Common Areas shall not unreasonably interfere with
Tenant's intended use of the Premises, nor its reasonable access to or parking
for the Premises.

     SECTION 6.4. PARKING. Tenant shall be entitled to the number of vehicle
parking spaces set forth in Item 14 of the Basic Lease Provisions, which spaces
shall be located on those portions of the Common Areas designated by Landlord
for parking, and said parking spaces shall be provided at no charge to Tenant
during the Lease Term. Tenant shall not use more parking spaces than such
number. In the event the Premises is expanded at any time during the Term, the
number of spaces shall be increased by the number included in the Economic Terms
for such space. Landlord shall allow Tenant to mark the twenty (20) spaces
designated on Exhibit A-1 as "Broadcom Visitor" for use by Tenant's employees
and customers, provided Landlord shall have no obligation to monitor the use of
such stalls but such stalls shall be considered as part of the total number of
stalls to which Tenant is entitled. In the event the Premises is expanded and
Tenant leases a full floor or more of any other building, Tenant shall have the
right to mark a proportionate number of parking stalls, up to an additional
twenty (20) spaces for each additional building fully leased by Tenant, as
"Broadcom Visitor" in a location reasonably designated by Landlord. All vehicle
parking spaces shall be used only for parking by vehicles no larger than full
size passenger automobiles, vans, mini-vans or pickup trucks. Tenant shall not
knowingly permit or allow any vehicles that belong to or are controlled by
Tenant or Tenant's employees, suppliers, shippers, customers or invitees to be
loaded, unloaded, parked or stored in areas other than those designated by
Landlord for shipping and receiving activities. If Tenant permits or allows any
of the prohibited activities described above, then Landlord shall have the
right, without notice, in addition to such other rights and remedies that
Landlord may have, to remove or tow away the vehicle involved and charge the
costs to Tenant; provided Landlord agrees not to cause or permit the towing of
any vehicle from parking within the Common Area without first attempting to
contact Tenant to identify the Owner of the vehicle in question. Parking within
the Common Areas shall be limited to striped parking stalls, and no parking
shall be permitted in any driveways, access ways or in any area which would
prohibit or impede the free flow of traffic within the Common Areas. There shall
be no extended overnight parking of any vehicles of any kind unless otherwise
authorized by Landlord (periodic, temporary overnight parking of employee
vehicles for up to seventy-two (72) hours and vehicles used in the ordinary
course of Tenant's business at the Premises shall be permitted), and vehicles
which have been abandoned or parked in violation of the terms hereof may be
towed away at the owner's expense. Nothing contained in this Lease shall be
deemed to create liability upon Landlord for any damage to motor vehicles of
visitors or employees, for any loss of property from within those motor
vehicles, or for any injury to Tenant, its visitors or employees, unless
ultimately determined to be caused by the sole active negligence or willful
misconduct of Landlord. Landlord shall have the right to establish, and from
time to time amend, and to enforce against all users all reasonable rules and
regulations (including the designation of areas for employee parking) that
Landlord may deem necessary and advisable for the proper and efficient operation
and maintenance of parking within the Common Areas. Landlord shall have the
right to construct, maintain and operate lighting facilities within the parking
areas; to change the area, level, location and arrangement of the parking areas
and improvements therein; to restrict parking by tenants, their officers, agents
and employees to employee parking areas and to do and perform such other acts in
and to the parking areas and improvements therein as, in the use of good
business judgment, Landlord shall determine to be advisable. Any person using
the parking area shall observe all directional signs and arrows and any posted
speed limits. In no event shall Tenant interfere with the use and enjoyment of
the parking area by other tenants of the Building or their employees or
invitees. Parking areas shall be used only for parking passenger vehicles.
Servicing of vehicles, or the parking or storage of shipping and receiving
vehicles in any area is prohibited unless otherwise authorized by Landlord.
Periodic washing and detailing of automobiles shall be permitted, subject to the
Landlord's reasonable rules and regulations and Landlord's reasonable standards
for such third party providers. Tenant shall be liable for any damage to the
parking areas caused by Tenant or Tenant's employees, suppliers, shippers,
customers or invitees, including, without limitation, damage from excess oil
leakage. Tenant shall have no right to install any fixtures, equipment or
personal property in the parking areas. Landlord agrees to enforce all parking
rights and restrictions and rules and regulations for the Project on an equal
and non-discriminatory basis. Tenant shall have no liability for non-compliance
with the provisions of the Lease regarding parking other than with respect to
Tenant's officers, directors and employees or persons under the control of
Tenant, except for Landlord's towing rights herein provided.

     SECTION 6.5. CHANGES AND ADDITIONS BY LANDLORD. Landlord reserves the right
to make alterations or additions to the Building or the Project, or to the
attendant fixtures, equipment and Common Areas. Landlord may at any time
relocate or remove any of the various buildings, parking areas, and other Common
Areas, and may add buildings and areas to the Project from time to time. No
change shall entitle Tenant to any abatement of rent or other claim against
Landlord. In no event, however, shall Landlord (i) impair visibility of Tenant's
Exterior Signage; (ii) materially impair access to and from the Premises from
the parking areas; (iii) reduce the number or size of Tenant's parking spaces
granted under this Lease, or (iv) otherwise materially interfere with Tenant's
access to and use of the Premises, the parking areas and the Common Areas
adjacent to the Building in any material manner without Tenant's prior written
consent, which shall not be unreasonably withheld.

     SECTION 6.6. OUTDOOR COURTYARD AREA. With at least ten (10) business days
prior written notice to Landlord and subject to availability, Tenant shall have
the right to use certain adjacent areas of the Common Areas for Tenant's social
and/or business functions with no additional rent for such use payable by
Tenant, on the following terms

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<PAGE>
and conditions: (i) Tenant may conduct up to twelve (12) such functions within
any calendar year; (ii) such functions shall be limited to a reasonable number
of people consistent with applicable fire, health and safety laws; (iii) Tenant
shall execute Landlord's standard form entry permit prior to any such function,
(iv) the insurance, indemnity and nonliability obligations and provisions
contained in Sections 10.1, 10.3 and 10.4 of this Lease, respectively (including
Tenant's obligation to carry liquor law liability insurance if alcoholic
beverages are served or consumed during such functions), shall apply to and
govern any claims, liabilities, costs or expenses arising from any such
function, (v) no such proposed function shall, in Landlord's reasonable
determination, unreasonably disrupt either other tenants of the Project, or the
operation or maintenance of the Common Areas, and (vi) Tenant shall pay any and
all Landlord's reasonable costs of preparation for, supervision of and/or
clean-up in connection with, such functions.

                      ARTICLE VII. MAINTAINING THE PREMISES

     SECTION 7.1. TENANT'S MAINTENANCE AND REPAIR. Tenant at its sole expense
shall make all repairs necessary to keep the Premises in the condition as
existed on the Commencement Date (or on any later date that the improvements may
have been installed), excepting ordinary wear and tear, including, without
limitation, all glass, the interior surfaces of all windows, all doors, door
closures, hardware, fixtures, electrical, plumbing, fire extinguisher equipment
and other equipment; provided, however, Tenant shall have no obligation to
repair, maintain or replace the roof, foundations, footings, structural systems,
exterior glass, sky lights, sky light seals, window seals and vents, electrical,
plumbing, sewer and other utility lines outside the Premises, landscaping,
walkways, fencing, parking areas, exterior lighting or exterior surfaces of
exterior walls of the Building, and washing of exterior windows, all of which
obligations shall be the sole responsibility of Landlord as provided in and
subject to the terms of Section 7.2 below. Any damage or deterioration of the
Premises shall not be deemed ordinary wear and tear if the same could have been
prevented by good maintenance practices by Tenant. As part of its maintenance
obligations hereunder, Tenant shall, at Landlord's request, provide Landlord
with copies of all maintenance schedules, reports and notices prepared by, for
or on behalf of Tenant. As part of its maintenance obligations hereunder, Tenant
shall obtain a preventive maintenance contract from a licensed heating and air
conditioning ("HVAC") contractor to provide for regular inspection, maintenance
and repair of the HVAC system servicing the Premises all subject to Landlord's
reasonable approval; provided, however, that Tenant may elect to have its own
full-time qualified employees undertake such inspections and preventive
maintenance provided the preventive maintenance and inspections are the
equivalent of what would be provided by a licensed contractor in Landlord's
reasonable determination. Project Costs billed to Tenant pursuant to Section 4.2
of this Lease shall not include charges for normal maintenance of HVAC to the
extent Tenant fulfills its obligations under this Section but Project Costs
shall include the cost of annual inspections by Landlord's HVAC contractor. If,
as a result of annual or other inspections, Landlord determines that Tenant's
employees are not performing satisfactory inspection and maintenance, Tenant
shall obtain a third party maintenance contract for the HVAC system as set forth
above. All repairs shall be at least equal in quality to the original work,
shall be made only by a licensed contractor approved in writing in advance by
Landlord and shall be made only at the time or times approved by Landlord. Any
contractor utilized by Tenant shall be subject to Landlord's standard
requirements for contractors, as modified from time to time. Landlord may impose
reasonable restrictions and requirements with respect to repairs, as provided in
Section 7.3, and the provisions of Section 7.4 shall apply to all repairs. If
Tenant fails to properly maintain or repair any portion of the Premises as
required under this Section 7.1 following written notice to Tenant and a
reasonable opportunity to cure, Landlord may elect to make any such repair on
behalf of Tenant and at Tenant's expense, and Tenant shall promptly reimburse
Landlord for all costs incurred upon submission of an invoice. Landlord agrees
not to unreasonably withhold its approval of any preventive maintenance
contracts or licensed contractors selected by Tenant with respect to Tenant's
maintenance and repair obligations.

     SECTION 7.2. LANDLORD'S MAINTENANCE AND REPAIR. Subject to Section 7.1 and
Article XI, Landlord shall provide service, maintenance and repair and shall
maintain in good repair in a manner consistent with the repair and maintenance
of comparable Class A office buildings in the Irvine Spectrum area, the roof,
foundations, and footings of the Building, the exterior surfaces of the exterior
walls of the Building, all exterior glass, sky lights, sky light seals, window
seals and vents of the Building, electrical, plumbing, sewer and other utility
lines outside the Premises, landscaping, walkways, fencing, parking areas,
exterior lighting and exterior surfaces of exterior walls of the Building, and
washing of exterior windows, and the structural, electrical and mechanical
systems of the Building and all Common Area improvements within the Project,
except that, subject to the waiver of subrogation contained in Section 10.5
below, Tenant at its expense shall make all repairs within the Premises only
which Landlord deems reasonably necessary as a result of the act or negligence
of Tenant, its agents, employees, invitees, subtenants or contractors (i.e., to
the extent such repairs are not or would not be covered by a standard policy of
property insurance or the property insurance actually maintained by Landlord).
Landlord shall have the right to employ or designate any reputable person or
firm, including any employee or agent of Landlord or any of Landlord's
affiliates or divisions, to perform any service, repair or maintenance function.
Landlord need not make any other improvements or repairs except as specifically
required under this Lease, and nothing contained in this Section shall limit
Landlord's right to reimbursement from Tenant for maintenance, repair costs and
replacement costs as provided elsewhere in this Lease. Tenant understands that
it shall not make repairs at Landlord's expense except as specifically set forth
below. Tenant further understands that Landlord shall not be required to make
any repairs to the roof, foundations, footings, structural, electrical or
mechanical systems unless and until Tenant has notified Landlord in writing of
the need for such repair and Landlord shall have a reasonable period of time
thereafter to commence and complete said repair, if warranted. Subject to the
terms of Sections 2.4 and 4.2, all reasonable costs of any maintenance and
repairs on the part of Landlord provided hereunder shall be considered part of
Project Costs. Tenant shall have no obligation to maintain contracts for
landscaping and irrigation systems or for asphalt or parking lot maintenance.
Except in emergency situations, where prior notice is not reasonably possible,

                                                                              17
<PAGE>
Landlord agrees to provide Tenant with at least twenty-four (24) hours prior
notice before commencing any repairs, improvements or alterations to the
Building or the Project which are reasonably likely to materially impair
Tenant's use or enjoyment of the Premises, Tenant's parking areas or access to
the Project or the Premises.

          If Landlord shall fail to perform any repair obligations required
under this Lease within thirty (30) days following Tenant's written request for
such repairs, or if Landlord shall fail to perform any repairs required under
this Lease of an emergency condition within forty-eight (48) hours' written
notice from Tenant, then Tenant may elect to make such repairs at Landlord's
expense by complying with the following provisions. Before making any such
repair, Tenant shall deliver to Landlord a notice for the need for such repair
("Self-Help Notice"), which notice shall specifically advise Landlord that
Tenant intends to exercise its self-help right hereunder. Should Landlord fail,
within ten (10) days following receipt of the Self-Help Notice (or within
twenty-four (24) hours following notice in the event of necessary emergency
repairs), to commence the necessary repair or to make other arrangements
reasonably satisfactory to Tenant, then Tenant shall have the right to make such
repair on behalf of Landlord. Landlord shall reimburse Tenant for the reasonable
costs of such repairs within thirty (30) days following receipt of Tenant's
invoice for such costs, provided that in no event shall Tenant have the right to
offset Basic Rent or any other charges payable by Tenant hereunder against such
costs. It is understood that such reimbursement obligation shall be personal to
Landlord, and in no event shall any lender or other deed of trust holder
succeeding to Landlord be liable for payment of any such amount. In the event
that the work could affect the Building's structural, mechanical, electrical,
heating, ventilating, air conditioning, life safety or plumbing components or
systems, then Tenant shall use only those contractors whose names are furnished
by Landlord for such work. If those contractors are unwilling or unable to
perform the work, or if Landlord fails to furnish the names of its contractors
to Tenant prior to the commencement of the work by Tenant, Tenant shall retain
the services of qualified, reputable and licensed, bonded contractors with like
experience in similar building systems. Tenant shall be responsible for
obtaining any necessary governmental permits before commencing the repair work.
Tenant shall be liable for any damage, loss or injury resulting from said work
to the extent of Tenant's or its agent's, employee's or contractor's negligence.
Any disputes regarding these self-help provisions shall be submitted to and
resolved by JAMS arbitration pursuant to Section 22.7 of this Lease.

     SECTION 7.3. ALTERATIONS. Tenant shall make no alterations, additions or
improvements to the Premises without the prior written consent of Landlord,
which consent shall not be unreasonably withheld, conditioned or delayed.
Notwithstanding the foregoing, but subject to the following provisions of this
Section, Landlord's consent shall not be required for any alterations, additions
or improvements to the Premises during the initial Term which cost less than the
Alteration Cost Cap. Alteration Cost Cap means an amount equal to One Dollar and
05/00 ($1.05) per rentable square foot of Premises per lease year on a
cumulative basis but subject to an aggregate maximum over the initial Term of
Five Dollars Twenty-Five Cents ($5.25) per rentable square foot. Any such
alterations are subject to all other provisions of this Section. For example,
assuming Tenant continues to occupy all of the Building but made no alterations
during the first year of the Term, Tenant could make alterations without
Landlord's prior written consent during the second year of the Term in an amount
up to $114,912.00 (54,720 feet x .1.05 x 2 years). Under this example, Tenant's
ability to make further alterations during the remainder of the initial Term
without Landlord's consent would be subject to an annual cap of $57,456.00 and
an aggregate cap of $172,368.00. Notwithstanding anything to the contrary
contained in the preceding sentences of this Section, without the prior written
consent of Landlord, which may be withheld in Landlord's sole and absolute
discretion, in no event shall any alteration, addition or improvement: (i)
affect the exterior of the Building or outside areas (or be visible from
adjoining sites), or (ii) affect or penetrate any of the structural portions of
the Building, including but not limited to the roof, or (iii) require any
material change to the basic floor plan of the Premises, any change to any
structural or mechanical systems of the Premises, or any governmental permit as
a prerequisite to the construction thereof, or (iv) interfere in any manner with
the proper functioning of or Landlord's access to any mechanical, electrical,
plumbing or HVAC systems, facilities or equipment located in or serving the
Building. Landlord may impose, as a condition to its consent, any requirements
that Landlord in its discretion may deem reasonable or desirable, including but
not limited to requirements as to the manner, time, and contractor mutually
acceptable to Landlord and Tenant for performance of the work. Tenant shall
obtain all required permits for the work and shall perform the work in
compliance with all applicable laws, regulations and ordinances, all covenants,
conditions and restrictions affecting the Project, and the Rules and Regulations
(hereafter defined). Tenant understands and agrees that Landlord shall be
entitled to a supervision fee in the amount of three percent (3%) of the cost of
any work which is both in excess of the Alteration Cost Cap, and which requires
a governmental permit. If any governmental entity requires, as a condition to
any proposed alterations, additions or improvements to the Premises by Tenant,
that improvements be made to the Common Areas, and if Landlord consents to such
improvements to the Common Areas, then Tenant shall, at Tenant's sole expense,
make such required improvements to the Common Areas in such manner, utilizing
such materials, and with such contractors (including, if required by Landlord,
Landlord's contractors) as Landlord may reasonably require. Under no
circumstances shall Tenant make any improvement which incorporates any Hazardous
Materials, including, without limitation, asbestos-containing construction
materials into the Premises. Any request for Landlord's consent shall be made in
writing and shall contain architectural plans describing the work in detail
reasonably satisfactory to Landlord. Unless Landlord otherwise agrees in
writing, all alterations, additions or improvements affixed to the Premises
(excluding moveable trade fixtures and furniture) shall become the property of
Landlord and shall be surrendered with the Premises at the end of the Term,
except that Landlord may require Tenant to remove by the Expiration Date, or
sooner termination date of this Lease, all or any alterations, decorations,
fixtures, additions, improvements and the like installed either by Tenant or by
Landlord at Tenant's request and to repair any damage to the Premises arising
from that removal. Except as otherwise provided in this Lease or in any exhibit
to this Lease, should Landlord make any alteration or improvement to the
Premises for Tenant, Landlord shall be entitled to prompt reimbursement from
Tenant for all costs incurred.

                                                                              18
<PAGE>
          Landlord shall have the right to require Tenant to remove (i) any of
the components of the initial Tenant Improvements to the Premises but only if
Landlord notifies Tenant that such removal will be required at the time of
Landlord's approval of the Preliminary Plan, and (ii) any subsequent
alterations, additions or improvements whether or not Landlord's consent was
required unless Landlord's written consent was obtained and unless at the time
of providing its consent Landlord notified Tenant in writing that Tenant would
not have to remove such items upon the expiration of the Lease Term. Landlord
and Tenant agree that Tenant shall have the right, upon expiration or
termination of this Lease, to remove any and all phone systems, furniture,
fixtures and other personal property which are not permanently affixed to the
Premises or which may be removed without significant change to the Premises
(including floor coverings, draperies, and/or removable shelves) that are
installed in the Premises at Tenant's sole expense; provided, however, that
Tenant shall, at its sole cost, repair any damage caused by such removal,
reasonable wear and tear excepted.

     SECTION 7.4. MECHANIC'S LIENS. Tenant shall keep the Premises free from any
liens arising out of any work performed, materials furnished, or obligations
incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause
any such lien to be released by posting a bond in accordance with California
Civil Code Section 3143 or any successor statute. In the event that Tenant shall
not, within thirty (30) days following the imposition of any lien, cause the
lien to be released of record by payment or posting of a proper bond, Landlord
shall have, in addition to all other available remedies, the right to cause the
lien to be released by any means it reasonably deems proper, including payment
of or defense against the claim giving rise to the lien. All reasonable and
actual expenses so incurred by Landlord, including Landlord's reasonable
attorneys' fees, and any foreseeable consequential or other damages incurred by
Landlord proximately caused by such lien, shall be reimbursed by Tenant promptly
following Landlord's demand, together with interest from the date of payment by
Landlord at the Interest Rate provided for in Section 14.3(a) below until paid.
Tenant shall give Landlord no less than twenty (20) days' prior notice in
writing before commencing construction of any kind on the Premises so that
Landlord may post and maintain notices of nonresponsibility on the Premises.

     SECTION 7.5. BUILDING ENTRY AND INSPECTION. Landlord shall, at all
reasonable times upon at least twenty-four (24) hours advance written notice
given in accordance with the provisions of Article XVI of this Lease or oral
notice to Tenant's building manager or head of security (except in emergencies,
when no notice shall be required), and provided that for security and
confidentiality purposes, Landlord's representatives are accompanied by a
representative of Tenant at all times (except in cases of emergency), have the
right to enter the Premises to inspect them, to supply services in accordance
with this Lease, to protect the interests of Landlord in the Premises, and to
submit the Premises to prospective or actual purchasers or encumbrance holders
(or, during the last one hundred and eighty (180) days of the Term or when a
Tenant default exists [which is not cured within the expiration of the
applicable cure period], to prospective tenants), all without being deemed to
have caused an eviction of Tenant and without abatement of rent except as
provided elsewhere in this Lease. Landlord shall have the right to use any and
all reasonable means which Landlord may deem proper under the circumstances to
open the doors in an emergency in order to obtain entry to the Premises, and any
entry to the Premises obtained by Landlord by such means shall not under any
circumstances be deemed to be a forcible or unlawful entry into, or a detainer
of, the Premises, or any eviction of Tenant from the Premises.

            ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY

          Tenant shall be liable for and shall pay before delinquency, all taxes
and assessments levied against all personal property of Tenant located in the
Premises, and against any alterations, additions or like improvements made to
the Premises by or on behalf of Tenant. When possible Tenant shall cause its
personal property, Above Standard Improvements and alterations to be assessed
and billed separately from the real property of which the Premises form a part.
If any taxes on Tenant's personal property, and/or alterations are levied
against Landlord or Landlord's property and if Landlord pays the same, or if the
assessed value of Landlord's property is increased by the inclusion of a value
placed upon the personal property, and/or alterations of Tenant and if Landlord
pays the taxes based upon the increased assessment, Tenant shall pay to Landlord
the taxes so levied against Landlord or the proportion of the taxes resulting
from the increase in the assessment.

                      ARTICLE IX. ASSIGNMENT AND SUBLETTING

     SECTION 9.1. RIGHTS OF PARTIES.

          (a) Tenant will not, either voluntarily or by operation of law,
assign, sublet, encumber, or otherwise transfer all or any part of Tenant's
interest in this lease, or permit the Premises to be occupied by anyone other
than Tenant, without Landlord's prior written consent, which consent shall not
be unreasonably withheld or conditioned in accordance with the provisions of
Section 9.1(b) and shall be delivered to Tenant within fifteen (15) business
days following Tenant's request. No assignment (whether voluntary, involuntary
or by operation of law) and no subletting shall be valid or effective without
Landlord's prior written consent and, at Landlord's election, any such
assignment or subletting or attempted assignment or subletting shall constitute
a material default of this Lease. Without limiting the foregoing, Landlord
agrees that the use and occupancy of not more than ten percent (10%) of the
floor area of the Premises in the aggregate by any person or entity performing
office support services (such as mail room, copy center, shipping or travel
services) or other services incidental to Tenant's permitted use on an outsource
basis shall not constitute a sublease or other prohibited transfer of the
Premises provided Tenant continues to occupy the remainder of the Premises.
Landlord

                                                                              19
<PAGE>
shall not be deemed to have given its consent to any assignment or subletting by
any other course of action, including its acceptance of any name for listing in
the Building directory. To the extent not prohibited by provisions of the
Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the "Bankruptcy Code"),
including Section 365(f)(1), Tenant on behalf of itself and its creditors,
administrators and assigns waives the applicability of Section 365(e) of the
Bankruptcy Code unless the proposed assignee of the Trustee for the estate of
the bankrupt meets Landlord's standard for consent as set forth in Section
9.1(b) of this Lease. If this Lease is assigned to any person or entity pursuant
to the provisions of the Bankruptcy Code, any and all monies or other
considerations to be delivered in connection with the assignment shall be
delivered to Landlord, shall be and remain the exclusive property of Landlord
and shall not constitute property of Tenant or of the estate of Tenant within
the meaning of the Bankruptcy Code. Any person or entity to which this Lease is
assigned pursuant to the provisions of the Bankruptcy Code shall be deemed to
have assumed all of the obligations arising under this Lease on and after the
date of the assignment, and shall upon demand execute and deliver to Landlord an
instrument confirming that assumption.

          (b) If Tenant desires to transfer an interest in this Lease, it shall
first notify Landlord of its desire and shall submit in writing to Landlord: (i)
the name and address of the proposed transferee; (ii) the nature of any proposed
subtenant's or assignee's business to be carried on in the Premises; (iii) the
terms and provisions of any proposed sublease or assignment, including a copy of
the proposed assignment or sublease form; (iv) evidence of insurance of the
proposed assignee or subtenant complying with the requirements of EXHIBIT D
hereto; (v) a completed Environmental Questionnaire from the proposed assignee
or subtenant; and (vi) any other information reasonably requested by Landlord
and reasonably related to the transfer. Except as provided in Subsection (c) of
this Section, Landlord shall not unreasonably withhold its consent, provided:
(1) the use of the Premises will be consistent with the provisions of this Lease
and with Landlord's written contractual commitments to other tenants of the
Building and/or Project; (2) at Landlord's election, insurance requirements
relating to such transferee's occupancy shall be brought into conformity with
Landlord's then current leasing practice; (3) any proposed subtenant or assignee
demonstrates that it is financially responsible by submission to Landlord of all
reasonable information as Landlord may request concerning the proposed subtenant
or assignee, including, but not limited to, a balance sheet of the proposed
subtenant or assignee as of a date within ninety (90) days of the request for
Landlord's consent, statements of income or profit and loss of the proposed
subtenant or assignee for the two-year period preceding the request for
Landlord's consent; (4) any proposed subtenant or assignee demonstrates to
Landlord's reasonable satisfaction a record of successful experience in
business; and (5) the proposed transfer will not impose additional burdens or
adverse tax effects on Landlord.

               If Landlord consents to the proposed transfer, Tenant may within
ninety (90) days after the date of the consent effect the transfer upon the
terms described in the information furnished to Landlord; provided that any
material change in the terms shall be subject to Landlord's consent as set forth
in this Section. Landlord shall approve or disapprove any requested transfer
within fifteen (15) business days following receipt of Tenant's written request,
the information set forth above, and the fee set forth below.

          (c) In lieu of consenting to a proposed assignment or subletting of
thirty-seven percent (37%) or more of the rentable area of the Premises in the
aggregate taking into consideration prior subleases for the duration of the then
remaining Term, Landlord may elect to recapture the portion of the Premises
subject to the proposed subletting, and lease such recaptured Premises directly
to the proposed assignee or sublessee or to any third party, as provided in this
paragraph. In the event Tenant proposes to sublease any space in the Building,
such space proposed for sublease must be separately leaseable and tenantable, as
reasonably determined by Landlord. Tenant shall provide Landlord with notice of
its proposal to sublease (which notice shall include all material terms of the
proposed sublease, including rental rate, tenant improvements, base year, etc.).
Landlord shall have fifteen (15) business days within which to notify Tenant of
its intent to recapture the portion of the Premises designated for subletting.
If Landlord declines to exercise its right to recapture, Tenant shall have one
hundred eighty (180) days from the time Landlord notifies Tenant of its decision
not to recapture the space, to sublease said space to any party at terms
(inclusive of rental rate, tenant improvements, base year, etc.) not materially
different than those proposed to Landlord and, if Tenant is unsuccessful, Tenant
shall repeat the procedures set forth in this paragraph. In the event of any
such recapture by Landlord, this Lease shall terminate as to the recaptured
space and the rent payable under this Lease shall be proportionately reduced,
and Landlord shall be responsible for any brokerage commissions and other
leasing costs relating to such re-leasing of the recaptured space.

          (d) Tenant agrees that fifty percent (50%) of any amounts paid by an
assignee or subtenant, however described, in excess of (i) the Basic Rent
payable by Tenant hereunder, or in the case of a sublease of a portion of the
Premises, in excess of the Basic Rent reasonably allocated to such portion, plus
(ii) Tenant's direct out-of-pocket costs such as tenant improvements, moving
costs or brokerage commissions which Tenant certifies to Landlord have been paid
to provide occupancy related services to such assignee or subtenant of a nature
commonly provided by landlords of similar space, shall be the property of
Landlord and such amounts shall be payable directly to Landlord by the assignee
or subtenant or, at Landlord's option, by Tenant. For the purpose of determining
Tenant's direct out-of -pocket costs for subparagraph (ii) of this paragraph,
Tenant shall be allowed to deduct the unamortized portion (assuming straight
line depreciation over the Lease Term) of Tenant's Contribution (as defined in
the Work Letter) provided that such subtenant or assignee is taking the Premises
"as-is" in its current configuration and no other tenant improvement costs are
included. At Landlord's request, a written agreement shall be entered into by
and among Tenant, Landlord and the proposed assignee or subtenant confirming the
requirements of this subsection.

          (e) Tenant shall pay to Landlord a fee of Five Hundred Dollars
($500.00) if and when any transfer hereunder is requested by Tenant, except for
any transfer to a "Tenant Affiliate" (as hereinafter defined). Such fee is
hereby acknowledged as a reasonable amount to reimburse Landlord for all of its
costs of review and evaluation of a proposed

                                                                              20
<PAGE>
assignee/sublessee, and Landlord shall not be obligated to commence such review
and evaluation unless and until such fee is paid.

          (f) Landlord agrees to execute and deliver to Tenant, within fifteen
(15) days following Tenant's request, a consent to lien waiver, including lease
estoppel language as may be requested by Tenant's lender (all in a form
reasonably acceptable to Tenant's lender and Landlord).

     SECTION 9.2. EFFECT OF TRANSFER. No subletting or assignment, even with the
consent of Landlord, shall relieve Tenant of its obligation to pay rent and to
perform all its other obligations under this Lease. Moreover, Tenant shall
indemnify and hold Landlord harmless, as provided in Section 10.3, for any act
or omission by an assignee or subtenant. Each assignee, other than Landlord,
shall be deemed to assume all obligations of Tenant under this Lease and shall
be liable jointly and severally with Tenant for the payment of all rent, and for
the due performance of all of Tenant's obligations, under this Lease. No
transfer shall be binding on Landlord unless any document memorializing the
transfer is delivered to Landlord and both the assignee/subtenant and Tenant
deliver to Landlord an executed consent to transfer instrument prepared by
Landlord and consistent with the requirements of this Article. The acceptance by
Landlord of any payment due under this Lease from any other person shall not be
deemed to be a waiver by Landlord of any provision of this Lease or to be a
consent to any transfer. Consent by Landlord to one or more transfers shall not
operate as a waiver or estoppel to the future enforcement by Landlord of its
rights under this Lease.

     SECTION 9.3. SUBLEASE REQUIREMENTS. The following terms and conditions
shall apply to any subletting by Tenant of all or any part of the Premises and
shall be deemed included in each sublease:

          (a) Each and every provision contained in this Lease (other than with
respect to the payment of rent hereunder) is incorporated by reference into and
made a part of such sublease, with "Landlord" hereunder meaning the sublandlord
therein and "Tenant" hereunder meaning the subtenant therein.

          (b) Tenant hereby irrevocably assigns to Landlord all of Tenant's
interest in all rentals and income arising from any sublease of the Premises,
and Landlord may collect such rent and income and apply same toward Tenant's
obligations under this Lease; provided, however, that until a default occurs in
the performance of Tenant's obligations under this Lease, Tenant shall have the
right to receive and collect the sublease rentals. Landlord shall not, by reason
of this assignment or the collection of sublease rentals, be deemed liable to
the subtenant for the performance of any of Tenant's obligations under the
sublease. Tenant hereby irrevocably authorizes and directs any subtenant, upon
receipt of a written notice from Landlord stating that an uncured default exists
in the performance of Tenant's obligations under this Lease, to pay to Landlord
all sums then and thereafter due under the sublease. Tenant agrees that the
subtenant may rely on that notice without any duty of further inquiry and
notwithstanding any notice or claim by Tenant to the contrary. Tenant shall have
no right or claim against the subtenant or Landlord for any rentals so paid to
Landlord.

          (c) Except as permitted under Section 9.4 below, in the event of the
termination of this Lease, Landlord may, at its sole option, take over Tenant's
entire interest in any sublease and, upon notice from Landlord, the subtenant
shall attorn to Landlord. In no event, however, shall Landlord be liable for any
previous act or omission by Tenant under the sublease or for the return of any
advance rental payments or deposits under the sublease that have not been
actually delivered to Landlord, nor shall Landlord be bound by any sublease
modification executed without Landlord's consent or for any advance rental
payment by the subtenant in excess of one month's rent. The general provisions
of this Lease, including, without limitation, those pertaining to insurance and
indemnification, shall be deemed incorporated by reference into the sublease
despite the termination of this Lease.

     SECTION 9.4. CERTAIN TRANSFERS. Notwithstanding anything to the contrary
contained in this Article IX, Landlord's consent shall not be required for the
assignment or transfer of this Lease to any parent or wholly owned subsidiary of
Tenant or in connection with the sale of all or substantially all of the assets
of Tenant or as a result of a merger by Tenant with or into another entity
controlling, under common control with, or controlled by Tenant (a "Tenant
Affiliate"); provided that (i) the financial ability of the persons and/or
entities remaining liable for Tenant's obligations under this Lease after such
transfer, when considered in the aggregate, shall not be materially and
adversely reduced or impaired when compared to the financial ability of Tenant
prior to such transfer, evidence of which, satisfactory to Landlord, shall be
presented to Landlord prior to such transfer unless such prior disclosure is
prohibited by applicable law in which event disclosure shall be made as soon as
reasonably possible after such transaction is disclosed to the public, (ii)
Tenant shall provide to Landlord prior to or contemporaneously with such
transfer, written notice of such transactions and such documentation and other
information as Landlord may reasonably request in connection therewith, (iii)
the terms of Section 9.2 shall be applicable to any such assignment, and (iv)
the use of the Premises by the Tenant Affiliate shall be as set forth in this
Lease. For purposes of this Section, a public or private refinancing or offering
of Tenant stock is a permitted transfer and the term "control" means possession,
directly or indirectly, of the power to direct or cause the direction of the
management, affairs and policies of anyone, whether through the ownership of
voting securities, by contract or otherwise. The provisions of Section 9.1 (c)
and (d) shall not apply to the assignment or transfer of Tenant's interest in
this Lease to a Tenant Affiliate pursuant to the provisions of this Section.

          SECTION 9.5 COLOCATION OF EQUIPMENT. Tenant may from time to time
throughout the Lease Term provide services to or require services from
customers, suppliers, vendors or other persons or entities with whom Tenant has
a business relationship (the "Customers") which allows such Customers to locate
equipment owned by such Customers within the Premises and Tenant may grant such
Customers access to the Premises for the operation, maintenance repair and/or
replacement of such equipment ("Colocation"). The use of the Premises by such
Customers

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<PAGE>
for Colocation shall not be considered a sublease, assignment or other transfer
of Tenant's interest in this lease requiring Landlord's consent provided: (i)
there is no demising wall segregating any portion of the Building for solely for
use by such Customer; and (ii) no such Customer has exclusive use of or control
over a portion of the Building. Tenant shall be solely responsible for causing
such Customers to access and use the Premises in accordance with the terms of
this Lease. Landlord shall have no obligation to operate, maintain, insure or
otherwise be responsible for any such equipment whether owned by Tenant or any
such Customers.

                       ARTICLE X. INSURANCE AND INDEMNITY

     SECTION 10.1. TENANT'S INSURANCE. Tenant, at its sole cost and expense,
shall provide and maintain in effect the insurance described in EXHIBIT D.
Evidence of that insurance must be delivered to Landlord prior to the
Commencement Date.

     SECTION 10.2. LANDLORD'S INSURANCE. Landlord shall provide the following
types of insurance, in amounts and coverages as may be determined by Landlord in
its reasonable discretion provided such amounts, coverages and deductibles are
reasonable and comparable to coverages maintained on comparable properties in
the area: "all risk" property insurance, subject to standard exclusions covering
the Building and the Project, and commercial general liability coverage.
Further, Landlord may, in its sole and absolute discretion, obtain coverage for
such other risks as Landlord or its mortgagees may from time to time deem
appropriate, including, without limitation, coverage for leasehold improvements
and/or earthquake (provided, however, that the cost of earthquake insurance
shall not be included as an Operating Expense unless Landlord elects or is
required to carry such coverage on the entire Project). Landlord shall not be
required to carry insurance of any kind on Tenant's property, including
leasehold improvements, trade fixtures, furnishings, equipment, plate glass,
signs and all other items of personal property, and shall not be obligated to
repair or replace that property should damage occur. All proceeds of insurance
maintained by Landlord upon the Building and Project shall be the property of
Landlord, whether or not Landlord is obligated to or elects to make any repairs.
At Landlord's option, Landlord may self-insure all or any portion of the risks
for which Landlord is required or elects to provide insurance hereunder;
provided, however, that in the event that Landlord transfers its fee interest in
the Project including the Premises (other than to an entity affiliated with,
controlled, controlling or under common control with Landlord, or in which
Landlord retains an interest), such transferee shall demonstrate a financial net
worth of at least Fifty Million Dollars ($50,000,000.00) or cash reserves of Ten
Million Dollars ($10,000,000.00), and in the absence of such financial net worth
or cash reserves, such transferee shall instead maintain insurance coverage as
required by this Section 10.2 from third-party insurance carrier(s).

     SECTION 10.3. JOINT INDEMNITY.

          (a) To the fullest extent permitted by law, but subject to the express
limitations on liability contained in Section 10.5 of this Lease, Tenant shall
defend, indemnify, protect, save and hold harmless Landlord, its agents, and any
and all affiliates of Landlord, including, without limitation, any corporations
or other entities controlling, controlled by or under common control with
Landlord, from and against any and all claims, liabilities, costs or expenses
arising either before or after the Commencement Date from Tenant's use or
occupancy of the Premises, or from the conduct of its business, or from any
activity, work, or thing done, permitted or suffered by Tenant or its agents,
employees, invitees or licensees in or about the Premises, or from any
negligence or willful misconduct of Tenant or its agents, employees, visitors,
patrons, guests, invitees or licensees. In cases of alleged negligence asserted
by third parties against Landlord which arise out of, are occasioned by, or in
any way attributable to Tenant's, its agents, employees, contractors, licensees
or invitees use and occupancy of the Premises, or from the conduct of its
business or from any activity, work or thing done, permitted or suffered by
Tenant or its agents, employees, invitees or licensees on Tenant's part to be
performed under this Lease, or from any negligence or willful misconduct of
Tenant, its agents, employees, licensees or invitees, Tenant shall accept any
tender of defense for Landlord and shall, notwithstanding any allegation of
negligence or willful misconduct on the part of the Landlord, defend Landlord
and protect and hold Landlord harmless and pay all costs, expenses and
attorneys' fees incurred in connection with such litigation, provided that
Tenant shall not be liable for any such injury or damage, and Landlord shall
reimburse Tenant for the reasonable attorney's fees and costs for the attorney
representing both parties, all to the extent and in the proportion that such
injury or damage is ultimately determined by a court of competent jurisdiction
(or in connection with any negotiated settlement agreed to by Landlord) to be
attributable to the negligence or willful misconduct of Landlord. Upon
Landlord's request, Tenant shall at Tenant's sole cost and expense, retain a
separate attorney reasonably selected by Landlord to represent Landlord in any
such suit if Landlord reasonably determines that the representation of both
Tenant and Landlord by the same attorney would cause a conflict of interest;
provided, however, that to the extent and in the proportion that the injury or
damage which is the subject of the suit is ultimately determined by a court of
competent jurisdiction (or in connection with any negotiated settlement agreed
to by Landlord) to be attributable to the negligence or willful misconduct of
Landlord, Landlord shall reimburse Tenant for the reasonable legal fees and
costs of the separate attorney retained by Tenant. The provisions of this
Subsection 10.3(a) shall expressly survive the expiration or sooner termination
of this Lease.

          (b) To the fullest extent permitted by law, but subject to the express
limitations on liability contained in this Lease (including, without limitation,
the provisions of Sections 10.4, 10.5 and 14.8 of this Lease), Landlord shall
defend, indemnify, protect, save and hold harmless Tenant, its agents and any
and all affiliates of Tenant, including, without limitation, any corporations,
or other entities controlling, controlled by or under common control with
Tenant, from and against any and all claims, liabilities, costs or expenses
arising either before or after the Commencement Date from the operation,
maintenance or repair of the Common Areas, the Project and/or the Building by
Landlord or its employees

                                                                              22
<PAGE>
or authorized agents. In cases of alleged negligence asserted by third parties
against Tenant which arise out of, are occasioned by, or in any way attributable
to the maintenance or repair of the Common Areas, the Project or the Building by
Landlord or its authorized agents or employees, Landlord shall accept any tender
of defense for Tenant and shall, notwithstanding any allegation of negligence or
willful misconduct on the part of Tenant, defend Tenant and protect and hold
Tenant harmless and pay all cost, expense and attorneys' fees incurred in
connection with such litigation, provided that Landlord shall not be liable for
any such injury or damage, and Tenant shall reimburse Landlord for the
reasonable attorney's fees and costs for the attorney representing both parties,
all to the extent and in the proportion that such injury or damage is ultimately
determined by a court of competent jurisdiction (or in connection with any
negotiated settlement agreed to by Tenant) to be attributable to the negligence
or willful misconduct of Tenant. Upon Tenant's request, Landlord shall at
Landlord's sole cost and expense, retain a separate attorney reasonably selected
by Tenant to represent Tenant in any such suit if Tenant reasonably determines
that the representation of both Tenant and Landlord by the same attorney would
cause conflict of interest; provided, however, that to the extent and the
proportion that the injury or damage which is the subject of the suit is
ultimately determined by a court of competent jurisdiction (or in connection
with any negotiated settlement agreed to by Tenant) to be attributable to the
negligence or willful misconduct or Tenant, Tenant shall reimburse Landlord for
the reasonable legal fees and costs of the separate attorney retained by
Landlord. The provisions of this Subsection 10.3(b) shall expressly survive the
expiration or sooner termination of this Lease.

     SECTION 10.4. LANDLORD'S NONLIABILITY. Subject to the express indemnity
obligations contained in Section 10.3(b) of this Lease, Landlord shall not be
liable to Tenant, its employees, agents and invitees, and Tenant hereby waives
all claims against Landlord for loss of or damage to any property or personal
injury, or any other loss, cost, damage, injury or liability whatsoever
resulting from fire, explosion, falling plaster, steam, gas, electricity, water
or rain which may leak or flow from or into any part of the Premises or from the
breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires,
appliances, plumbing, air conditioning, electrical works or other fixtures in
the Building, whether the damage or injury results from conditions arising in
the Premises or in other portions of the Building. Notwithstanding any provision
of this Lease to the contrary, including, without limitation, the provisions of
Section 10.3(b) of this Lease, Landlord shall in no event be liable to Tenant,
its employees, agents, and invitees, and Tenant hereby waives all claims against
Landlord, for loss or interruption of Tenant's business or income (including,
without limitation, any consequential damages and lost profit or opportunity
costs), or any other loss, cost, damage, injury or liability resulting from, but
not limited to, Acts of God (except with respect to restoration obligations
pursuant to Article XI below), acts of civil disobedience or insurrection, acts
or omissions (criminal or otherwise) of any third parties (other than Landlord's
employees or authorized agents), including, without limitation, any other
tenants within the Project or their agents, employees, contractors, guests or
invitees. It is understood that any such condition may require the temporary
evacuation or closure of all or a portion of the Building. Except as provided in
Sections 6.1, 11.1 and 12.1 below, there shall be no abatement of rent and no
liability of Landlord by reason of any injury to or interference with Tenant's
business (including, without limitation, consequential damages and lost profit
or opportunity costs) arising from the making of any repairs, alterations or
improvements to any portion of the Building, including repairs to the Premises,
nor shall any related activity by Landlord constitute an actual or constructive
eviction; provided, however, that in making repairs, alterations or
improvements, Landlord shall interfere as little as reasonably practicable with
the conduct of Tenant's business in the Premises. Neither Landlord nor its
agents shall be liable for interference with light or other similar intangible
interests. Tenant shall immediately notify Landlord in case of fire or accident
in the Premises, the Building or the Project and of defects in any improvements
or equipment.

     SECTION 10.5. WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives
all rights of recovery against the other and the other's agents on account of
loss and damage occasioned to the property of such waiving party to the extent
only that such loss or damage would be covered under any "all risk" property
insurance policies required by this Article X; provided however, that (i) the
foregoing waiver shall not apply to the extent of Tenant's obligations to pay
deductibles under any such policies and this Lease, and (ii) if any loss is due
to the negligent act, omission or willful misconduct of Tenant or its agents,
employees, contractors, guests or invitees, Tenant's liability insurance shall
be primary and shall cover all losses and damages prior to any other insurance
hereunder. By this waiver it is the intent of the parties that neither Landlord
nor Tenant shall be liable to any insurance company (by way of subrogation or
otherwise) insuring the other party for any loss or damage insured against under
any "all-risk" property insurance policies required by this Article, even though
such loss or damage might be occasioned by the negligence of such party, its
agents, employees, contractors, guests or invitees. The provisions of this
Section shall not limit the indemnification provisions elsewhere contained in
this Lease.

                                                                              23
<PAGE>
                        ARTICLE XI. DAMAGE OR DESTRUCTION

     SECTION 11.1. RESTORATION.

          (a) If the Building of which the Premises are a part is damaged,
Landlord shall diligently repair that damage as soon as reasonably possible, at
its expense, unless: (i) Landlord reasonably determines that the cost of repair
is not covered by Landlord's fire and extended coverage insurance then in place
(or if Landlord is self-insuring, would not be covered by a standard policy of
"all risk" fire insurance), plus such additional amounts Tenant elects, at its
option, to contribute, excluding however the deductible (for which Tenant shall
be responsible for Tenant's Share); (ii) Landlord reasonably determines that the
Premises cannot, with reasonable diligence, be fully repaired by Landlord (or
cannot be safely repaired because of the presence of hazardous factors,
including, without limitation, Hazardous Materials, earthquake faults, and other
similar dangers) within two hundred seventy (270) days after the date of the
damage; (iii) the damage occurs during the final twelve (12) months of the Term.
Should Landlord elect not to repair the damage for one of the preceding reasons,
Landlord shall so notify Tenant in writing within thirty (30) days after the
damage occurs and this Lease shall terminate as of the date of that notice.

          (b) Unless Landlord elects to terminate this Lease in accordance with
subsection (a) above, this Lease shall continue in effect for the remainder of
the Term and Landlord shall promptly notify Tenant in writing of Landlord's
election to restore the Premises and of the time Landlord estimates to complete
such restoration; provided that so long as Tenant is not in default under this
Lease following the expiration of the applicable cure period, if the damage is
so extensive that Landlord reasonably determines that the Premises cannot, with
reasonable diligence, be repaired by Landlord (or cannot be safely repaired
because of the presence of hazardous factors, earthquake faults, and other
similar dangers) so as to allow Tenant's substantial use and enjoyment of the
Premises within two hundred seventy (270) days after the date of damage, then
Tenant may elect to terminate this Lease by written notice to Landlord within
the thirty (30) day period stated in subsection (a).

          (c) Commencing on the date of any damage to the Building, and ending
on the sooner of the date the damage is repaired or the date this Lease is
terminated, the rental to be paid under this Lease shall be abated in the same
proportion that the floor area of the Premises that is rendered unusable by the
damage from time to time bears to the total floor area of the Premises, and if
as a result of any partial damage, Tenant reasonably determines that it cannot
conduct its business in the remaining portions of the Premises, the rent for the
entire Premises shall be abated. Any such abatement shall be conditioned upon
Tenant's then carrying the required business interruption insurance as described
in EXHIBIT D.

          (d) Notwithstanding the provisions of subsections (a), (b) and (c) of
this Section, and subject to the provisions of Section 10.5 above, the cost of
any repairs shall be borne by Tenant, and Tenant shall not be entitled to rental
abatement or termination rights, if the damage is due to the fault or neglect of
Tenant or its employees, subtenants, invitees or representatives, but only to
the extent such damage is not covered by a standard policy of "all risk"
insurance (whether or not Landlord is self-insuring). In addition, the
provisions of this Section shall not be deemed to require Landlord to repair any
improvements or fixtures that Tenant is obligated to repair or insure pursuant
to any other provision of this Lease.

          (e) Tenant shall fully cooperate with Landlord in removing Tenant's
personal property and any nonstructural debris from the Premises to facilitate
all inspections of the Premises and the making of any repairs. Notwithstanding
anything to the contrary contained in this Lease, if Landlord in good faith
believes there is a risk of injury to persons or damage to property from entry
into the Building or Premises following any damage or destruction thereto,
Landlord may restrict entry into the Building or the Premises by Tenant, its
employees, agents and contractors in a non-discriminatory manner, without being
deemed to have violated Tenant's rights of quiet enjoyment to, or made an
unlawful detainer of, or evicted Tenant from, the Premises. Upon request,
Landlord shall consult with Tenant to determine if there are safe methods of
entry into the Building or the Premises solely in order to allow Tenant to
retrieve files, data in computers, and necessary inventory, subject however to
all indemnities and waivers of liability from Tenant to Landlord contained in
this Lease and any additional indemnities and waivers of liability which
Landlord may require. If damage or destruction rendering the Premises unusable
occurs during the final twelve (12) months of the Lease Term or the final twelve
(12) months of any extension period which cannot be repaired within sixty (60)
days following such damage or destruction, Tenant shall have the option to
terminate the Lease by providing Landlord written notification of Tenant's
election to terminate within thirty (30) days after the damage occurs. For all
purposes of this Section 11.1, damage to Tenant's parking areas and access to
the Premises shall be deemed damage to the Building.

     SECTION 11.2. LEASE GOVERNS/JAMS. Tenant agrees that the provisions of this
Lease, including, without limitation, Section 11.1, shall govern any damage or
destruction and shall accordingly supersede any contrary statute or rule of law.
Any disputes regarding the obligations of the parties under this Article XI
shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7
of this Lease.

                                                                              24
<PAGE>
                           ARTICLE XII. EMINENT DOMAIN

     SECTION 12.1. TOTAL OR PARTIAL TAKING. If all or a material portion of the
Premises which materially impairs Tenant's ability to conduct business from the
Premises is taken by any lawful authority by exercise of the right of eminent
domain, or sold to prevent a taking, either Tenant or Landlord may terminate
this Lease effective as of the date possession is required to be surrendered to
the authority. In the event title to a portion of the Building or Project, other
than the Premises, is taken or sold in lieu of taking, and if Landlord elects to
restore the Building in such a way as to alter the Premises materially, either
party may terminate this Lease, by written notice to the other party, effective
on the date of vesting of title. In the event neither party has elected to
terminate this Lease as provided above, then Landlord shall promptly, after
receipt of a sufficient condemnation award, proceed to restore the Premises to
substantially their condition prior to the taking, and a proportionate allowance
shall be made to Tenant for the rent corresponding to the time during which, and
to the part of the Premises of which, Tenant is deprived on account of the
taking and restoration. In addition, Tenant's share of Operating Expenses and
all other elements of this Lease which are a function of the square footage of
the Premises shall be adjusted to reflect the taking. In the event of a taking,
Landlord shall be entitled to the entire amount of the condemnation award
without deduction for any estate or interest of Tenant; provided that nothing in
this Section shall be deemed to give Landlord any interest in, or prevent Tenant
from seeking any award against the taking authority for, the taking of personal
property and fixtures belonging to Tenant or for relocation or business
interruption expenses recoverable from the taking authority.

     SECTION 12.2. TEMPORARY TAKING. No temporary taking of the Premises shall
terminate this Lease or give Tenant any right to abatement of rent, and any
award specifically attributable to a temporary taking of the Premises shall
belong entirely to Tenant. A temporary taking shall be deemed to be a taking of
the use or occupancy of the Premises for a period of not to exceed ninety (90)
days.

     SECTION 12.3. TAKING OF PARKING AREA. In the event there shall be a taking
of the parking area such that Landlord can no longer provide sufficient parking
to comply with this Lease, Landlord may substitute reasonably equivalent parking
in a location reasonably close to the Building; provided that if Landlord fails
to make that substitution within ninety (90) days following the taking and if
the taking materially impairs Tenant's use and enjoyment of the Premises, Tenant
may, at its option, terminate this Lease by written notice to Landlord. If this
Lease is not so terminated by Tenant, there shall be no abatement of rent and
this Lease shall continue in effect. Any dispute regarding the substitution of
parking spaces under this Section 12.3 shall be submitted to and resolved by
JAMS arbitration pursuant to Section 22.7 of this Lease.

          ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS

     SECTION 13.1. SUBORDINATION. At the option of Landlord, this Lease shall be
either superior or subordinate to all ground or underlying leases, mortgages and
deeds of trust, if any, which may hereafter affect the Building, and to all
renewals, modifications, consolidations, replacements and extensions thereof;
provided, that so long as Tenant is not in default under this Lease following
the expiration of the applicable cure period, this Lease shall not be terminated
or Tenant's quiet enjoyment of the Premises disturbed in the event of
termination of any such ground or underlying lease, or the foreclosure of any
such mortgage or deed of trust, to which Tenant has subordinated this Lease
pursuant to this Section. Any such subordination instrument presented for
Tenant's signature shall contain nondisturbance provisions for Tenant's benefit
substantially in accordance with the provisions for Tenant's benefit set forth
in this Section. In the event of a termination or foreclosure, Tenant shall
become a tenant of and attorn to the successor-in-interest to Landlord upon the
same terms and conditions as are contained in this Lease, and shall execute any
instrument reasonably required by Landlord's successor for that purpose. Tenant
shall also, upon written request of Landlord, execute and deliver all
instruments as may be required from time to time to subordinate the rights of
Tenant under this Lease to any ground or underlying lease or to the lien of any
mortgage or deed of trust (provided that such instruments include the
nondisturbance and attornment protections set forth above in form reasonably
acceptable to Tenant), or, if requested by Landlord, to subordinate, in whole or
in part, any ground or underlying lease or the lien of any mortgage or deed of
trust to this Lease.

     SECTION 13.2. ESTOPPEL CERTIFICATE.

          (a) Tenant shall, at any time upon not less than fifteen (15) days
prior written notice from Landlord, execute, acknowledge and deliver to
Landlord, in any form that Landlord may reasonably require, a statement in
writing (i) certifying that this Lease is unmodified and in full force and
effect (or, if modified, stating the nature of the modification and certifying
that this Lease, as modified, is in full force and effect) and the dates to
which the rental, additional rent and other charges have been paid in advance,
if any, and (ii) acknowledging that, to Tenant's knowledge, there are no uncured
defaults on the part of Landlord, or specifying each default if any are claimed,
and (iii) setting forth all further information that Landlord may reasonably
require. Tenant's statement may be relied upon by any prospective purchaser or
encumbrancer of all or any portion of the Building or Project.

          (b) Notwithstanding any other rights and remedies of Landlord,
Tenant's failure to deliver any estoppel statement within fifteen (15) days
following written notice therefor shall be conclusive upon Tenant that (i) this
Lease is in full force and effect, without modification except as may be
represented by Landlord, (ii) there are no uncured defaults in Landlord's
performance, and (iii) not more than one month's rental has been paid in
advance.

                                                                              25
<PAGE>
     SECTION 13.3. FINANCIALS.

          (a) Tenant shall deliver to Landlord, prior to the execution of this
Lease and thereafter at any time within fifteen (15) days following Landlord's
request but not more than once in each calendar year, Tenant's current financial
statements, certified true, accurate and complete by the chief financial officer
of Tenant, including a balance sheet and profit and loss statement for the most
recent prior year (collectively, the "Statements"), which Statements shall
accurately and completely reflect the financial condition of Tenant. Landlord
agrees that it will keep the Statements confidential, except that Landlord shall
have the right to deliver the same to any proposed purchaser of the Building or
Project (provided that any such purchaser shall agree to keep said Statements
confidential), and to any encumbrancer of all or any portion of the Building or
Project (provided that Landlord shall request that any such encumbrancer keep
said Statements confidential).

          (b) Tenant acknowledges that Landlord is relying on the Statements in
its determination to enter into this Lease, and Tenant represents to Landlord,
which representation shall be deemed made on the date of this Lease and again on
the Commencement Date, that no material change in the financial condition of
Tenant, as reflected in the Statements, has occurred since the date Tenant
delivered the Statements to Landlord. The Statements are represented and
warranted by Tenant to be correct and to accurately and fully reflect Tenant's
true financial condition as of the date of submission by any Statements to
Landlord.

ARTICLE XIV. DEFAULTS AND REMEDIES

     SECTION 14.1. TENANT'S DEFAULTS. In addition to any other event of default
set forth in this Lease, the occurrence of any one or more of the following
events shall constitute a default by Tenant:

          (a) The failure by Tenant to make any payment of rent or additional
rent required to be made by Tenant, as and when due, where the failure continues
for a period of ten (10) days after written notice from Landlord to Tenant;
provided, however, that any such notice shall be in lieu of, and not in addition
to, any notice required under California Code of Civil Procedure Section 1161
and 1161(a) as amended. For purposes of these default and remedies provisions,
the term "additional rent" shall be deemed to include all amounts of any type
whatsoever other than Basic Rent to be paid by Tenant pursuant to the terms of
this Lease.

          (b) Assignment, sublease, encumbrance or other transfer of the Lease
by Tenant, either voluntarily or by operation of law, whether by judgment,
execution, transfer by intestacy or testacy, or other means, without the prior
written consent of Landlord.

          (c) The discovery by Landlord that any financial statement provided by
Tenant, or by any affiliate, successor or guarantor of Tenant, was materially
false.

          (d) The failure of Tenant to timely and fully provide any
subordination agreement, estoppel certificate or financial statements in
accordance with the requirements of Article XIII.

          (e) The failure or inability by Tenant to observe or perform any of
the express or implied covenants or provisions of this Lease to be observed or
performed by Tenant, other than as specified in any other subsection of this
Section, where the failure continues for a period of thirty (30) days after
written notice from Landlord to Tenant or such shorter period as is specified in
any other provision of this Lease; provided, however, that any such notice shall
be in lieu of, and not in addition to, any notice required under California Code
of Civil Procedure Section 1161 and 1161(a) as amended. However, if the nature
of the failure is such that more than thirty (30) days are reasonably required
for its cure, then Tenant shall not be deemed to be in default if Tenant
commences the cure within thirty (30) days, and thereafter diligently pursues
the cure to completion.

          (f) (i) The making by Tenant of any general assignment for the benefit
of creditors; (ii) the filing by or against Tenant of a petition to have Tenant
adjudged a Chapter 7 debtor under the Bankruptcy Code or to have debts
discharged or a petition for reorganization or arrangement under any law
relating to bankruptcy (unless, in the case of a petition filed against Tenant,
the same is dismissed within sixty (60) days); (iii) the appointment of a
trustee or receiver to take possession of substantially all of Tenant's assets
located at the Premises or of Tenant's interest in this Lease, if possession is
not restored to Tenant within sixty (60) days; (iv) the attachment, execution or
other judicial seizure of substantially all of Tenant's assets located at the
Premises or of Tenant's interest in this Lease, where the seizure is not
discharged within sixty (60) days; or (v) Tenant's convening of a meeting of its
creditors for the purpose of effecting a moratorium upon or composition of its
debts. Landlord shall not be deemed to have knowledge of any event described in
this subsection unless notification in writing is received by Landlord, nor
shall there be any presumption attributable to Landlord of Tenant's insolvency.
In the event that any provision of this subsection is contrary to applicable
law, the provision shall be of no force or effect.

     SECTION 14.2. LANDLORD'S REMEDIES.

          (a) In the event of any default by Tenant, or in the event of the
abandonment of the Premises by Tenant, then in addition to any other remedies
available to Landlord, Landlord may exercise the following remedies:

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               (i) Landlord may terminate Tenant's right to possession of the
Premises by any lawful means, in which case this Lease shall terminate and
Tenant shall immediately surrender possession of the Premises to Landlord. Such
termination shall not affect any accrued obligations of Tenant under this Lease.
Upon termination, Landlord shall have the right to reenter the Premises and
remove all persons and property. Landlord shall also be entitled to recover from
Tenant:

                     (1) The worth at the time of award of the unpaid rent and
additional rent which had been earned at the time of termination;

                     (2) The worth at the time of award of the amount by which
the unpaid rent and additional rent which would have been earned after
termination until the time of award exceeds the amount of such loss that Tenant
proves could have been reasonably avoided;

                     (3) The worth at the time of award of the amount by which
the unpaid rent and additional rent for the balance of the Term after the time
of award exceeds the amount of such loss that Tenant proves could be reasonably
avoided;

                     (4) Any other amount necessary to compensate Landlord for
all the detriment proximately caused by Tenant's failure to perform its
obligations under this Lease or which in the ordinary course of things would be
likely to result from Tenant's default, including, but not limited to, the cost
of recovering possession of the Premises, refurbishment of the Premises to the
condition required upon surrender under this Lease, marketing costs, commissions
and other expenses of reletting, including necessary repair, the unamortized
portion of any tenant improvements and brokerage commissions funded by Landlord
in connection with this Lease, reasonable attorneys' fees, and any other
reasonable costs (provided that the unamortized portion of any tenant
improvements shall not be computed separately from the rent which includes such
amounts); and

                     (5) At Landlord's election, all other amounts in addition
to or in lieu of the foregoing as may be permitted by law. The term "rent" as
used in this Lease shall be deemed to mean the Basic Rent and all other sums
required to be paid by Tenant to Landlord pursuant to the terms of this Lease.
Any sum, other than Basic Rent, shall be computed on the basis of the average
monthly amount accruing during the twenty-four (24) month period immediately
prior to default, except that if it becomes necessary to compute such rental
before the twenty-four (24) month period has occurred, then the computation
shall be on the basis of the average monthly amount during the shorter period.
As used in subparagraphs (1) and (2) above, the "worth at the time of award"
shall be computed by allowing interest at the rate of ten percent (10%) per
annum. As used in subparagraph (3) above, the "worth at the time of award" shall
be computed by discounting the amount at the discount rate of the Federal
Reserve Bank of San Francisco at the time of award plus one percent (1%).

               (ii) Landlord may elect not to terminate Tenant's right to
possession of the Premises, in which event Landlord may continue to enforce all
of its rights and remedies under this Lease, including the right to collect all
rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet
the Premises, or the appointment of a receiver to protect the Landlord's
interests under this Lease, shall not constitute a termination of the Tenant's
right to possession of the Premises. In the event that Landlord elects to avail
itself of the remedy provided by this subsection (ii), Landlord shall not
unreasonably withhold its consent to an assignment or subletting of the Premises
subject to the reasonable standards for Landlord's consent as are contained in
this Lease.

          (b) The various rights and remedies reserved to Landlord in this Lease
or otherwise shall be cumulative and, except as otherwise provided by California
law, Landlord may pursue any or all of its rights and remedies at the same time.

          (c) No delay or omission of Landlord to exercise any right or remedy
shall be construed as a waiver of the right or remedy or of any default by
Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any
preceding breach or default by Tenant of any provision of this Lease, other than
the failure of Tenant to pay the particular rent accepted, regardless of
Landlord's knowledge of the preceding breach or default at the time of
acceptance of rent, or (ii) a waiver of Landlord's right to exercise any remedy
available to Landlord by virtue of the breach or default. The acceptance of any
payment from a debtor in possession, a trustee, a receiver or any other person
acting on behalf of Tenant or Tenant's estate shall not waive or cure a default
under Section 14.1. No payment by Tenant or receipt by Landlord of a lesser
amount than the rent required by this Lease shall be deemed to be other than a
partial payment on account of the earliest due stipulated rent, nor shall any
endorsement or statement on any check or letter be deemed an accord and
satisfaction and Landlord shall accept the check or payment without prejudice to
Landlord's right to recover the balance of the rent or pursue any other remedy
available to it. No act or thing done by Landlord or Landlord's agents during
the Term shall be deemed an acceptance of a surrender of the Premises, and no
agreement to accept a surrender shall be valid unless in writing and signed by
Landlord. No employee of Landlord or of Landlord's agents shall have any power
to accept the keys to the Premises prior to the termination of this Lease, and
the delivery of the keys to any employee shall not operate as a termination of
the Lease or a surrender of the Premises.

     SECTION 14.3. LATE PAYMENTS. Any rent due under this Lease that is not
received by Landlord within ten (10) days of the date when due shall bear
interest at the rate of ten percent (10%) per annum not to exceed the maximum
rate permitted by law (the "Interest Rate") from the date due until fully paid.
The payment of interest shall not cure any default by Tenant under this Lease.
In addition, Tenant acknowledges that the late payment by Tenant to Landlord of
rent will cause Landlord to incur costs not contemplated by this Lease, the
exact amount of which will be

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<PAGE>
extremely difficult and impracticable to ascertain. Those costs may include, but
are not limited to, administrative, processing and accounting charges, and late
charges which may be imposed on Landlord by the terms of any ground lease,
mortgage or trust deed covering the Premises. Accordingly, if any rent due from
Tenant shall not be received by Landlord or Landlord's designee within ten (10)
days after the date due, then Tenant shall pay to Landlord, in addition to the
interest provided above, a late charge in a sum equal to the greater of five
percent (5%) of the amount overdue or Two Hundred Fifty Dollars ($250.00) for
each delinquent payment; provided that such late charge shall be waived for the
initial late rent payment during each calendar year during the Term and any
extension. Acceptance of a late charge by Landlord shall not constitute a waiver
of Tenant's default with respect to the overdue amount, nor shall it prevent
Landlord from exercising any of its other rights and remedies.

     SECTION 14.4. RIGHT OF LANDLORD TO PERFORM. All covenants and agreements to
be performed by Tenant under this Lease shall be performed at Tenant's sole cost
and expense and without any abatement of rent or right of set-off. If Tenant
fails to pay any sum of money, other than rent, or fails to perform any other
act on its part to be performed under this Lease, and the failure continues
beyond any applicable grace period set forth in Section 14.1, then in addition
to any other available remedies, Landlord may, at its election make the payment
or perform the other act on Tenant's part. Landlord's election to make the
payment or perform the act on Tenant's part shall not give rise to any
responsibility of Landlord to continue making the same or similar payments or
performing the same or similar acts. Tenant shall, promptly upon demand by
Landlord, reimburse Landlord for all sums paid by Landlord and all necessary
incidental costs, together with interest at the maximum rate permitted by law
from the date of the payment by Landlord. Landlord shall have the same rights
and remedies if Tenant fails to pay those amounts as Landlord would have in the
event of a default by Tenant in the payment of rent. Landlord shall provide
Tenant with written notice and the appropriate cure period provided in the Lease
before performing any act on behalf of Tenant and will provide Tenant with
written request for any reimbursement payable under this Section 14.4.

     SECTION 14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in
default in the performance of any obligation under this Lease unless and until
it has failed to perform the obligation within thirty (30) days after written
notice by Tenant to Landlord specifying in reasonable detail the nature and
extent of the failure; provided, however, that if the nature of Landlord's
obligation is such that more than thirty (30) days are required for its
performance, then Landlord shall not be deemed to be in default if it commences
performance within the thirty (30) day period and thereafter diligently pursues
the cure to completion. If Landlord shall default in the performance of any of
its obligations under the Lease (after notice and an opportunity to cure as
provided herein), Tenant shall have the right to pursue any and all remedies
available to it as set forth in this Lease, at law, or in equity, subject to the
express limitations on liability contained in this Lease.

     SECTION 14.6. EXPENSES AND LEGAL FEES. All sums reasonably incurred by
Landlord in connection with any event of default by Tenant under this Lease or
holding over of possession by Tenant after the expiration or earlier termination
of this Lease, including, without limitation, all costs, expenses and actual
accountants, appraisers, attorneys and other professional fees, and any
collection agency or other collection charges, shall be due and payable by
Tenant to Landlord on demand, and shall bear interest at the rate of ten percent
(10%) per annum. Should either Landlord or Tenant bring any action in connection
with this Lease, the prevailing party shall be entitled to recover as a part of
the action its reasonable attorneys' fees, and all other costs. The prevailing
party for the purpose of this paragraph shall be determined by the trier of the
facts.

     SECTION 14.7. WAIVER OF JURY TRIAL. LANDLORD AND TENANT EACH ACKNOWLEDGES
THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT
TO ITS RIGHTS TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND
KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER
(AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR
AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY
CONNECTED WITH THIS LEASE, TENANT'S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY
CLAIM OF INJURY OR DAMAGE.

     SECTION 14.8. SATISFACTION OF JUDGMENT. The obligations of Landlord do not
constitute the personal obligations of the individual partners, trustees,
directors, officers or shareholders of Landlord or its constituent partners.
Should Tenant recover a money judgment against Landlord, such judgment shall be
satisfied only out of the proceeds of sale received upon execution of such
judgment and levied thereon against the right, title and interest of Landlord in
the Project and out of the rent or other income from such property receivable by
Landlord or out of consideration received by Landlord from the sale or other
disposition of all or any part of Landlord's right, title or interest in the
Project and no action for any deficiency may be sought or obtained by Tenant.

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                             ARTICLE XV. END OF TERM

     SECTION 15.1. HOLDING OVER. This Lease shall terminate without further
notice upon the expiration of the Term, and any holding over by Tenant after the
expiration shall not constitute a renewal or extension of this Lease, or give
Tenant any rights under this Lease, except when in writing signed by both
parties. If Tenant holds over for any period after the expiration (or earlier
termination) of the Term without the prior written consent of Landlord, such
possession shall constitute a tenancy at sufferance only; such holding over with
the prior written consent of Landlord shall constitute a month-to-month tenancy
commencing on the first (1st) day following the termination of this Lease. In
either of such events, possession shall be subject to all of the terms of this
Lease, except that the monthly Basic Rent shall be one hundred twenty percent
(120%) of the Basic Rent for the month immediately preceding the date of
termination for the initial two (2) months of holdover by Tenant and thereafter,
the monthly Basic Rent for the third (3rd) and each successive month of holdover
shall be the greater of one hundred fifty percent (150%) of the Basic Rent for
the month immediately preceding the date of termination or the then current
Basic Rent for comparable space in the Building or Project, as the case may be.
If Tenant fails to surrender the Premises upon the expiration of this Lease
despite Landlord's written demand to do so (which demand shall include notice to
Tenant of a succeeding tenant and the need for Tenant's immediate surrender),
then Tenant shall be liable for Landlord's foreseeable consequential and other
damages (including, without limitation, reasonable attorney's fees) proximately
caused by such failure to surrender. Acceptance by Landlord of rent after the
termination shall not constitute a consent to a holdover or result in a renewal
of this Lease. The foregoing provisions of this Section are in addition to and
do not affect Landlord's right of re-entry or any other rights of Landlord under
this Lease or at law.

     SECTION 15.2. MERGER ON TERMINATION. The voluntary or other surrender of
this Lease by Tenant, or a mutual termination of this Lease, shall terminate any
or all existing subleases unless Landlord, at its option, elects in writing to
treat the surrender or termination as an assignment to it of any or all
subleases affecting the Premises.

     SECTION 15.3. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the
Expiration Date or upon any earlier termination of this Lease, Tenant shall quit
and surrender possession of the Premises to Landlord in as good order, condition
and repair as when received or as hereafter may be improved by Landlord or
Tenant, reasonable wear and tear and repairs which are Landlord's obligation
excepted, and shall, without expense to Landlord, remove or cause to be removed
from the Premises all personal property and debris, except for any items that
Landlord may by written authorization allow to remain. Tenant shall repair all
damage to the Premises resulting from such removal, which repair shall include
the patching and filling of holes (other than holes resulting from the hanging
of pictures or other items of decoration, which Tenant shall not be obligated to
patch and fill) and repair of structural damage, provided that Landlord may
instead elect to repair any structural damage at Tenant's expense. If Tenant
shall fail to comply with the provisions of this Section following ten (10) days
written notice to Tenant and failure to cure, Landlord may effect the removal
and/or make any repairs, and the cost to Landlord shall be additional rent
payable by Tenant upon demand. If Tenant fails to remove Tenant's personal
property from the Premises upon the expiration of the Term, Landlord may remove,
store, dispose of and/or retain such personal property, at Landlord's option, in
accordance with then applicable laws, all at the expense of Tenant. If requested
by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an
instrument in writing releasing and quit claiming to Landlord all right, title
and interest of Tenant in the Premises.

                        ARTICLE XVI. PAYMENTS AND NOTICES

     All sums payable by Tenant to Landlord shall be paid, without deduction or
offset (except as otherwise expressly provided in this Lease), in lawful money
of the United States to Landlord at its address set forth in Item 12 of the
Basic Lease Provisions, or at any other place as Landlord may designate in
writing. Unless this Lease expressly provides otherwise, as for example in the
payment of rent pursuant to Section 4.1, all payments shall be due and payable
within five (5) days after demand. All payments requiring proration shall be
prorated on the basis of a thirty (30) day month and a three hundred sixty (360)
day year. Any notice, election, demand, consent, approval or other communication
to be given or other document to be delivered by either party to the other may
be delivered in person or by courier or overnight delivery service to the other
party, or may be deposited in the United States mail, duly registered or
certified, postage prepaid, return receipt requested, and addressed to the other
party at the address set forth in Item 12 of the Basic Lease Provisions. Either
party may, by written notice to the other, served in the manner provided in this
Article, designate a different address. If any notice or other document is sent
by mail, it shall be deemed served or delivered on the date actually received or
refused as indicated on the return receipt. If more than one person or entity is
named as Tenant under this Lease, service of any notice upon any one of them
shall be deemed as service upon all of them. Unless the Lease expressly provides
otherwise, all payments shall be due and payable within ten (10) days of demand.

                       ARTICLE XVII. RULES AND REGULATIONS

     Tenant agrees to observe faithfully and comply strictly with the Rules and
Regulations, attached as EXHIBIT E, and any reasonable and nondiscriminatory
amendments, modifications and/or additions as may be adopted and published by
written notice to tenants by Landlord for the safety, care, security, good
order, or cleanliness of the Premises, Building, Project and Common Areas.
Landlord shall not be liable to Tenant for any violation of the Rules and
Regulations or the breach of any covenant or condition in any lease by any other
tenant or such tenant's agents, employees, contractors,

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guests or invitees. One or more waivers by Landlord of any breach of the Rules
and Regulations by Tenant or by any other tenant(s) shall not be a waiver of any
subsequent breach of that rule or any other. Tenant's failure to keep and
observe the Rules and Regulations shall constitute a default under this Lease.
In the case of any conflict between the Rules and Regulations and this Lease,
this Lease shall be controlling. Tenant's agreement to abide by, keep and
observe all reasonable rules and regulations which Landlord may make shall be
limited to those rules and restrictions which are consistently applied by
Landlord to all tenants of the Project in a non-discriminatory manner.

                       ARTICLE XVIII. BROKER'S COMMISSION

     The parties recognize as the broker(s) who negotiated this Lease the
firm(s), if any, whose name(s) is (are) stated in Item 10 of the Basic Lease
Provisions, and agree that Landlord shall be responsible for the payment of
brokerage commissions to those broker(s) pursuant to Landlord's separate
agreement with said Broker. Tenant warrants that it has had no dealings with any
other real estate broker or agent in connection with the negotiation of this
Lease, and Tenant agrees to indemnify and hold Landlord harmless from any cost,
expense or liability (including reasonable attorneys' fees) for any
compensation, commissions or charges claimed by any other real estate broker or
agent employed or claiming to represent or to have been employed by Tenant in
connection with the negotiation of this Lease. The foregoing agreement shall
survive the termination of this Lease. To the fullest extent permitted by law,
Landlord agrees to indemnify, defend and hold harmless Tenant from and against
any and all costs, expenses and liabilities for any compensation claimed by any
broker, finder or agent employed or claiming to have been employed by Landlord
in connection with the negotiation of this Lease.

                  ARTICLE XIX. TRANSFER OF LANDLORD'S INTEREST

     In the event of any transfer of Landlord's interest in the Premises,
Landlord agrees to transfer, by credit to the purchase price or otherwise,
Tenant's Security Deposit to the transferee, and the transferor shall thereupon
be automatically relieved of all obligations on the part of Landlord accruing
under this Lease from and after the date of the transfer, provided that: (i) any
other funds held by the transferor in which Tenant has an interest shall be
turned over, subject to that interest, to the transferee and Tenant is notified
of the transfer as required by law and (ii) any such transferee shall assume, in
writing, all non-accrued obligations of Landlord under this Lease
Notwithstanding the foregoing, no holder of a mortgage and/or deed of trust to
which this Lease is or may be subordinate, and no landlord under a so-called
sale-leaseback, shall be responsible in connection with the Security Deposit,
unless the mortgagee or holder of the deed of trust or the landlord actually
receives the Security Deposit. It is intended that the covenants and obligations
contained in this Lease on the part of Landlord shall, subject to the foregoing,
be binding on Landlord, its successors and assigns, only during and in respect
to their respective successive periods of ownership.

                           ARTICLE XX. INTERPRETATION

     SECTION 20.1. GENDER AND NUMBER. Whenever the context of this Lease
requires, the words "Landlord" and "Tenant" shall include the plural as well as
the singular, and words used in neuter, masculine or feminine genders shall
include the others.

     SECTION 20.2. HEADINGS. The captions and headings of the articles and
sections of this Lease are for convenience only, are not a part of this Lease
and shall have no effect upon its construction or interpretation.

     SECTION 20.3. JOINT AND SEVERAL LIABILITY. If more than one person or
entity is named as Tenant, the obligations imposed upon each shall be joint and
several and the act of or notice from, or notice or refund to, or the signature
of, any one or more of them shall be binding on all of them with respect to the
tenancy of this Lease, including, but not limited to, any renewal, extension,
termination or modification of this Lease.

     SECTION 20.4. SUCCESSORS. Subject to Articles IX and XIX, all rights and
liabilities given to or imposed upon Landlord and Tenant shall extend to and
bind their respective heirs, executors, administrators, successors and assigns.
Nothing contained in this Section is intended, or shall be construed, to grant
to any person other than Landlord and Tenant and their successors and assigns
any rights or remedies under this Lease.

     SECTION 20.5. TIME OF ESSENCE. Time is of the essence with respect to the
performance of every provision of this Lease.

     SECTION 20.6. CONTROLLING LAW. This Lease shall be governed by and
interpreted in accordance with the laws of the State of California.

     SECTION 20.7. SEVERABILITY. If any term or provision of this Lease, the
deletion of which would not adversely affect the receipt of any material benefit
by either party or the deletion of which is consented to by the party adversely
affected, shall be held invalid or unenforceable to any extent, the remainder of
this Lease shall not be affected and each term and provision of this Lease shall
be valid and enforceable to the fullest extent permitted by law.

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<PAGE>
     SECTION 20.8. WAIVER AND CUMULATIVE REMEDIES. One or more waivers by
Landlord or Tenant of any breach of any term, covenant or condition contained in
this Lease shall not be a waiver of any subsequent breach of the same or any
other term, covenant or condition. Consent to any act by one of the parties
shall not be deemed to render unnecessary the obtaining of that party's consent
to any subsequent act. No breach by Tenant of this Lease shall be deemed to have
been waived by Landlord unless the waiver is in a writing signed by Landlord.
The rights and remedies of Landlord under this Lease shall be cumulative and in
addition to any and all other rights and remedies which Landlord may have. The
failure of Tenant or Landlord to seek redress for violation of, or to insist
upon the strict performance of, any term, covenant or condition of the Lease
shall not be deemed a waiver of such violation or prevent a subsequent act which
would have originally constituted a violation from having all the force and
effect of the original violation, nor shall any custom or practice which may
become established between the parties in the administration of the terms hereof
be deemed a waiver of, or in any way affect, the right of a party to insist upon
the performance by the other party of its obligations in strict accordance with
said terms. Any payment of rents or other sums hereunder by Tenant shall not, in
and of itself, be deemed a waiver of any preceding breach by Landlord of any
term, covenant or condition of this Lease, regardless of Tenant's knowledge of
such preceding breach at the time of payment of such rent or other sums.

     SECTION 20.9. INABILITY TO PERFORM. In the event that either party shall be
delayed or hindered in or prevented from the performance of any work or in
performing any act required under this Lease by reason of any cause beyond the
reasonable control of that party, then the performance of the work or the doing
of the act shall be excused for the period of the delay and the time for
performance shall be extended for a period equivalent to the period of the
delay. The provisions of this Section shall not operate to excuse Tenant from
the prompt payment of rent or from the timely performance of any other
obligation under this Lease within Tenant's reasonable control.

     SECTION 20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other
attachments cover in full each and every agreement of every kind between the
parties concerning the Premises, the Building, and the Project, and all
preliminary negotiations, oral agreements, understandings and/or practices,
except those contained in this Lease, are superseded and of no further effect.
Tenant waives its rights to rely on any representations or promises made by
Landlord or others which are not contained in this Lease. No verbal agreement or
implied covenant shall be held to modify the provisions of this Lease, any
statute, law, or custom to the contrary notwithstanding.

     SECTION 20.11. QUIET ENJOYMENT. Upon the observance and performance of all
the covenants, terms and conditions on Tenant's part to be observed and
performed, and subject to the other provisions of this Lease, Tenant shall
peaceably and quietly hold and enjoy the Premises for the Term without hindrance
or interruption by Landlord or any other person claiming by or through Landlord.

     SECTION 20.12. SURVIVAL. All covenants of Landlord or Tenant which
reasonably would be intended to survive the expiration or sooner termination of
this Lease, including, without limitation, any warranty or indemnity hereunder,
shall so survive and continue to be binding upon and inure to the benefit of the
respective parties and their successors and assigns.

                      ARTICLE XXI. EXECUTION AND RECORDING

     SECTION 21.1. COUNTERPARTS. This Lease may be executed in one or more
counterparts, each of which shall constitute an original and all of which shall
be one and the same agreement.

     SECTION 21.2. CORPORATE AND PARTNERSHIP AUTHORITY. Tenant and Landlord each
represent and warrant that each individual executing this Lease on behalf of
Tenant or Landlord, respectively, is duly authorized to execute and deliver this
Lease on behalf of Tenant or Landlord, respectively, and that this Lease is
binding upon Tenant or Landlord, respectively, in accordance with its terms.

     SECTION 21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of
this Lease to Tenant shall be for examination purposes only, and shall not
constitute an offer to or option for Tenant to lease the Premises. Execution of
this Lease by Tenant and its return to Landlord shall not be binding upon
Landlord, notwithstanding any time interval, until Landlord has in fact executed
and delivered this Lease to Tenant, it being intended that this Lease shall only
become effective upon execution by Landlord and delivery of a fully executed
counterpart to Tenant.

     SECTION 21.4. RECORDING. Tenant shall not record this Lease without the
prior written consent of Landlord. Tenant, upon the request of Landlord, shall
execute and acknowledge a "short form" memorandum of this Lease for recording
purposes.

     SECTION 21.5. AMENDMENTS. No amendment or termination of this Lease shall
be effective unless in writing signed by authorized signatories of Tenant and
Landlord, or by their respective successors in interest. No actions, policies,
oral or informal arrangements, business dealings or other course of conduct by
or between the parties shall be deemed to modify this Lease in any respect.

     SECTION 21.6. EXECUTED COPY. Any fully executed photocopy or similar
reproduction of this Lease shall be deemed an original for all purposes.

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     SECTION 21.7. ATTACHMENTS. All exhibits, amendments, riders and addenda
attached to this Lease are hereby incorporated into and made a part of this
Lease.

                           ARTICLE XXII. MISCELLANEOUS

     SECTION 22.1. NONDISCLOSURE OF LEASE TERMS. Tenant acknowledges and agrees
that the terms of this Lease are confidential and constitute proprietary
information of Landlord. Disclosure of the terms could adversely affect the
ability of Landlord to negotiate other leases and impair Landlord's relationship
with other tenants. Accordingly, Tenant agrees that it, and its partners,
officers, directors, employees and attorneys, shall not intentionally and
voluntarily disclose the terms and conditions of this Lease to any other tenant
or apparent prospective tenant of the Project, either directly or indirectly,
without the prior written consent of Landlord, provided, however, that Tenant
may disclose the terms to prospective subtenants or assignees under this Lease.
The provisions of this Section are not intended to prevent Tenant from
disclosing the existence or terms of this Lease as may be required of a public
company in its filings with regulatory agencies.

     SECTION 22.2. GUARANTY. [INTENTIONALLY OMITTED]

     SECTION 22.3. CHANGES REQUESTED BY LENDER. If, in connection with obtaining
financing for the Project, the lender shall request reasonable modifications in
this Lease as a condition to the financing, Tenant will not unreasonably
withhold or delay its consent, provided that the modifications do not materially
increase the obligations of Tenant or materially and adversely affect the
leasehold interest created by this Lease.

     SECTION 22.4. MORTGAGEE PROTECTION. No act or failure to act on the part of
Landlord which would otherwise entitle Tenant to be relieved of its obligations
hereunder or to terminate this Lease shall result in such a release or
termination unless (a) Tenant has given notice by registered or certified mail
to any beneficiary of a deed of trust or mortgage covering the Building whose
address has been furnished to Tenant and (b) such beneficiary is afforded a
reasonable opportunity to cure the default by Landlord (which in no event shall
be less than sixty (60) days), including, if necessary to effect the cure, time
to obtain possession of the Building by power of sale or judicial foreclosure
provided that such foreclosure remedy is commenced within such sixty (60) day
period and is thereafter diligently pursued. Tenant agrees that each beneficiary
of a deed of trust or mortgage covering the Building is an express third party
beneficiary hereof, Tenant shall have no right or claim for the collection of
any deposit from such beneficiary or from any purchaser at a foreclosure sale
unless such beneficiary or purchaser shall have actually received and not
refunded the deposit, and Tenant shall comply with any written directions by any
beneficiary to pay rent due hereunder directly to such beneficiary without
determining whether an event of default exists under such beneficiary's deed of
trust.

     SECTION 22.5. COVENANTS AND CONDITIONS. All of the provisions of this Lease
shall be construed to be conditions as well as covenants as though the words
specifically expressing or imparting covenants and conditions were used in each
separate provision.

     SECTION 22.6. SECURITY MEASURES. Tenant hereby acknowledges that Landlord
shall have no obligation whatsoever to provide guard service or other security
measures for the benefit of the Premises or the Project. Tenant assumes all
responsibility for the protection of Tenant, its agents, invitees and property
from acts of third parties. Nothing herein contained shall prevent Landlord, at
its sole option, from providing security protection for the Project or any part
thereof, in which event the cost thereof shall be included within the definition
of Project Costs. Tenant shall have the right to install, maintain and operate a
security system on the interior and exterior of the Premises as it deems
appropriate. Any such system shall be subject to Landlord's reasonable approval
but shall be installed, maintained, operated and removed upon expiration or
earlier termination of the Lease at Tenant's sole cost and expense.

     SECTION 22.7. JAMS ARBITRATION.

          (a) All claims or disputes between Landlord and Tenant arising out of,
or relating to the Lease which either party is expressly authorized by a
provision hereof to submit to arbitration, shall be decided by the
JAMS/ENDISPUTE, or its successor, in Orange, California ("JAMS"), unless the
parties mutually agree otherwise. Within ten (10) business days following
submission to JAMS, JAMS shall designate three arbitrators and each party may,
within five (5) business days thereafter, veto one of the three persons so
designated. If two different designated arbitrators have been vetoed, the third
arbitrator shall hear and decide the matter. Any arbitration pursuant to this
Section shall be decided within thirty (30) days of submission of JAMS. The
decision of the arbitrator shall be final and binding on the parties. All costs
associated with arbitration shall be awarded to the prevailing party as
determined by the arbitrator.

          (b) Notice of the demand for arbitration by either party to the Lease
shall be filed in writing with the other party to the Lease and with JAMS and
shall be made within a reasonable time after the dispute has arisen. The award
rendered by the arbitrators shall be final, and judgment may be entered upon it
in accordance with applicable law in any court having jurisdiction thereof.
Except by written consent of the person or entity sought to be joined, no
arbitration arising out of or relating to the Lease shall include, by
consolidation, joinder or in any other manner, any person or entity not a party
to the Lease under which such arbitration is filed if (1) such person or entity
is substantially involved in a common question of fact or law, (2) the presence
of such person or entity is required if complete relief is to be accorded in the
arbitration, or (3) the interest or responsibility of such person or entity in
the matter is not insubstantial.

                                                                              32
<PAGE>
          (c) The agreement herein among the parties to the Lease and any other
written agreement to arbitrate referred to herein shall be specifically
enforceable under prevailing law.

LANDLORD:                             TENANT:

THE IRVINE COMPANY,                   BROADCOM CORPORATION
A DELAWARE CORPORATION                A CALIFORNIA CORPORATION

By: /s/ Clarence W. Barker            By: /s/ William J. Ruehle
    -----------------------------         ------------------------------------
    Clarence W. Barker, President         William J. Ruehle,
    Investment Properties Group,          Vice President and Chief Financial
                                          Officer

By: Brian Schaefgen
    -----------------------------
    Brian Schaefgen,
    Assistant Secretary

                                                                              33
<PAGE>
                            FOURTH AMENDMENT TO LEASE

I. PARTIES AND DATE.

      This Fourth Amendment to Lease (the "Amendment") dated April 30, 2004, is
by and between THE IRVINE COMPANY ("Landlord"), and BROADCOM CORPORATION, a
California corporation ("Tenant").

II. RECITALS.

      Landlord and Tenant have previously entered into that certain Lease
(Multi-Tenant; Net) dated January 12, 2001, as amended by that certain First
Amendment to Lease which was executed concurrently (the "Original Lease"), for
all of the space in those two (2) buildings commonly known as 46 Discovery and
48 Discovery, Irvine, California, ("Original Premises"). The Original Lease was
since modified by a Second Amendment to Lease dated June 30, 2001 and a Third
Amendment to Lease dated September 18, 2003. The Original Lease as amended is
referred to in this Agreement as the "Lease". All capitalized terms not defined
in this Amendment shall have the meanings given to them in the Lease.

      Landlord and Tenant now desire to modify the Lease to terminate Tenant's
leasehold interest in approximately 53,840 rentable square feet of space in the
building located at 48 Discovery, Irvine, California (the "48 Discovery
Building") from the Premises and to incorporate into the Premises approximately
62,814 rentable square feet of space in the building located at 43 Discovery,
Irvine California (together with the underlying land, the "43 Discovery
Building") and to make such other modifications as are set forth in "III.
MODIFICATIONS" next below.

III. MODIFICATIONS.

      A. Termination of Tenant's Leasehold Interest in the 48 Discovery
Building. The parties agree that subject to the terms and conditions of this
Amendment, Tenant's leasing of that portion of its Premises located in the 48
Discovery Building shall terminate on the "48 Discovery Termination Date" (as
hereinafter defined), provided that such termination shall not relieve Tenant of
(i) any rent or other charges owed by Tenant, or other obligations required of
Tenant, as are set forth in the Lease from and after the date of this Amendment
through and including the 48 Discovery Termination Date, (ii) any obligations
for the remaining Premises pursuant to the Lease as amended by this Amendment,
and (iii) any indemnity or hold harmless obligations set forth in the Lease
which by their express terms survive the termination of the Lease. Tenant's
obligation for payment of Basic Rent (but not Operating Expenses) with respect
to the 48 Discovery Building shall cease and terminate as of the 48 Discovery
Building Termination Date. Except for Tenant's obligation contained in Section
4.2(d) of the Lease and its obligation to continue to pay Operating Expenses
until the 43 Discovery Building Commencement Date, all liability of Tenant for
Basic Rent attributable to the 48 Discovery Building, shall cease and terminate
as of the 48 Discovery Termination Date. As used herein, the "48 Discovery
Termination Date" shall mean the end of the calendar month in which this
Amendment is fully executed and delivered by Landlord and Tenant.

      B. Vacation and Surrender of the 48 Discovery Building. Tenant hereby
agrees to vacate the 48 Discovery Building and to surrender and deliver
exclusive possession of its Premises located in the 48 Discovery Building to
Landlord on or before the 48 Discovery Termination Date. Landlord hereby agrees
that, notwithstanding the terms and conditions of the Lease, the current
physical condition of the 48 Discovery Building is deemed to comply with the
surrender requirements of Section 15.3 of the Lease for the effective surrender
of the 48 Discovery Building, and Landlord hereby agrees to accept Tenant's
Premises in the 48 Discovery Building from Tenant in their current "as-is"
condition; provided that Tenant shall be obligated to remove all of Tenant's
personal property from the 48 Discovery Building as herein provided leaving said
Building in a "broom clean" condition, and shall repair any damages arising from
such removal.

                                       -1-
<PAGE>
      C. Demise of 43 Discovery Building. Landlord hereby leases to Tenant and
Tenant hereby leases from Landlord the premises shown on Exhibit A hereto, as an
additional portion of the Premises leased by Tenant pursuant to the Lease,
consisting of approximately 62,814 rentable square feet of space in the 43
Discovery Building. The occupancy by Tenant of the 43 Discovery Building shall
include the use of those Common Areas located in, on and about the 43 Discovery
Building in common with Landlord and with all others for whose convenience and
use such Common Areas may be provided by Landlord, subject, however, to
compliance with all rules and regulations as are prescribed from time to time by
Landlord. Tenant shall have the same signage rights with respect to the 43
Discovery Building as were made available to Tenant pursuant to its leasing of
the 48 Discovery Building under the Original Lease.

      D. Right to Possession of the 43 Discovery Building. Notwithstanding the
termination of the Lease with respect to Tenant's Premises located in the 48
Discovery Building, and Landlord's agreement to lease to Tenant additional
premises in the 43 Discovery Building, and Tenant's obligation to commence
paying Basic Rent for the 43 Discovery Building on the 48 Discovery Termination
Date as set forth in Subparagraph III.G.2 below, Tenant's right to access and
occupy the 43 Discovery Building, its obligation to pay Tenant's Share of
Operating Expenses for the 43 Discovery Building and perform any of its
non-monetary Lease obligations with respect thereto not set forth in the Work
Letter attached hereto as Exhibit B shall commence only upon that date when the
following conditions precedent have been satisfied (the "43 Discovery Building
Commencement Date"):

            1. Rational Software, the current tenant of Suite 200 of the 43
Discovery Building shall have vacated the space and returned possession thereof
to the Landlord;

            2. Irvine Apartment Communities, the current tenant of the ground
floor of 43 Discovery shall have vacated the space and returned possession
thereof to the Landlord; and

            3. The Tenant Improvements to be constructed by Landlord pursuant to
the Work Letter attached hereto as Exhibit B shall be substantially completed
and Landlord shall have provided Tenant with at least five (5) business days
following substantial completion to relocate its personal property and equipment
into the 43 Discovery Building.

      Landlord shall notify Tenant in writing within three (3) business days
after the foregoing conditions have been satisfied. Notwithstanding the Tenant's
Basic Rent obligations for the 43 Discovery Building set forth in Subparagraph
III.G.2 below, in the event that the conditions precedent of Subparagraph
III.D.1. and Subparagraph III.D.2. above are not satisfied such that
construction of the Tenant Improvements can be commenced in the ground floor
portion of the Premises located in the 43 Discovery Building by August 31, 2004,
then fifty-percent (50%) of the Basic Rent otherwise due and payable on the 43
Discovery Building Commencement Date shall be abated on a day-to-day basis until
such conditions precedent are satisfied in order to permit construction of the
Tenant Improvements to commence; and further provided that if such conditions
precedent are not satisfied by November 30, 2004, then Tenant, at its option,
may, by written notice to Landlord, terminate this Amendment; provided Tenant
submits written notice to Landlord prior to November 30, 2004 of its intention
to so terminate this Amendment.

      E. Tenant Improvements. As a condition to the commencement of the Lease
for that portion of the Premises located in the 43 Discovery Building, Landlord
hereby agrees to complete Tenant Improvements for the 43 Discovery Premises in
accordance with the provisions of the Work Letter attached hereto as Exhibit B.
Any Work Letter attached to the Original Lease or any prior Amendment is hereby
deleted in its entirety.

      F. Release of Liability.  With respect to the 48 Discovery Building
only, and conditioned on the performance by the parties of their respective
obligations under this Amendment:

            (a) Except as provided in Paragraph III.(A) above, Landlord and
Tenant shall, as of the 48 Discovery Termination Date, be fully and
unconditionally released and discharged from their respective obligations for
the 48 Discovery Building arising after such date from or connected with the
Lease. Except as provided in Paragraph III.(A) above, such release shall
include, without

                                       -2-
<PAGE>
limitation, Tenant's monetary obligations for the 48 Discovery Building arising
under the Lease after such date, whether designated as "rent" or "additional
rent" or otherwise; provided, however, that such release shall not act as a
waiver of Tenant's ability to audit or review Landlord's books or records or to
contest any Operating Expenses relating to any payments for which Tenant,
remains liable pursuant to this Agreement (as expressly provided in Section
4.2(c) of the Lease), nor shall this Paragraph III.F(a) apply to the extent that
this Amendment makes Tenant liable for reimbursing Landlord for Tenant's Share
of Operating Expenses accruing until the 43 Discovery Building Commencement
Date. Landlord and Tenant shall settle and adjust any refund or additional
payment between them in good faith and as expeditiously as practicable. Except
as provided in Paragraph III.(A) above, this Amendment shall fully and finally
settle all other demands, charges, claims, accounts or causes of action of any
nature, including, without limitation, both known and unknown claims and causes
of action that may arise out of or in connection with the obligations of the
parties under the Lease for the 48 Discovery Building after the 48 Discovery
Building Termination Date.

            (b) In connection with the release and discharge contained in
Paragraph III.(C)(a) above, each of the parties expressly, knowingly, and
voluntarily waives and relinquishes any and all rights and benefits that either
of them may have under California Civil Code Section 1542, which provides:

            "A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES
            NOT KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT THE TIME OF EXECUTING
            THE RELEASE, WHICH IF KNOWN BY HIM MUST HAVE MATERIALLY AFFECTED HIS
            SETTLEMENT WITH THE DEBTOR."

                                WJR                      DSM
                         _________________        ____________________
                         Tenant's Initials        Landlord's Initials

      G. Basic Lease Provisions. The following Basic Lease Provisions are
amended as follows:

      1.    Item 1 is deleted in its entirety as of the 48 Discovery Termination
            Date and the following shall be substituted therefor:

            "1. Premises: The Premises includes all of Suites 100, 150, 200 and
            250 building known as 43 Discovery, Irvine, California.

            All references to the "Building" in the Lease shall be amended to
            refer to the 43 Discovery Building only."

      2.    Item 6 is amended as of the 48 Discovery Termination Date by
            deleting all reference to the 48 Discovery Building and the Basic
            Rent payable therefor, and adding the following:

            "Basic Rent for the 43 Discovery Building: Commencing on the 48
            Discovery Termination Date, the Basic Rent shall be One Hundred
            Twenty-Six Thousand Five Hundred Twenty-Four Dollars ($126,524.00)
            per month.

            Basic Rent for the 43 Discovery Building is subject to adjustment as
            follows:

            Unless the 43 Discovery Building Commencement Date occurs prior to
            such date, commencing on July 1, 2004, the Basic Rent shall be One
            Hundred Twenty-Nine Thousand Two Hundred Sixteen Dollars
            ($129,216.00) per month.

            Subject to any rent abatement to which Tenant may be entitled
            pursuant to Paragraph III.D. above, commencing on the 43 Discovery
            Building Commencement Date, the Basic Rent shall be One Hundred
            Forty-Four

                                       -3-
<PAGE>
            Thousand Twenty-Three Dollars ($144,023.00) per month.

            Commencing July 1, 2005, the Basic Rent shall be One Hundred
            Forty-Six Thousand Seven Hundred Fifteen Dollars ($146,715.00) per
            month."

      3.    Effective as of the 43 Discovery Building Commencement Date, Item 8
            shall be deleted in its entirety and substituted therefor shall be
            the following:

            "8. Floor Area of Premises: Approximately 62,814 rentable square
            feet"

      4.    Item 12 is hereby amended as of the 48 Discovery Termination Date by
            deleting Landlord's address for payments and notices and substituted
            therefor shall be the following:

            "LANDLORD

            THE IRVINE COMPANY
            dba Office Properties
            8105 Irvine Center Drive, Suite 300
            Irvine, CA 92618
            Attn: Vice President, Operations, Technology Portfolio

            with a copy of notices to:

            THE IRVINE COMPANY
            dba Office Properties
            8105 Irvine Center Drive, Suite 300
            Irvine, CA 92618
            Attn: Senior Vice President, Operations
                   Office Properties"

      5.    Effective as of the 43 Discovery Building Commencement Date, Item 14
            shall be deleted in its entirety and substituted therefor shall be
            the following:

            "14. Vehicle Parking Spaces: Two hundred fifty-one (251)"

      H. Rights to Lease Additional Space. The provisions of Section 2.5 of
the Lease entitled "Rights to Lease Additional Space" are hereby deleted in
their entirety and shall have no further force or effect.

      I. Floor Plan of Premises. Effective as of the 48 Discovery Termination
Date, Exhibit A attached to the Lease, depicting the 48 Discovery Building,
shall be deleted therefrom and the Exhibit A attached hereto showing the 43
Discovery Building shall be substituted therefor.

IV. GENERAL.

      A. Effect of Amendments. The Lease shall remain in full force and
effect except to the extent that it is modified by this Amendment.

      B. Entire Agreement. This Amendment embodies the entire understanding
between Landlord and Tenant with respect to the modifications set forth in
"III. MODIFICATIONS" above and can be changed only by a writing signed by
Landlord and Tenant.

      C. Counterparts. If this Amendment is executed in counterparts, each is
hereby declared to be an original; all, however, shall constitute but one and
the same amendment. In any action or proceeding, any photographic,
photostatic, or other copy of this Amendment may be introduced into evidence
without foundation.

      D. Defined Terms. All words commencing with initial capital letters in
this Amendment

                                       -4-
<PAGE>
and defined in the Lease shall have the same meaning in this Amendment as in the
Lease, unless they are otherwise defined in this Amendment.

      E. Corporate and Partnership Authority. If Tenant is a corporation or
partnership, or is comprised of either or both of them, each individual
executing this Amendment for the corporation or partnership represents that he
or she is duly authorized to execute and deliver this Amendment on behalf of the
corporation or partnership and that this Amendment is binding upon the
corporation or partnership in accordance with its terms.

      F. Attorneys' Fees. The provisions of the Lease respecting payment of
attorneys' fees shall also apply to this Amendment.

V. EXECUTION.

      Landlord and Tenant executed this Amendment on the date as set forth in
"I. PARTIES AND DATE." above; provided, however, that if Landlord fails to
execute and return a fully-executed original of this Amendment to Tenant within
five (5) business days following Tenant's execution and delivery hereof to
Landlord, this Amendment shall become null and void.

LANDLORD:    TENANT:

THE IRVINE COMPANY                          BROADCOM CORPORATION,
                                            a California corporation

By: /s/ Donald S. McNutt                    By: /s/ William J. Ruehle
    _______________________________             ________________________________
    Donald S. McNutt, Senior Vice President     William J. Ruehle
    Leasing, Office Properties                  Vice President and
                                                Chief Financial Officer
By: /s/ Steven E. Claton
    ____________________________________
    Steven E. Claton, Vice President
    Operations, Office Properties

                                       -5-<PAGE>

                                                                   EXHIBIT 10.38

CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

                                      LEASE

               (UNIVERSITY RESEARCH PARK - PHASES XII & XIII [GL])

                                     BETWEEN

                       IRVINE COMMERCIAL PROPERTY COMPANY

                                       AND

                              BROADCOM CORPORATION

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

<PAGE>

CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

                                      LEASE
               (UNIVERSITY RESEARCH PARK - PHASES XII & XIII [GL])

      THIS LEASE is made as of the 17th day of December, 2004, by and between
IRVINE COMMERCIAL PROPERTY COMPANY, a Delaware corporation (formerly known as
Irvine Community Development Company, a Delaware corporation), hereinafter
called "LANDLORD," and BROADCOM CORPORATION, a California corporation,
hereinafter called "TENANT."

                       ARTICLE I. BASIC LEASE PROVISIONS

      Each reference in this Lease to the "BASIC LEASE PROVISIONS" shall mean
and refer to the following collective terms, the application of which shall be
governed by the provisions in the remaining Articles of this Lease.

1.    Premises: Subject to Tenant's election as to the "Option Building"
      contained in Section 2.5 of this Lease, the Premises (more particularly
      described in Section 2.1) shall consist of all of the rentable square
      footage in eight (8) separate buildings, which buildings are designated as
      5300, 5310, 5320, 5330, 5331, 5321, 5311 and 5301 California Avenue,
      Irvine, California. The Premises are depicted on Exhibit A attached hereto
      as Buildings A through H. Each building is referred to as a "BUILDING" and
      all buildings leased by Tenant pursuant to their Lease are collectively
      referred to as the "BUILDINGS."

2.    Project and Site Description: The Project is the University Research Park
      as shown on Exhibit Y attached hereto. The Site is a portion of the
      Project and consists of the Buildings outlined on Exhibit A attached
      hereto which are initially leased by Tenant pursuant to this Lease and the
      attendant Common Areas, all as outlined on Exhibit A attached hereto,
      subject to the qualifications in Section 2.1 of the Lease.

3.    Use of Premises: general office use including but not limited to (i)
      corporate headquarters functions; (ii) research and development of
      semiconductors and related products, including non-destructive electronic
      laboratory facilities; (iii) storage and shipping of both raw and finished
      goods; (iv) cafeteria, kitchen, work out, health club, child care, and
      medical facilities to serve the needs of the employees and guests of
      Tenant; and (v) any other non-retail use permitted by applicable law, so
      long as such uses are consistent with the applicable zoning ordinances of
      the City of Irvine and with the Ground Leases (including the Development
      Plan incorporated by reference in the Ground Leases).

4.    First Phase Target Date: twenty-three (23) months following the end of the
      calendar month during which this Lease is fully executed and delivered by
      and between Landlord and Tenant.

      Second Phase Target Date: four (4) weeks following the First Phase Target
      Date.

      Third Phase Target Date: eight (8) weeks following the First Phase Target
      Date.

      Fourth Phase Target Date: twelve (12) weeks following the First Phase
      Target Date.

5.    Term: One hundred twenty-two (122) months following the First Phase
      Commencement Date, plus such additional days as may be required to cause
      this Lease to terminate on the final day of the calendar month.

6.    Basic Rent: Commencing on the Commencement Date for each Phase (as defined
      in Article III), the Basic Rent shall equal the product of (i) the
      rentable area of all Buildings in such Phase multiplied by (ii) *** per
      rentable square foot.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       1

<PAGE>

  CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

      Basic Rent is subject to adjustment as follows:

      Commencing twelve (12) months following the Fourth Phase Commencement Date
      of the Lease, the Basic Rent shall be *** per month, based on *** per
      rentable square foot;

      Commencing twenty-four (24) months following the Fourth Phase Commencement
      Date of the Lease, the Basic Rent shall be *** per month, based on *** per
      rentable square foot;

      Commencing thirty-six (36) months following the Fourth Phase Commencement
      Date of the Lease, the Basic Rent shall be *** per month, based on *** per
      rentable square foot;

      Commencing forty-eight (48) months following the Fourth Phase Commencement
      Date of the Lease, the Basic Rent shall be *** per month, based on *** per
      rentable square foot;

      Commencing sixty (60) months following the Fourth Phase Commencement Date
      of the Lease, the Basic Rent shall be *** per month, based on *** per
      rentable square foot;

      Commencing seventy-two (72) months following the Fourth Phase Commencement
      Date of the Lease, the Basic Rent shall be *** per month, based on *** per
      rentable square foot;

      Commencing eighty-four (84) months following the Fourth Phase Commencement
      Date of the Lease, the Basic Rent shall be *** per month, based on *** per
      rentable square foot;

      Commencing ninety-six (96) months following the Fourth Phase Commencement
      Date of the Lease, the Basic Rent shall be *** per month, based on *** per
      rentable square foot; and

      Commencing one hundred eight (108) months following the Fourth Phase
      Commencement Date of the Lease, the Basic Rent shall be *** per month,
      based on *** per rentable square foot.

7.    Guarantor(s): None

8.    Rentable square feet: agreed to be 685,584 in the aggregate, consisting of
      the rentable areas of the Buildings as set forth in Exhibit A-1, subject
      to remeasurement pursuant to Section 2.6.

      Usable square feet: agreed to be 634,858 in the aggregate, consisting of
      the usable areas of the Buildings as set forth in Exhibit A-1, subject to
      remeasurement pursuant to Section 2.6.

9.    Security Deposit: None

10.   Broker(s): Real Estate & Logistics Technology, Inc.

11.   Additional Insureds: The Regents of the University of California

12.   Address for Payments and Notices:

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                        2

<PAGE>

CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

<TABLE>
<CAPTION>
LANDLORD                                              TENANT
<S>                                                   <C>
                                                      Prior to Tenant commencing Business
                                                      Operations from the Premises

IRVINE COMMERCIAL PROPERTY COMPANY                    BROADCOM CORPORATION
c/o The Irvine Company                                16215 Alton Parkway
550 Newport Center Drive                              P.O. Box 57013
Newport Beach, CA  92660                              Irvine, CA 92619-7013
Attn:  Senior Vice President, Operations              Attn:  Senior Director, Corporate Services
Irvine Office Properties
                                                      and

                                                      BROADCOM CORPORATION
                                                      16215 Alton Parkway
                                                      P.O. Box 57013
                                                      Irvine, CA 92619-7013
                                                      Attn:  Deputy General Counsel

with a copy of notices to:                            with a copy of notices to:

THE IRVINE COMPANY                                    DLA PIPER RUDNICK GRAY CARY US
550 Newport Center Drive                              LLP
Newport Beach, CA  92660                              550 South Hope Street, 23rd Floor
Attn:  Vice President, Operations                     Los Angeles, CA 90071
Irvine Office Properties,                             Attn: Michael E. Meyer, Esq.
    Technology Portfolio
                                                      and to

                                                      Mr. Kim Josephson
                                                      Real Tech
                                                      16215 Alton Parkway
                                                      Irvine, California 92618
</TABLE>

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       3

<PAGE>

CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

<TABLE>
<S>                                                   <C>
                                                      After Tenant Commences Business Operations
                                                      From the Premises:

                                                      BROADCOM CORPORATION
                                                      5300 California Avenue
                                                      Irvine, California 92617
                                                      Attn: Senior Director, Corporate Services

                                                      and

                                                      BROADCOM CORPORATION
                                                      5300 California Avenue
                                                      Irvine, California 92617
                                                      Attn:  Deputy General Counsel

                                                      with a copy of notices to:

                                                      DLA Piper Rudnick Gray Cary
                                                      550 South Hope Street, 23rd Floor
                                                      Los Angeles, California 90071
                                                      Attn:  Michael Meyer, Esq.

                                                      and

                                                      Mr. Kim Josephson
                                                      Real Tech
                                                      16215 Alton Parkway
                                                      Irvine, California 92618
</TABLE>

13.   Tenant's Liability Insurance Requirement: $5,000,000.00

14.   Vehicle Parking Spaces: 3.5 parking spaces per 1,000 rentable feet of the
      Premises (as such spaces may be reduced to accommodate special Tenant
      requirements such as the installation of a loading dock or generator).

15.   The Premises are a portion of certain real property which is ground leased
      by Landlord pursuant to those certain following described ground leases
      (collectively, the "GROUND LEASES"), each executed by and between The
      Regents of the University of California, a California corporation, as
      "Landlord" (the "GROUND LESSOR") and Landlord, as "Tenant": (i) that
      certain Ground Lease (Phase 3) dated July 28, 2000, a memorandum of which
      was recorded on August 30, 2000 as Instrument No. 20000454626 in the
      Official Records of Orange County, California, and (ii) that certain
      Ground Lease (Phase 4) dated July 28, 2000, a memorandum of which was
      recorded on August 30, 2000 as Instrument No. 20000454627 in the Official
      Records of Orange County, California. Tenant understands and acknowledges
      that a material consideration for Landlord entering into this Lease with
      Tenant is the nature of Tenant's business and the mutual benefits to be
      derived by Tenant and by Ground Lessor. Accordingly, in the event of any
      proposed assignment of this Lease or sublease of the Premises or any
      portion thereof, in addition to all of the provisions of Section 9.1 of
      this Lease, Landlord may reasonably withhold its consent to any such
      proposed assignment or sublease if the transferee is not approved by
      Ground Lessor, but only to the extent such Ground Lessor is entitled to
      withhold its consent pursuant to the applicable Ground Lease.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       4

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

                              ARTICLE II. PREMISES

      SECTION 2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases
from Landlord the premises (the "PREMISES") within the buildings identified in
Item 1 of the Basic Lease Provisions (the "BUILDINGS"). The Premises and
Buildings, together with the attendant Common Areas as depicted on Exhibit A,
shall sometimes be referred to herein as the "SITE". However, in the event that
Tenant elects not to lease the Option Building (as defined below), then the
Option Building (except with respect to Section 2.4 Rights) and the underlying
real property shall cease to be a part of the Site for purposes of this Lease
(including without limitation the signage provisions set forth in Section 5.2
hereof). The Site is a portion of the project identified in Item 2 of the Basic
Lease Provisions and shown in Exhibit Y attached hereto (the "PROJECT").
Landlord makes no representation that any portion of the Project designated on
Exhibit Y as "Future Development" will be ultimately constructed. The Premises
are agreed to contain, and all references to the "FLOOR AREA" in this Lease
shall mean, the rentable square footage set forth in Item 8 of the Basic Lease
Provisions. Landlord shall have no right to relocate Tenant from the Premises at
any time during the Term of this Lease or any extension.

      SECTION 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that neither
Landlord nor any representative of Landlord has, except as specifically provided
in this Lease, made any representation or warranty with respect to the Premises,
the Building(s) or the Project or their respective suitability or fitness for
any purpose, including without limitation any representations or warranties
regarding zoning or other land use matters except that the Premises may be used
for general business office operations, and that except as specifically provided
in this Lease, neither Landlord nor any representative of Landlord has made any
representations or warranties regarding (i) what other tenants or uses may be
permitted or intended in the Project, (ii) any exclusivity of use by Tenant with
respect to its permitted use of the Premises as set forth in Item 3 of the Basic
Lease Provisions, or (iii) any construction of portions of the Project not yet
completed. Tenant further acknowledges that neither Landlord nor any
representative of Landlord has agreed to undertake any alterations or additions
or construct any improvements to the Premises except as expressly provided in
this Lease.

      Notwithstanding the foregoing or anything in this Lease to the contrary,
Landlord hereby represents and warrants to Tenant that the Buildings, including
the foundation, floor/ceiling slabs, roof, curtain wall, exterior glass and
mullions, windows and seals, columns, beams, shafts (including elevator shafts),
stairs, stairwells, elevator cabs, base building washrooms, and main electrical
room (collectively, "BUILDING STRUCTURE"), the Common Areas, and the mechanical,
electrical, life safety, plumbing, sprinkler systems (connected to the core) and
HVAC systems (collectively, "BUILDING SYSTEMS") shall, upon completion of
construction by Landlord, be in good operating order and condition and in
compliance with all laws applicable to new construction (including, without
limitation, the ADA and laws pertaining to Hazardous Materials), structurally
sound, with water tight roofs and perimeter walls and windows.

      SECTION 2.3. BUILDING NAME AND ADDRESS. Subject to the terms of the Ground
Leases and the Development Plan referenced therein and the provisions of Section
5.2 below, Tenant may name the Buildings and the Site and utilize any name
selected by Tenant from time to time for the Building(s) and/or the Site in
designating the location of Tenant's operations. Provided that Tenant is then
leasing at least four (4) full Buildings within the Site, Landlord shall not
have the right to change the name, address, number or designation of the
Building(s) or Site. It is understood that Tenant has requested that the
numbered addresses of the Buildings as currently established be rearranged and
Landlord has agreed to cooperate in seeking approval of the City of Irvine to
that request.

      SECTION 2.4. ***

            (a)   ***

            (b)   ***

      SECTION 2.5. OPTION BUILDING. Tenant shall have the right to delete from
this Lease the Building containing approximately 90,900 rentable square feet and
shown on Exhibit A as Building A (the "OPTION

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       5

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

BUILDING"), provided, however, for this right to be exercised Tenant shall
provide written notification to Landlord of Tenant's election to delete the
Option Building from this Lease not later than May 31, 2005.

      SECTION 2.6. METHOD OF MEASUREMENT. The rentable and usable areas of the
initial Buildings shall be determined in accordance with the standards set forth
on Exhibit F to this Lease. Either party shall have the right, upon notice
delivered to the other within ninety (90) days following the Delivery Date of a
Phase, to cause Landlord's Architect to remeasure one or more of the Building(s)
in that Phase. In the event that any remeasurement pursuant to the terms of this
Section indicates that the square footage measurement previously set forth in
the Lease or otherwise agreed upon by Landlord and Tenant is incorrect, then any
payments due either party (or other rights between Landlord and Tenant) based
upon the amount of square feet contained in the Premises shall be
proportionally, retroactively and prospectively adjusted to reflect the actual
number of square feet. If Tenant disagrees with the remeasurement by Landlord's
Architect, then Tenant may, by written election not later than thirty (30) days
thereafter, cause such dispute to be resolved pursuant to binding arbitration
pursuant to Section 22.7.

                               ARTICLE III. TERM

      SECTION 3.1. GENERAL. The term of this Lease ("TERM") shall be for the
period shown in Item 5 of the Basic Lease Provisions. Subject to the provisions
of Section 3.2 below, the Term shall commence on that date (the "COMMENCEMENT
DATE") which is the earlier of (i) five (5) months following the Delivery Date
(as defined in the Work Letter attached as Exhibit X to this Lease) for the
First Phase, as extended for any Landlord Delays and Force Majeure Delays as
defined in the Work Letter, or (ii) the date that Tenant commences its normal
business operations within the First Phase. The Buildings are to be constructed
and delivered to Tenant in phases (collectively, the "PHASES" and each, a
"PHASE") of four (4) Phases, each Phase consisting of two (2) Buildings (except
that the Fourth Phase may be one (1) Building if Tenant timely elects not to
lease the Option Building). Notwithstanding the foregoing, however, Landlord
may, upon at least twelve (12) months prior written notice to Tenant, elect to
deliver the Buildings in as few as two (2) Phases, each of which shall contain
not more than four (4) Buildings. Subject to Section 3.2, the Commencement Date
as to each Phase of the Premises subsequent to the first Phase shall be the date
which is the earlier of (i) five (5) months following the Delivery Date of that
Phase, as extended for Landlord Delays and Force Majeure Delays, or (ii) the
date Tenant commences its normal business operations in the applicable Phase. In
any event, however, the Commencement Date of the Lease shall be deemed to occur
on the Commencement Date of the First Phase of the Site. It is Landlord's
intention to deliver each Phase of the Premises in approximate four (4)-week
intervals, but Landlord shall use its commercially reasonable efforts to
accelerate the delivery of the Phases (but at no additional cost to Landlord).
Prior to Tenant's taking of possession of the Premises or any Phase thereof, the
parties shall memorialize on a form provided by Landlord the actual Commencement
Date for the Premises (or for each Phase thereof), and the Expiration Date of
this Lease. Tenant's failure to execute that form shall not affect the validity
of Landlord's determination of those dates.

      SECTION 3.2. DELAY IN POSSESSION. If, for any reason whatsoever, the
Delivery Date for the first two Buildings has not occurred on or before the
"FIRST PHASE TARGET DATE" set forth in Item 4 of the Basic Lease Provisions, the
Delivery Date for the next two Buildings has not occurred on or before the
"SECOND PHASE TARGET DATE" set forth in Item 4 of the Basic Lease Provisions,
the Delivery Date for the next two Buildings has not occurred on or before the
"THIRD PHASE TARGET DATE" set forth in Item 4 of the Basic Lease Provisions,
and/or the Core and Shell Improvements for the final Building(s) has not
occurred on or before the "FOURTH PHASE TARGET DATE" set forth in Item 4 of the
Basic Lease Provisions, then subject to Section 3.3, this Lease shall not be
void or voidable nor shall Landlord be liable to Tenant for any resulting loss
or damage. However, if the Delivery Date for the First Phase fails to occur on
or before the First Phase Target Date (or for any subsequent Phase on or before
the applicable Target Date for that Phase) due to any action or inaction of
Tenant (including without limitation any Tenant Delay described in the Work
Letter attached to this Lease), then the applicable Delivery Date shall, for
purposes of Section 3.1, be deemed advanced by the collective number of days of
delay in excess of thirty (30) caused by Tenant (it being understood that Tenant
may cause up to thirty days of delay in the aggregate without rental penalty).

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                        6

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

      SECTION 3.3. ***.

      SECTION 3.4. RIGHT TO EXTEND THIS LEASE. Provided that no Event of Default
exists under any provision of this Lease at the time of exercise of the
extension right granted herein, and provided Tenant has not assigned this Lease
(except for this purpose only, an assignment pursuant to Section 9.4 shall not
be considered an assignment), then Tenant may extend the Term of this Lease for
two (2) successive periods of sixty (60) months. Tenant shall exercise its right
to extend the Term by and only by delivering to Landlord, not less than eighteen
(18) months prior to the expiration date of the Term, Tenant's irrevocable
written notice of its commitment to extend (the "COMMITMENT NOTICE"). If Tenant
so provides in the Commitment Notice, Tenant may extend the Lease as to four (4)
or more full Buildings only, which minimum number of Buildings shall consist of
either Buildings A, B, C, and D as depicted on Exhibit A (the "NORTH BUILDINGS")
or Buildings E, F, G, and H as depicted on Exhibit A (the "SOUTH BUILDINGS").
Should Tenant elect to extend the Lease as to more than four Buildings, the
additional Buildings shall be at the easternmost portion of the Site (e.g.,
should Tenant lease the North Buildings, then any additional Buildings shall
start at Building H and move westward in order as shown on Exhibit A). Should
Tenant extend this Lease as to fewer than all of the Buildings in the Site, then
Tenant's monument signage rights and rights to utilize exterior Common Areas
within the Site shall be appropriately modified to reflect a multi-tenant Site.

      The Basic Rent payable under the Lease during any extension of the Term
shall be determined as provided in the following provisions. If Landlord and
Tenant have not by then been able to agree upon the Basic Rent for the extension
of the Term, then not later than one hundred eighty (180) days prior to the
expiration date of the Term, Landlord shall notify Tenant in writing of the
Prevailing Market Rent (as defined in Section 3.5 below) that would reflect one
hundred percent (100%) of the Prevailing Market Rent rate for a 60-month renewal
of comparable space in the Project (together with any increases thereof during
the extension period) as of the commencement of the extension period
("LANDLORD'S DETERMINATION"). Concurrently with the delivery of the Landlord's
Determination, Tenant shall deliver to Landlord Tenant's written determination
of the Prevailing Market Rent ("TENANT'S DETERMINATION"). If within thirty (30)
days following the concurrent delivery of the Landlord's Determination and the
Tenant's Determination the parties are still unable to agree on the rental terms
for the extension period, then either party may thereafter submit the
determination of the Prevailing Market Rent for the extension period to
arbitration pursuant to Section 22.7 below. The arbitrator utilized to reach
such determination shall have at least ten (10) years of experience in
commercial real estate matters.

      Within thirty (30) days following the selection of the arbitrator and such
arbitrator's receipt of the Landlord's Determination and the Tenant's
Determination, the arbitrator shall determine whether the Prevailing Market Rent
rate determined by Landlord or by Tenant more accurately reflects one hundred
percent (100%) of the Prevailing Market Rent rate for each 60-month renewal of
the Lease for the Premises. Accordingly, either the Landlord's Determination or
the Tenant's Determination shall be selected by the arbitrator as the Prevailing
Market Rent for the extension period. At any time before the decision of the
arbitrator is rendered, either party may, by written notice to the other party,
accept the rental terms submitted by the other party, in which event such terms
shall be deemed adopted as the agreed Prevailing Market Rent. The fees of the
arbitration shall be borne entirely by the party whose determination of the fair
market rental rate was not accepted by the arbitrator. At any time before the
decision of the arbitrator is rendered, either party may, by written notice to
the other party, accept the rental terms submitted by the other party, in which
event such terms shall be deemed adopted as the agreed Prevailing Market Rent.

      Within twenty (20) days after the determination of the Prevailing Market
Rent, Landlord shall prepare an appropriate amendment to this Lease for the
extension period, and Tenant shall execute and return same to Landlord within
ten (10) days after Tenant's receipt of same. Should the Prevailing Market Rent
not be established by the commencement of the extension period, then Tenant
shall continue paying rent at the rate in effect during the last month of the
initial Term, and a lump sum adjustment shall be made promptly upon the
determination of such new rental.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       7

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

      The rights granted to Tenant under this Section 3.4 are personal to
Broadcom Corporation, a California corporation, and to any assignee thereof
permitted pursuant to Section 9.4 of the Lease. Any other attempt to assign or
transfer any right or interest created by this Section shall be void from its
inception. Tenant shall have no other right to extend the Term beyond the two
(2) successive sixty (60) month extension periods created by this paragraph.
Unless agreed to in a writing signed by Landlord and Tenant, any extension of
the Term, whether created by an amendment to this Lease or by a holdover of the
Premises by Tenant, or otherwise, shall be deemed a part of, and not in addition
to, any duly exercised extension period permitted by this paragraph.

      SECTION 3.5. PREVAILING MARKET RENT. The prevailing market rental rate
("PREVAILING MARKET RENT") is defined as the Base Rent, together with any
increases thereof during the extension period, and other economic terms then
being accepted by Landlord for a 60-month lease of comparable space in the
Project in excess of 50,000 rentable square feet (the parties acknowledge that
any transaction in excess of 50,000 rentable square feet will be a "comp"
because they understand that there may be no 600,000 square feet deals and that
one or two 600,000 square feet deals may reflect a distorted picture of the
market place) to a new, non-sublease, non-renewal and non-expansion tenant
(except for extensions by tenants whose leases contain a comparable fair market
extension right, whether or not exercised, and for expansions pursuant to an
option right at a fair market rate) as of the commencement of the applicable
extension term ("COMPARABLE TRANSACTIONS"). To the extent there are not a
sufficient number of Comparable Transactions in the Project, then Comparable
Transactions will also include what a comparable landlord of comparable
buildings with comparable vacancy factors in comparable locations in the
vicinity of the Project ("COMPARABLE BUILDINGS") would accept in Comparable
Transactions, taking into account and adjusting for historic rental
differentials between the Comparable Buildings and the Project. In any
determination of Comparable Transactions appropriate consideration shall be
given to the annual rental rates per rentable square foot, the standard of
measurement by which the rentable square footage is measured, the type of
escalation clause (e.g., whether increases in additional rent are determined on
a net or gross basis, and if gross, whether such increases are determined
according to a base year or a base dollar amount expense stop), parking rights
and obligations (it being specifically understood that because Tenant is granted
free parking hereunder, Landlord shall be entitled to an economic credit if
other tenants of the Project and Comparable Buildings are then paying for
parking), roof/antenna and other license rights, signage rights, abatement
provisions reflecting free rent and/or no rent during the period of construction
or subsequent to the commencement date as to the space in question, brokerage
commissions (but only if Tenant has engaged the services of a broker or Landlord
is otherwise required to pay a commission with respect to the renewal), length
of the lease term, size and location of premises being leased, building standard
work letter and/or tenant improvements allowances, if any, the condition of the
base building and the Landlord's responsibility with respect thereto, the value,
if any, of the existing tenant improvements, all other relevant economic
considerations and other generally applicable conditions of tenancy for such
Comparable Transactions. The intent is that Tenant will obtain (and pay) the
same rent and receive the other economic benefits that Landlord would otherwise
give in Comparable Transactions and that Landlord will make and receive the same
economic payments and concessions that Landlord would otherwise make and receive
in Comparable Transactions.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       8

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

                    ARTICLE IV. RENT AND OPERATING EXPENSES

      SECTION 4.1. BASIC RENT. From and after the Commencement Date, Tenant
shall pay to Landlord without deduction or offset except as specifically
permitted by this Lease, the rental amount for the Premises shown in Item 6 of
the Basic Lease Provisions (the "BASIC RENT"), including adjustments shown in
said Item 6. Rental adjustments to Basic Rent shown in Item 6 shall be deemed to
occur on the specified monthly anniversary of the Fourth Phase Commencement Date
of the Lease, whether or not the Fourth Phase Commencement Date occurs at the
end of a calendar month. The rent shall be due and payable in advance commencing
on the Commencement Date for each Phase (as prorated for any partial month) and
continuing thereafter on the first day of each successive calendar month of the
Term. No demand, notice or invoice shall be required for the payment of Basic
Rent. Tenant shall not be required to pay the first month's Basic Rent upon
execution of this Lease. Rather, Tenant shall be required to pay the first
month's Basic Rent on the Commencement Date.

      SECTION 4.2. OPERATING EXPENSES.

      (a)   From and after the Commencement Date, Tenant shall pay to Landlord,
as additional rent, one hundred percent of all Operating Expenses, as defined in
Section 4.2(f), attributable to the Buildings being leased hereunder by Tenant,
which Operating Expenses will include a pro rata allocation of Common Area
expenses incurred by Landlord in the operation of the Site ("TENANT'S SHARE").
During such time as Tenant leases all Buildings within the Site, Tenant shall
pay all Operating Expenses incurred by Landlord in the operation of the Site. It
is understood that the Operating Expenses attributable to the Site shall include
certain items that benefit the Site and other properties owned by Landlord (but
exclusive of charges for Landlord's engineering personnel to the extent that
Tenant is maintaining all Building Systems hereunder), provided that such items
shall be equitably allocated among all affected properties based upon their
comparative rentable areas.

      (b)   Prior to the start of the first full or partial "Expense Recovery
Period" (as defined in this Section 4.2), Landlord shall give Tenant a written
estimate (with breakdown by major expense components, prepared on a consistent
basis) of the amount of Tenant's Share of Operating Expenses for the applicable
Expense Recovery Period,. Tenant shall pay the estimated amounts to Landlord in
equal monthly installments, in advance concurrently with payments of Basic Rent.
If Landlord has not furnished its written estimate for any Expense Recovery
Period by the time set forth above, Tenant shall continue to pay monthly the
estimated Tenant's Share of Operating Expenses in effect during the prior
Expense Recovery Period; if any; provided that when the new estimate is
delivered to Tenant, Tenant shall, at the next monthly payment date, pay any
accrued estimated Tenant's Share of Operating Expenses based upon the new
estimate. For purposes hereof, "EXPENSE RECOVERY PERIOD" shall mean every twelve
month period during the Term (or portion thereof for the first and last lease
years) commencing July 1 and ending June 30, provided that Landlord shall have
the right to change the date on which an Expense Recovery Period commences in
which event appropriate reasonable adjustments shall be made to Tenant's Share
of Operating Expenses so that the amount payable by Tenant shall not increase as
a result of such change.

      (c)   Within one hundred twenty (120) days after the end of each Expense
Recovery Period, Landlord shall furnish to Tenant a statement showing in
reasonable detail (i.e., by breakdown of major expense components prepared on a
consistent basis) the actual or prorated Tenant's Share of Operating Expenses
incurred by Landlord during the period, and the parties shall within thirty (30)
days thereafter make any payment or allowance necessary to adjust Tenant's
estimated payments of Tenant's Share of Operating Expenses, if any, to the
actual Tenant's Share of Operating Expenses as shown by the annual statement.
Any delay or failure by Landlord in delivering any statement hereunder shall not
constitute a waiver of Landlord's right to require Tenant to pay Tenant's Share
of Operating Expenses pursuant hereto; provided, however, any delay by Landlord
in billing Tenant for any Operating Expenses of more than six (6) months
following the expiration of the Review Period (as defined below) shall be deemed
a waiver of Landlord's right to require payment of Tenant's obligations for any
such Operating Expenses. Any amount due Tenant shall be credited against
installments next coming due under this Section 4.2, and/or against any
installments of Basic Rent next coming due under Section 4.1, unless this Lease
shall have terminated, in which case Landlord shall pay Tenant the amount due
within thirty (30) days, and any deficiency shall be paid by Tenant within
thirty (30) days following receipt of an itemized invoice covering such payment.
Should Tenant fail to object in writing to Landlord's determination of Tenant's
Share of Operating Expenses within two (2) years

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       9

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

following delivery of Landlord's expense statement ("REVIEW PERIOD"), Landlord's
determination of Tenant's Share of Operating Expenses for the applicable Expense
Recovery Period shall be conclusive and binding on Tenant for all purposes and
any future claims to the contrary shall be barred.

      If Tenant disputes the Operating Expense reconciliation, Tenant shall have
the right to meet with Landlord and/or its property manager to inspect
Landlord's records with respect to such disputed items. If after such meeting
and inspection the parties are unable to resolve the dispute, Tenant may cause a
certified public accountant or a real estate professional who specializes in
lease audits, engaged on a non-contingency fee basis, to audit Operating
Expenses by inspecting Landlord's general ledger of expenses not more than once
during any Expense Recovery Period. However, to the extent that insurance
premiums or any other component of Operating Expenses is determined by Landlord
on the basis of an internal allocation of costs utilizing information Landlord
in good faith deems proprietary, such expense component shall not be subject to
audit so long as it does not exceed the amount per square foot typically
incurred by landlords of other first class business parks in Orange County,
California. Tenant shall give notice to Landlord of Tenant's intent to audit
within the Review Period. Such audit shall be conducted at a mutually agreeable
time during normal business hours at the office of Landlord or its management
agent where such accounts are maintained. If after such audit is completed
Tenant still desires to contest the Operating Expenses for such period, then the
results of the audit shall be provided to Landlord. If such audit reveals that
Landlord has overcharged Tenant, then within thirty (30) days after the results
of such audit are made available to Landlord but subject to Landlord's right to
contest the audit result as provided below, Landlord shall reimburse Tenant the
amount of such overcharge with interest thereon at the Interest Rate. If the
audit reveals that Tenant was undercharged, then within thirty (30) days after
the results of the audit are made available to Tenant, Tenant shall reimburse
Landlord the amount of such undercharge with interest thereon at the Interest
Rate. If Tenant's audit determines that Tenant's Share of the actual Operating
Expenses have been overstated by more than five percent (5%), then subject to
Landlord's right to review and/or contest the audit results, Landlord shall
reimburse Tenant for the reasonable out-of-pocket costs of such audit. Tenant's
rent shall be appropriately adjusted to reflect any overstatement in Operating
Expenses. In the event of a dispute between Landlord and Tenant regarding such
audit, such dispute shall be submitted and resolved by binding arbitration
pursuant to Section 22.7 below. All of the information obtained by Tenant and/or
its auditor in connection with such audit, as well as any compromise,
settlement, or adjustment reached between Landlord and Tenant as a result
thereof, shall be held in strict confidence and, except as may be required
pursuant to litigation, shall not be disclosed to any third party, directly or
indirectly, by Tenant or its auditor or any of their officers, agents or
employees. Landlord may require Tenant's auditor to execute a separate
reasonable confidentiality agreement affirming the foregoing as a condition
precedent to any audit. The payment by Tenant of any amounts pursuant to this
Section shall not preclude Tenant from questioning the correctness of any
statement provided by Landlord at any time during a Review Period, but the
failure of Tenant to object thereto prior to the expiration of the Review Period
shall be conclusively deemed Tenant's approval of such statement.

      (d)   Even though this Lease has terminated and the Tenant has vacated the
Premises, when the final determination is made of Tenant's Share of Operating
Expenses for the Expense Recovery Period in which this Lease terminates, Tenant
shall within thirty (30) days of written notice pay the entire increase over the
estimated Tenant's Share of Operating Expenses already paid. Conversely, any
overpayment by Tenant shall be rebated by Landlord to Tenant not later than
thirty (30) days after such final determination. The provisions of (c) above
shall also apply to payments due under this paragraph.

      (e)   If, at any time during any Expense Recovery Period, any one or more
of the Operating Expenses are increased to a rate(s) or amount(s) in excess of
the rate(s) or amount(s) used in calculating the estimated Tenant's Share of
Operating Expenses for the year, then the estimate of Tenant's Share of
Operating Expenses may be increased by written notice from Landlord for the
month in which such rate(s) or amount(s) becomes effective and for all
succeeding months by an amount equal to Tenant's Share of the increase. Landlord
shall give Tenant written notice of the amount or estimated amount of the
increase and the month in which the increase will become effective. Tenant shall
pay the increase to Landlord as a part of Tenant's monthly payments of the
estimated Tenant's Share of Operating Expenses as provided in Section 4.2(b),
commencing with the month following Tenant's receipt of Landlord's notice.
Notwithstanding the foregoing, Landlord shall only have the right to adjust the
estimated expenses once in any Expense Recovery Period.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       10

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

      (f)   The term "OPERATING EXPENSES" shall mean and include all Site Costs,
as defined in subsection (g), and Property Taxes, as defined in subsection (h).

      (g)   The term "SITE COSTS" shall include all expenses of operation,
repair and maintenance of the Building(s) and the Site, including without
limitation all appurtenant Common Areas (as defined in Section 6.2), and shall
include the following charges by way of illustration but not limitation: water
and sewer charges; subject to Section 10.2(b) below, insurance premiums or
reasonable premium equivalents should Landlord elect to self-insure all or any
portion of any risk that Landlord is authorized to insure hereunder; license,
permit, and inspection fees; heat; light; power; janitorial services to any
interior Common Areas maintained by Landlord, if any; air conditioning;
supplies; materials; equipment; tools; establishment of reasonable reserves for
replacement and repair of the Building roof; the cost of any environmental
consultant used by Landlord in connection with the Site; the cost of any capital
expenditures but only to the extent of the amortized amount thereof over the
useful life of such capital expenditures calculated at a market cost of funds,
all as reasonably determined by Landlord, for each such year of useful life
during the Term, provided that such capital expenditures shall be limited to (i)
improvements which increase or enhance building security and/or safety (such as
lighting, life/fire safety systems, etc.), (ii) repairs or replacements of the
Building Structure, Building Systems or Common Areas as required for functional
(and not esthetic) reasons, (iii) alterations or improvements required to comply
with any law or change in law first becoming effective as to any Building after
the date hereof; and (iv) expenditures incurred as a cost or labor saving
measure or to affect other economies in the operation or maintenance of the
Buildings or Project (in which event the entire amount of any resulting cost
saving may be included in Project Costs during the applicable Expense Recovery
Period but in no event in excess of the total cost of the capital expenditure)
(collectively, "PERMITTED CAPITAL ITEMS"); costs associated with the maintenance
of an air conditioning, heating and ventilation service agreement (except with
respect to any Buildings for which Tenant is required hereunder to provide such
maintenance), and maintenance of an intrabuilding network cable service
agreement for any intrabuilding network cable telecommunications lines within
the Buildings, and any other installation, maintenance, repair and replacement
costs associated with such lines; labor; reasonably allocated wages and
salaries, fringe benefits, and payroll taxes for administrative and other
personnel (not higher than Building or Project Manager) directly applicable to
the Building(s) and/or Site, including both Landlord's personnel and outside
personnel; any expense incurred pursuant to Sections 6.1, 6.2, 6.4, 7.2, and
10.2; and a competitive management fee for the professional operation of the
Site. ***. It is understood and agreed that Site Costs may include competitive
charges for direct services provided by any subsidiary or division of Landlord.

      (h)   The term "PROPERTY TAXES" as used herein shall include the
following: (i) all real estate taxes or personal property taxes which are levied
on the Building and/or the Site and any improvements, fixtures and equipment and
other property of Landlord located in the Buildings and/or the Site, as such
property taxes may be reassessed from time to time; and (ii) other taxes,
charges and assessments which are levied with respect to this Lease or to the
Buildings and/or the Site, and any improvements, fixtures and equipment and
other property of Landlord located in the Buildings and/or the Site, except that
general net income, franchise, capital stock, succession, transfer, gift, estate
or inheritance taxes imposed against Landlord, (iii) all assessments and fees
for public improvements, services, and facilities and impacts thereon, including
without limitation arising out of any Community Facilities Districts, "Mello
Roos" districts, similar assessment districts, and any traffic impact mitigation
assessments or fees; (iv) any tax, surcharge or assessment which shall be levied
in addition to or in lieu of real estate or personal property taxes, other than
taxes covered by Article VIII; (v) taxes based on the receipt of rent (including
gross receipts or sales taxes applicable to the receipt of rent); and (vi) costs
and expenses incurred in contesting the amount or validity of any Property Tax
by appropriate proceedings. General net income or franchise taxes imposed
against Landlord shall be excluded from Property Taxes. ***.

      (i)   Notwithstanding the provisions of this Section 4.2 to the contrary,
Operating Expenses shall not include any cost or expense identified as the
responsibility of Landlord and not an Operating Expense or a Site Cost by the
express terms of this Lease, and shall not include any of the following:

                  (i)   Any ground lease rental;

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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                  (ii) Costs which are deemed capital expenditures under
      generally accepted accounting principles consistently applied or otherwise
      ("CAPITAL ITEMS"), except for Permitted Capital Items set forth in (g)
      above and any other items specifically authorized herein;

                  (iii) Rentals for items (except when needed in connection with
      normal repairs and maintenance of permanent systems) which if purchased,
      rather than rented, would constitute a Capital Item which is specifically
      excluded in (ii) above (excluding, however, equipment not affixed to the
      Building which is used in providing janitorial or similar services);

                  (iv) Costs incurred for the repair of any casualty damage to
      the Buildings and/or the Site if and to the extent that such repair costs
      exceed Two Hundred Fifty Thousand Dollars ($250,000) per occurrence;

                  (v) Costs, including permit, license and inspection costs,
      incurred with respect to the installation of tenants' or other occupants'
      improvements in the Site or incurred in renovating or otherwise improving,
      decorating, painting or redecorating vacant space for tenants or other
      occupants of the Site;

                  (vi) Depreciation, amortization and interest payments, except
      as provided herein and except on materials, tools, supplies and
      vendor-type equipment purchased by Landlord to enable Landlord to supply
      services Landlord might otherwise contract for with a third party where
      such depreciation, amortization and interest payments would otherwise have
      been included in the charge for such third party's services, all as
      determined in accordance with generally accepted accounting principles,
      consistently applied, and when depreciation or amortization is permitted
      or required, the item shall be amortized over its reasonably anticipated
      useful life;

                  (vii) Marketing costs including, without limitation, leasing
      commissions, attorneys' fees in connection with the negotiation and
      preparation of letters, deal memos, letters of intent, leases, subleases
      and/or assignments, space planning costs, and other costs and expenses
      incurred in connection with lease, sublease and/or assignment negotiations
      and transactions with present or prospective tenants or other occupants of
      the Site;

                  (viii) Expenses in connection with services or other benefits
      which are not offered to Tenant or for which Tenant is charged for
      directly but which are provided to another tenant or occupant of the Site;

                  (ix) Costs incurred by Landlord due to the violation of the
      terms and conditions of any lease of space in the Site;

                  (x) Overhead and profit increment paid to Landlord or to
      subsidiaries or affiliates of Landlord for goods and/or services in or to
      the Site to the extent the same exceeds the costs of such goods and/or
      services rendered by unaffiliated third parties on a competitive basis;

                  (xi) Interest, principal, points and fees on debts or
      amortization on any mortgage or mortgages or any other debt (except as
      permitted in (ii) above);

                  (xii) Landlord's general corporate overhead and general and
      administrative expenses;

                  (xiii) Any compensation paid to clerks, attendants or other
      persons in commercial concessions operated by Landlord;

                  (xiv) Rentals and other related expenses incurred in leasing
      HVAC systems, elevators or other equipment ordinarily considered to be
      Capital Items, except for (1) expenses in

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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      connection with making minor repairs on or keeping Building Systems in
      operation while minor repairs are being made, and (2) costs of equipment
      not affixed to the Buildings which is used in providing janitorial or
      similar services;

                  (xv) Advertising and promotional expenditures, and costs of
      signs in or on the Buildings and/or the Site identifying the owner of the
      Site or other tenants' signs;

                  (xvi) Electric power costs for which any tenant directly
      contracts with the local public service company or of which any tenant is
      separately metered or submetered and pays Landlord directly; provided,
      however, that if any tenant in any Building contracts directly for
      electric power service or is separately metered or submetered during any
      portion of the relevant period, the total electric power costs for such
      Building shall be "grossed up" to reflect what those costs would have been
      had each tenant in such Building used the Building-standard amount of
      electric power;

                  (xvii) Services and utilities provided, taxes attributable to,
      and costs incurred in connection with the operation of the retail and
      restaurant operations in the Site;

                  (xviii) Costs incurred in connection with upgrading the
      Buildings and/or the Site to comply with disability, life, fire and safety
      codes, ordinances, statutes, or other laws in effect prior to the
      commencement of construction of the Shell and Core Improvements,
      including, without limitation, the ADA, including penalties or damages
      incurred due to such non-compliance;

                  (xix) Tax penalties incurred as a result of the failure to
      make payments and/or to file any tax or informational returns when due;

                  (xx) Costs for which Landlord has been compensated by a
      management fee;

                  (xxi) Costs arising from the negligence or fault of other
      tenants or Landlord or its agents, or any vendors, contractors, or
      providers of materials or services selected, hired or engaged by Landlord
      or its agents;

                  (xxii) Notwithstanding any contrary provision of the Lease,
      including, without limitation, any provision relating to capital
      expenditures, any and all costs arising from the presence of those items
      set forth on Landlord's Disclosure attached to this Lease as Exhibit C and
      made a part hereof and hazardous materials or substances (as defined by
      applicable laws in effect on the date the Lease is executed) in or about
      the Premises, the Building or the Site including, without limitation,
      hazardous substances in the ground water or soil, not placed in the
      Premises, the Building or the Site by Tenant, its agents, contractors,
      employees, invitees or subtenants;

                  (xxiii) Costs arising from charitable or political
      contributions;

                  (xxiv) Costs arising from defects in the base, shell or core
      of the Building(s) or improvements installed by Landlord or repair
      thereof, exclusive of normal wear and tear and ordinary repair items;

                  (xxv) Costs for the acquisition of (as opposed to the
      maintenance of) sculpture, paintings or other objects of art;

                  (xxvi) Costs (including in connection therewith all attorneys'
      fees and costs of settlement judgments and payments in lieu thereof)
      arising from claims, disputes or potential disputes in connection with
      potential or actual claims, litigation or arbitrations pertaining to
      Landlord and/or the Building(s) and/or the Site;

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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                  (xxvii) Costs associated with the operation of the business of
      the entity which constitutes Landlord as the same are distinguished from
      the costs of operation of the Site, including corporate accounting and
      legal matters, costs of defending any lawsuits with any mortgagee (except
      as the actions of Tenant may be in issue), costs of selling, syndicating,
      financing, mortgaging or hypothecating any of Landlord's interest in the
      Site, costs of any disputes between Landlord and its employees (if any)
      not engaged in Building operation, disputes of Landlord with Building
      management, or outside fees paid in connection with disputes with other
      tenants;

                  (xxviii) Costs of any initial "tap fees" or any initial sewer
      or water connection fees for the Site;

                  (xxix) Costs incurred in connection with any environmental
      clean-up, response action, or remediation on, in, under or about the
      Premises or the Building(s) or the Site except as may be caused by Tenant
      or any of its subtenants, including but not limited to, costs and expenses
      associated with the defense, administration, settlement, monitoring or
      management thereof;

                  (xxx) Any expenses incurred for use by other than Tenant or
      its subtenants of any portions of the Site to accommodate events
      including, but not limited to shows, promotions, kiosks, displays,
      filming, photography, private events or parties, ceremonies, and
      advertising beyond the normal expenses otherwise attributable to providing
      Building services, such as lighting and HVAC to such public portions of
      the Building and/or the Site in normal Building operations during standard
      Building hours of operation;

                  (xxxi) Any entertainment, dining or travel expenses for any
      purpose;

                  (xxxii) Any flowers, gifts, balloons, etc. provided to any
      entity whatsoever, to include, but not limited to, Tenant, other tenants,
      employees, vendors, contractors, prospective tenants and agents;

                  (xxxiii) Any "validated" parking for any person or entity;

                  (xxxiv) Any "finders fees", brokerage commissions, job
      placement costs or job advertising cost;

                  (xxxv) The cost of any magazine, newspaper, trade or other
      subscriptions;

                  (xxxvi) The cost of any training or incentive programs, other
      than for tenant life safety information services;

                  (xxxvii) The cost of any "tenant relations" parties, events or
      promotion not consented to by an authorized representative of Tenant in
      writing;

                  (xxxviii) "In-house" legal and/or accounting fees;

                  (xxxix) Reserves of any kind or for any purpose except as
      specifically authorized herein; and

                  (xl) Any Operating Expenses or Property Taxes applicable to
      the portion of the Project located outside the Site, except as otherwise
      permitted by this Lease.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

      (j)   In the event any facilities, services or utilities used in
connection with the Building(s) and/or the Site are provided from another
location owned or operated by Landlord or vice versa, the costs incurred by
Landlord in connection therewith shall be allocated to Operating Expenses by
Landlord on a reasonably equitable basis.

      (k)   Landlord further agrees that if and to the extent Tenant is leasing
entire Buildings on a net basis, no gross up provision or calculation shall be
included or made in connection with this Lease. Landlord agrees that (i)
Landlord will not collect or be entitled to collect Operating Expenses from
Tenant in an amount which is in excess of one hundred percent (100%) of the
Operating Expenses actually paid by Landlord in connection with the operation of
the Buildings, and (ii) except for Landlord's management fee, Landlord shall
make no profit from Landlord's collections of Operating Expenses. All
assessments and premiums which are not specifically charged to Tenant because of
what Tenant has done, which can be paid by Landlord in installments, shall be
paid by Landlord in the maximum number of installments permitted by law and not
included as Operating Expenses except in the year in which the assessment or
premium installment is actually paid; provided, however, that if the prevailing
practice in Comparable Buildings is to pay such assessments or premiums on an
earlier basis, and Landlord pays on such basis, such assessments or premiums
shall be included in Operating Expenses as paid by Landlord. Landlord shall not
include any imputed interest (except for interest actually paid) on such
assessments or premiums in its computation of Operating Expenses.

      (l)   For the purpose of payment of Operating Expenses, to the extent
Landlord pays Property Taxes less frequently than monthly, the cost of same
shall not be included in Operating Expenses but shall be separately calculated,
with Tenant being obligated to pay Tenant's Share of same on the later of five
(5) business days after receipt of an invoice from Landlord or ten (10) days
prior to the date Landlord is obligated to pay same to the taxing authority.

                                ARTICLE V. USES

      SECTION 5.1. USE. Landlord represents to Tenant that Tenant may use the
Premises for general business office operations without violating any of the
zoning laws applicable to the Building and/or the Site. Tenant shall use the
Premises only for the purposes stated in Item 3 of the Basic Lease Provisions,
all in accordance with applicable laws and restrictions and pursuant to
approvals to be obtained by Tenant from all relevant and required governmental
agencies and authorities. Tenant, at its expense, shall procure, maintain and
make available for Landlord's inspection throughout the Term, all governmental
approvals, licenses and permits required for the proper and lawful conduct of
Tenant's permitted use of the Premises. Tenant shall not do or permit anything
to be done in or about the Premises which will in any way interfere with the
normal and customary business operations of other occupants of the Project, or
use or allow the Premises to be used for any unlawful purpose, nor shall Tenant
permit any nuisance or commit any waste in the Premises or the Site. Tenant
shall not perform any work or conduct any business whatsoever in the Project
other than within the Site. Tenant shall not do or permit to be done anything
which will invalidate or increase the cost of any insurance policy(ies) covering
the Buildings, the Project and/or their contents (unless Tenant elects to pay
such increased costs), and shall comply with all applicable insurance
underwriters rules. Tenant shall comply at its expense (except as specifically
provided to the contrary in this Lease) with all present and future laws,
ordinances, restrictions, regulations, orders, rules and requirements of all
governmental authorities that pertain to Tenant or its use of the Premises,
including without limitation all federal and state occupational health and
safety requirements, whether or not Tenant's compliance will necessitate
expenditures or interfere with its use and enjoyment of the Premises. Tenant
shall comply at its expense with the pertinent provisions of the Ground Leases
(and the Development Plan referenced therein) and with all present and future
covenants, conditions, easements or restrictions now encumbering the Building(s)
and/or Site. Tenant shall promptly upon demand reimburse Landlord for any
additional insurance premium charged by reason of Tenant's failure to comply
with the provisions of this Section, and shall indemnify Landlord from any
liability and/or expense resulting from Tenant's noncompliance. Notwithstanding
the foregoing or anything in this Lease to the contrary, Tenant shall not be
required to make, and Landlord shall make, all repairs to, modifications of, or
additions to the Building Structure and/or the exterior Common Areas of the Site
except and to the extent required because of

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

Alterations made by Tenant or Tenant's use of all or a portion of the Premises
for other than normal and customary business office operations.

      SECTION 5.2. SIGNS. Tenant shall have the exclusive right on each full
Building leased by Tenant to install and maintain Building "top" and "eyebrow"
signage for Tenant's name and graphics to the extent permitted by the Signage
Criteria (defined below). For so long as Tenant leases at least four (4) full
Buildings in the Site, Tenant shall also have the exclusive right to install and
maintain at least one (1) monument sign at the entrance to the Site (it being
understood that Tenant shall be entitled to two (2) entrance monument signs for
so long as Tenant is leasing at least seven (7) full Buildings in the Site), and
one (1) monument sign for Tenant's name and graphics at the south end of the
Site (facing the 73 Freeway); provided, however, that Tenant's right to the
monument signage facing the 73 Freeway shall be conditioned upon Tenant's
continued leasing of at least two (2) of the South Buildings in their entirety,
it being further understood that such monument shall be shared (with Tenant
being at the top of such sign and no one else having a larger sign on the
monument than Tenant) unless Tenant continues to lease all of the South
Buildings. For so long as Tenant leases all Buildings within the Site, such
Building and monument signage for the Site shall be exclusive to Tenant. All
such exterior signage shall be in locations approved by Landlord, and shall be
subject to Landlord's right of prior approval that such exterior signage is in
compliance with the Signage Criteria. Except as provided in the foregoing,
Tenant shall not have the right to maintain signs in any location on or about
the Building(s) or the Site and shall not place or erect any signs that are
visible from the streets surrounding the Site. The size, design, graphics,
material, style, color and other physical aspects of any permitted sign shall be
subject to Landlord's written determination prior to installation that such
signage has been approved by the Ground Lessor and is in compliance with
Landlord's current signage program for the Site (attached as Exhibit W to this
Lease) and approved by the City of Irvine ("SIGNAGE CRITERIA"). Prior to placing
or erecting any such signs, Tenant shall obtain and deliver to Landlord a copy
of any applicable municipal or other governmental permits and approvals and
comply with any applicable insurance requirements for such signage. Tenant shall
be responsible for the cost of any permitted sign, including the fabrication,
installation, maintenance and removal thereof and the cost of any permits
therefor. If Tenant fails to maintain its sign in good condition, or if Tenant
fails to remove same upon termination of this Lease and repair and restore any
damage caused by the sign or its removal and such failure continues for ten (10)
business days after notice from Landlord to Tenant of such failure, Landlord may
do so at Tenant's expense. Landlord shall have the right to temporarily remove
any signs in connection with any repairs or maintenance in or upon the
Building(s). The term "sign" as used in this Section shall include all signs,
designs, monuments, displays, advertising materials, logos, banners, projected
images, pennants, decals, pictures, notices, lettering, numerals or graphics.

      For so long as Tenant leases all Buildings within the Site, no other sign
shall be placed in, on or around the Building(s) and/or the Site (except for the
Building directory) which identifies any person, company or entity other than
Tenant. Under no circumstances shall the Site be named after or referred to
utilizing the name of anyone other than Tenant. Landlord further agrees that it
will not grant any tenant or any one else signage on the monument sign which is
larger in size or higher than Tenant's signage. Tenant's exterior signage rights
hereunder shall be personal to the original Tenant named herein and an Affiliate
thereof, except that Landlord shall authorize a transfer of such rights to a
permitted assignee or subtenant (regardless of whether Tenant is then leasing
all Buildings within the Site) if Landlord reasonably determines that such
transfer would not impair the first class nature of the Project.

      SECTION 5.3. HAZARDOUS MATERIALS.

      (a)   For purposes of this Lease, the term "HAZARDOUS MATERIALS" includes
(i) any "hazardous material" as defined in Section 25501(o) of the California
Health and Safety Code, (ii) any toxic or hazardous materials, substances,
wastes or materials as defined pursuant to any other applicable state, federal
or local law or regulation, and (iii) any other substance or matter which
results in liability to any person or entity from exposure to such substance or
matter under any statutory or common law theory.

      (b)   Tenant shall not cause or permit any Hazardous Materials to be
brought upon, stored, used, generated, released or disposed of on, under, from
or about the Premises (including without limitation the soil and groundwater
thereunder) without the prior written consent of Landlord, which consent may be
given or withheld in Landlord's sole and absolute discretion. Notwithstanding
the foregoing, Tenant shall have the right, without

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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obtaining prior written consent of Landlord, to utilize within the Premises
standard office products that may contain Hazardous Materials (such as photocopy
toner, "White Out", and the like), provided however, that (i) Tenant shall
maintain such products in their original retail packaging, shall follow all
instructions on such packaging with respect to the storage, use and disposal of
such products, and shall otherwise comply with all applicable laws with respect
to such products, and (ii) all of the other terms and provisions of this Section
5.3 shall apply with respect to Tenant's storage, use and disposal of all such
products. Landlord may, in its reasonable discretion, place such conditions as
Landlord deems appropriate with respect to Tenant's use of any such Hazardous
Materials, and may further require that Tenant demonstrate that any such
Hazardous Materials are necessary or useful to Tenant's business and will be
generated, stored, used and disposed of in a manner that complies with all
applicable laws and regulations pertaining thereto and with good business
practices. Notwithstanding the foregoing, Tenant may use such materials as are
necessary for Broadcom's research and development operations as long as it
complies with all applicable laws.

      (c)   Prior to the execution of this Lease, Tenant shall complete, execute
and deliver to Landlord an Environmental Questionnaire and Disclosure Statement
(the "ENVIRONMENTAL QUESTIONNAIRE") in the form of Exhibit B attached hereto.
The completed Environmental Questionnaire shall be deemed incorporated into this
Lease for all purposes, and Landlord shall be entitled to rely fully on the
information contained therein. On each anniversary of the Commencement Date
until the expiration or sooner termination of this Lease, Tenant shall disclose
to Landlord in writing the names and amounts of all Hazardous Materials which
were stored, generated, used, released and/or disposed of on, under or about the
Premises for the twelve-month period prior thereto, and which Tenant desires to
store, generate, use, release and/or dispose of on, under or about the Premises
for the succeeding twelve-month period. In addition, to the extent Tenant is
permitted to utilize Hazardous Materials upon the Premises, Tenant shall
promptly provide Landlord with complete and legible copies of all the following
environmental documents relating thereto: reports filed pursuant to any
self-reporting requirements; permit applications, permits, monitoring reports,
emergency response or action plans, workplace exposure and community exposure
warnings or notices and all other reports, disclosures, plans or documents (even
those which may be characterized as confidential) relating to water discharges,
air pollution, waste generation or disposal, and underground storage tanks for
Hazardous Materials; orders, reports, notices, listings and correspondence (even
those which may be considered confidential) of or concerning the release,
investigation of, compliance, cleanup, remedial and corrective actions, and
abatement of Hazardous Materials; and all complaints, pleadings and other legal
documents filed by or against Tenant related to Tenant's use, handling, storage,
release and/or disposal of Hazardous Materials.

      (d)   Landlord and its agents shall have the right, but not the
obligation, to inspect, sample and/or monitor the Premises and/or the soil or
groundwater thereunder at any time to determine whether Tenant is complying with
the terms of this Section 5.3, and in connection therewith Tenant shall provide
Landlord with reasonable access to all facilities, records and personnel related
thereto, provided Landlord shall provide Tenant with reasonable prior notice. If
Tenant is not in compliance with any of the provisions of this Section 5.3, or
in the event of a release of any Hazardous Material on, under or about the
Premises caused or permitted by Tenant, its agents, employees, contractors,
licensees or invitees, Landlord and its agents shall have the right, but not the
obligation, without limitation upon any of Landlord's other rights and remedies
under this Lease, to immediately enter upon the Premises without notice in the
case of emergency, and otherwise on reasonable prior notice, and to discharge
Tenant's obligations under this Section 5.3 at Tenant's expense, including
without limitation the taking of emergency or long-term remedial action.
Landlord and its agents shall endeavor to minimize interference with Tenant's
business in connection therewith, but shall not be liable for any such
interference. In addition, Landlord, at Tenant's expense, shall have the right,
but not the obligation, to join and participate in any legal proceedings or
actions initiated in connection with any claims arising out of the storage,
generation, use, release and/or disposal by Tenant or its agents, employees,
contractors, licensees or invitees of Hazardous Materials on, under, from or
about the Premises.

      (e)   If the presence of any Hazardous Materials on, under, from or about
the Premises or the Site caused by Tenant or its agents, employees, contractors,
licensees or invitees results in (i) injury to any person, (ii) injury to or any
contamination of the Premises or the Site, or (iii) injury to or contamination
of any real or personal property wherever situated, Tenant, at its expense,
shall promptly take all actions necessary to return the Premises and the Site
and any other affected real or personal property owned by Landlord to the
condition existing

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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prior to the introduction of such Hazardous Materials and to remedy or repair
any such injury or contamination, including without limitation, any cleanup,
remediation, removal, disposal, neutralization or other treatment of any such
Hazardous Materials. Notwithstanding the foregoing, Tenant shall not, without
Landlord's prior written consent, which consent shall not be unreasonably
withheld, take any remedial action in response to the presence of any Hazardous
Materials on, from, under or about the Premises or the Site or any other
affected real or personal property owned by Landlord or enter into any similar
agreement, consent, decree or other compromise with any governmental agency with
respect to any Hazardous Materials claims; provided however, Landlord's prior
written consent shall not be necessary in the event that the presence of
Hazardous Materials on, under or about the Premises or the Site or any other
affected real or personal property owned by Landlord (i) imposes an immediate
threat to the health, safety or welfare of any individual and (ii) is of such a
nature that an immediate remedial response is necessary and it is not possible
to obtain Landlord's consent before taking such action. To the fullest extent
permitted by law, Tenant shall indemnify, hold harmless, protect and defend
(with attorneys reasonably acceptable to Landlord) Landlord and any successors
to all or any portion of Landlord's interest in the Premises and the Site and
any other real or personal property owned by Landlord from and against any and
all liabilities, losses, damages, diminution in value, judgments, fines,
demands, claims, recoveries, deficiencies, costs and expenses (including without
limitation attorneys' fees, court costs and other professional expenses),
whether foreseeable or unforeseeable, arising directly or indirectly out of the
use, generation, storage, treatment, release, on- or off-site disposal or
transportation of Hazardous Materials on, into, from, under or about the
Premises, the Buildings or the Site and any other real or personal property
owned by Landlord caused by Tenant, its agents, employees, contractors,
licensees or invitees. Such indemnity obligation shall specifically include,
without limitation, the cost of any required or necessary repair, restoration,
cleanup or detoxification of the Premises, the Building(s) and the Site and any
other real or personal property owned by Landlord, the preparation of any
closure or other required plans, whether or not such action is required or
necessary during the Term or after the expiration of this Lease, and any loss of
rental due to the inability to lease the Premises or any portion of the Building
or Project as a result of such Hazardous Material or remediation thereof. If
Landlord at any time discovers that Tenant or its agents, employees,
contractors, licensees or invitees may have caused or permitted the release of a
Hazardous Material on, under, from or about the Premises, the Building(s) or the
Site or any other real or personal property owned by Landlord, Tenant shall, at
Landlord's request, immediately prepare and submit to Landlord a comprehensive
plan, subject to Landlord's approval, specifying the actions to be taken by
Tenant to return the Premises, the Building(s) or the Project or any other real
or personal property owned by Landlord to the condition existing prior to the
introduction of such Hazardous Materials. Upon Landlord's approval of such
cleanup plan, Tenant shall, at its expense, and without limitation of any rights
and remedies of Landlord under this Lease or at law or in equity, immediately
implement such plan and proceed to cleanup such Hazardous Materials in
accordance with all applicable laws and as required by such plan and this Lease.
The provisions of this Section 5.3(e) shall expressly survive the expiration or
sooner termination of this Lease.

      (f)   Landlord hereby discloses to Tenant, and Tenant hereby acknowledges,
certain facts relating to Hazardous Materials at the Site known by Landlord to
exist as of the date of this Lease, as more particularly described in Exhibit C
attached hereto. Tenant shall have no liability or responsibility with respect
to the Hazardous Materials facts described in Exhibit C, nor with respect to any
Hazardous Materials which Tenant proves were not caused or placed on the
Premises by Tenant, its agents, employees, contractors, licensees or invitees.
Notwithstanding the preceding two sentences, Tenant agrees to notify its agents,
employees, contractors, licensees, and invitees of any exposure or potential
exposure to Hazardous Materials at the Premises that Landlord brings to Tenant's
attention. Landlord hereby represents and warrants that to the best of
Landlord's knowledge, other than as set forth in Exhibit C, as of the date of
this Lease, no other Hazardous Materials are present in, on or around the
Building or the Site. Landlord agrees to indemnify and hold harmless Tenant and
Tenant's employees, agents, directors, officers and partners from claims arising
from the breach of the warranty contained herein. Nothing in this Section or
this Lease shall require Tenant to indemnify Landlord with respect to any
Hazardous Materials which were on or in the Premises, the Building or the Site
prior to the date this Lease was executed or which were placed on or in the
Premises, the Building or the Site by anyone other than Tenant or Tenant's
agents, contractors, subtenants or representatives.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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                       ARTICLE VI. COMMON AREAS; SERVICES

      SECTION 6.1. UTILITIES AND SERVICES. Tenant shall be responsible for and
shall pay promptly, directly to the appropriate supplier, all charges for water,
gas, electricity, sewer, heat, light, power, telephone, telecommunications
service, refuse pickup, janitorial service, interior landscape maintenance,
interior and exterior pest control, interior and exterior window washing,
security services, exterior plumbing (back flows testing), and all other
utilities, materials and services furnished directly to Tenant or the Premises
or used by Tenant in, on or about the Premises during the Term, together with
any taxes thereon. Tenant shall provide whatever janitorial and security
services it deems appropriate for the Site and the Buildings and Landlord shall
have no responsibility for and shall not provide janitorial or security services
to the Site or the Buildings unless requested to do so by Tenant. If any
utilities or services are not separately metered or assessed to Tenant, Landlord
shall make a reasonable determination of Tenant's proportionate share of the
Actual Cost (as hereinafter defined) of such utilities and services, and Tenant
shall pay such amount to Landlord, as an item of additional rent, within thirty
(30) days after receipt of Landlord's statement or invoice therefor. For
purposes of this Lease, the term "Actual Cost" shall mean an amount equal to
actual incremental cost to Landlord to provide the applicable service or utility
to Tenant, without markup for profit. Alternatively, Landlord may elect to
include such cost in the definition of Site Costs in which event Tenant shall
pay Tenant's proportionate share of such costs in the manner set forth in
Section 4.2. *** Landlord shall not be liable for damages or otherwise for any
failure or interruption of any utility or other service furnished to the
Premises, and no such failure or interruption shall be deemed an eviction or
entitle Tenant to terminate this Lease or withhold or abate any rent due
hereunder except as otherwise provided in this Lease. Landlord shall at all
reasonable times have free access to the Building and Premises to install,
maintain, repair, replace or remove all electrical and mechanical installations
of Landlord; provided, however, that if such electrical and/or mechanical
installations are located in the Premises, Landlord shall provide Tenant with
reasonable prior notice of this intent to access same and shall follow Tenant's
reasonable instructions as to the time and manner such work is to be performed
so as to minimize disruption to Tenant's business operations.

      Notwithstanding the foregoing, if for more than five (5) consecutive
business days following written notice to Landlord (the "Eligibility Period"),
(a) there is no HVAC or electricity service to all or a portion of the Premises,
or such an interruption of other essential utilities and building services, such
as fire protection or water, (b) there is any repair, maintenance or alteration
performed by Landlord, and/or (c) there is any failure by Landlord to provide
Tenant with access to the Premises or the parking areas, so that Tenant is
prevented from using and does not use all or a portion of the Premises, then
provided such interruption of services is not attributable to the fault or
neglect of Tenant, its agents, employees, contractors or subtenants or the
failure by Tenant to fulfill its responsibilities hereunder (taking into account
that Tenant shall, except as otherwise provided herein, be responsible for the
maintenance and repair of Building Systems), Tenant's rent (inclusive of Basic
rent and Operating Expenses) shall thereafter be abated in the same proportion
that the Floor Area of the Premises rendered unusable from time to time bears to
the total Floor Area of the Premises until the Premises are again usable by
Tenant. However, in the event that Tenant is prevented from conducting, and does
not conduct, its business in any portion of the Premises for a period of time in
excess of the Eligibility Period, and the remaining portion of the Building is
not sufficient to allow Tenant to effectively conduct its business therein, and
if Tenant does not conduct its business from such remaining portion, then for
such time after expiration of the Eligibility Period during which Tenant is so
prevented from effectively conducting its business therein, the rent for the
entire Building shall be abated; provided, however, if Tenant reoccupies and
conducts its business from any portion of the Building during such period, the
rent allocable to such reoccupied portion, based on the proportion that the
rentable area of such reoccupied portion of the Building bears to the total
rentable area of the Building, shall be payable by Tenant from the date such
business operations commence. The foregoing provisions shall be Tenant's sole
recourse and remedy in the event of such an interruption of services, and shall
not apply in case of damage to, or destruction of, the Premises (which shall be
governed by the provisions of Article XI of the Lease). Any disputes concerning
the foregoing provisions shall be submitted to and resolved by arbitration
pursuant to Section 22.7 of this Lease.

      SECTION 6.2. OPERATION AND MAINTENANCE OF COMMON AREAS. During the Term,
Landlord shall, except as provided in this Lease to the contrary, operate and
maintain all exterior Common Areas within the Site in a first-class manner. The
term "COMMON AREAS" shall mean all areas within the Site that are

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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outside the footprint of each of the Buildings including, without limitation,
parking areas and structures, driveways, sidewalks, landscaped and planted
areas.

      SECTION 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises
shall include the use of the Common Areas in common with Landlord and with all
others for whose convenience and use the Common Areas may be provided by
Landlord, subject, however, to compliance with all rules and regulations as are
prescribed from time to time by Landlord. All costs incurred by Landlord for the
maintenance and operation of the Common Areas shall be included in Site Costs
except to the extent any particular cost incurred is related to or associated
with Tenant and can be charged directly to Tenant. Tenant shall keep the Common
Areas clear of any obstruction or unauthorized use related to Tenant's
operations or use of Premises, including without limitation, planters and
furniture. Unless caused by the negligence or willful misconduct of Landlord or
its agents, contractors or employees and not covered by Tenant's insurance,
nothing in this Lease shall be deemed to impose liability upon Landlord for any
damage to, or loss of the property of, Tenant. As long as Tenant's access to
and/or use of the Premises is not adversely affected, Landlord may temporarily
close any portion of the Common Areas for repairs, remodeling and/or
alterations, to prevent a public dedication or the accrual of prescriptive
rights, or for any other reason deemed sufficient by Landlord, without liability
to Landlord. Notwithstanding the foregoing, Tenant shall have the right, at
Tenant's sole cost and expense, to secure the entire or any portion of the
perimeter of the Buildings with fencing and/or access gates, subject, however,
to the prior right of review and approval of such fencing and/or access gates by
Landlord, at its sole and absolute discretion, and to the approval of the City
and, if required, the Ground Lessor. Conversely, Landlord shall obtain Tenant's
prior reasonable approval of the kinds of any trees planted in the parking
areas. For so long as Tenant leases all Buildings within the Site, except to the
extent necessary for Landlord to perform its maintenance and repair obligations,
Tenant may use the entire Site and the Common Areas in a reasonable manner for
its own functions including employee parties, etc. so long as no nuisance is
thereby created. For so long as Tenant leases all of the North Buildings and/or
all of the South Buildings of the site, Tenant shall have the right to control
the parking for those respective Buildings, and may install access control
gating therefor approved by Landlord, the City and, if and to the extent
required by the Ground Lease, the Ground Lessor. Tenant shall be solely
responsible for the costs of installation, maintenance and removal of any access
control or gating systems installed by Tenant.

      SECTION 6.4. PARKING. At no cost to Tenant during the Lease Term, Tenant
shall be entitled to the number of vehicle parking spaces set forth in Item 14
of the Basic Lease Provisions, which spaces shall be unreserved and unassigned
(except that should Tenant lease all eight Buildings in the Site, Tenant may
elect to make all or a portion of such spaces reserved so long as applicable
code requirements are satisfied), on those portions of the Common Areas
designated by Landlord for parking as depicted on Exhibit A. All parking spaces
shall be used only for parking of vehicles no larger than full size passenger
automobiles, sports utility vehicles, pickup trucks, carpool vehicles and vans.
Tenant shall not permit or allow any vehicles that belong to or are controlled
by Tenant or Tenant's employees, suppliers, shippers, customers or invitees to
be loaded, unloaded or parked in areas other than those reasonably designated by
Tenant for such activities. Parking within the Common Areas shall be limited to
striped parking stalls, and no parking shall be permitted in any driveways,
access ways or in any area which would prohibit or impede the free flow of
traffic within the Common Areas. There shall be no parking of any vehicles for
longer than a forty-eight (48) hour period except in situations where an
employee leaves his or her car in the parking area while on a business trip,
vacation or because of personal or business necessity, the parties hereby
otherwise agreeing that the parking area is not to be used as a storage
facility. Nothing contained in this Lease shall be deemed to create liability
upon Landlord to Tenant for any damage to motor vehicles of visitors or
employees, for any loss of property from within those motor vehicles, or for any
injury to Tenant unless ultimately determined to be caused by the sole active
negligence or willful misconduct of Landlord or its agents, contractors or
employees. Landlord shall cause the parking area to be lighted at night and the
landscaping will be subject to Tenant's consent, not to be unreasonably
withheld, so as to reduce the likelihood that the trees and bushes will "shed"
on vehicles. Landlord shall have the right to establish, and from time to time
amend, and to enforce against all users all reasonable rules and regulations
that Landlord may reasonably deem necessary and advisable for the proper and
efficient operation and maintenance of parking within the Common Areas, taking
into account that all parking on the Site will be dedicated exclusively for use
by Tenant for so long as Tenant leases all eight Buildings. Landlord shall have
the obligation to construct and maintain the parking areas in good condition and
operate lighting facilities within the parking areas; and to do and perform such
other acts in and to the parking areas and improvements therein as, in the use
of good business judgment, Landlord shall determine to be advisable. Any person
using the parking

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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area shall observe all directional signs and arrows and any posted speed limits.
In the event that Tenant fails at any time to lease all eight Buildings of the
Site, Tenant understands that the parking areas shall be shared on a
proportionate basis and Tenant shall not interfere with such proportionate use
and enjoyment of the parking areas by other tenants. Parking areas shall be used
only for parking vehicles, except that washing, waxing, cleaning or servicing of
vehicles may be performed by or on behalf of Tenant as to vehicles that belong
to Tenant or its employees in locations within the parking areas that will not
interfere with the rights of other tenants of the Site, if any. Subject to the
provisions of Section 10.5, Tenant shall be liable for any damage to the parking
areas caused by Tenant or Tenant's employees, suppliers, shippers, customers or
invitees, including without limitation damage from excess oil leakage. Tenant
shall have no right to install any fixtures, equipment or personal property in
the parking areas, except upon receipt of Landlord's consent, which will not be
unreasonably withheld.

      Notwithstanding anything to the contrary contained in the Lease, Tenant's
parking privileges shall be available to Tenant twenty-four (24) hours per day,
seven (7) days per week, every day of the year, in any location where Tenant
shall maintain its parking privileges. Tenant's parking shall be non-tandem. As
long as Tenant leases all eight (8) Buildings, Landlord shall "stripe" the
parking lot as directed by Tenant so long as applicable code requirements are
satisfied and Tenant shall have exclusive use of all parking on the Site. In
addition, Tenant may load and unload trucks within the Site on any reasonable
schedule determined by Tenant.

      SECTION 6.5. CHANGES AND ADDITIONS BY LANDLORD. As long as Tenant's access
to and/or use of the Premises and Buildings shall not be adversely affected,
Landlord reserves the right to make alterations or additions to the Building(s)
or the Site, or to the attendant fixtures and equipment. Landlord may at any
time relocate or remove parking areas (so long as reasonable substitute parking
is provided to Tenant) and other Common Areas, and may add buildings and areas
to the Project from time to time as long as Tenant's use of the Project and
Common Areas is not adversely affected; provided that for so long as Tenant
leases all eight Buildings within the Site, Landlord shall not make changes or
additions to the Buildings or parking areas of the Site except as may be
required by law. Subject to the provision s of Sections 6.1 and 22.9 of this
Lease, no change shall entitle Tenant to any abatement of rent or other claim
against Landlord, provided that the change does not deprive Tenant of reasonable
access to or use of the Premises.

      SECTION 6.6. LICENSE FOR GENERATOR. At any time during the Term, Tenant
shall have the right to install, in locations designated by Landlord, one (1)
generator for each Building to supply back-up electrical power to the Premises
in the event of a reduction or interruption in the supply of normal electrical
power to the Premises. Tenant's rights under this Section 6.6 shall be subject
to the following additional terms and provisions: (a) the exercise of Tenant's
rights under this Section shall be subject to Tenant's compliance, at its sole
cost and expense, with all laws and acquisition of all approvals and permits
required, from applicable governmental authorities and, if required, from Ground
Lessor; (b) the installation, maintenance, repair, monitoring and removal of the
generators shall be at Tenant's sole cost and expense; (c) if installed in the
parking areas, the space taken up by the generators shall be counted towards the
parking spaces allocated to Tenant pursuant to Item 14 of the Basic Lease
Provisions; (d) Tenant shall comply with all laws pertaining to the operation,
maintenance and monitoring of generators, along with any additional reasonable
requirements imposed by Landlord in connection therewith (including, without
limitation, Landlord's prior approval of the screening of the generators and
operational issues relating to the use of Hazardous Materials in connection
therewith), and shall provide Landlord with evidence of such compliance in such
form and at such times as Landlord requires; (e) Tenant shall maintain and
repair the generators, and shall be responsible for all reporting, monitoring,
clean up and remediation activities and costs pertaining to the generator
(including, without limitation, the obligations under Section 5.3 of the Lease
respecting Hazardous Materials used, stored and/or released from the generator);
(f) Tenant shall remove the generators and attendant screening at the expiration
or earlier termination of the Lease in accordance with the provisions of Section
15.3 of the Lease (and shall obtain a customary closure certificate from
applicable governmental authorities in connection with such removal), and shall
repair any damage to the Building or Common Areas that occurs in connection with
such removal. Landlord agrees to reasonably cooperate with Tenant, but at no
additional cost or expense to Landlord, in obtaining any required permits and
approvals for the generators.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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                     ARTICLE VII. MAINTAINING THE PREMISES

      SECTION 7.1. TENANT'S MAINTENANCE AND REPAIR. Tenant at its sole expense
shall make all repairs and replacements necessary to keep the Premises and the
Building (excluding therefrom the Building Structure which is Landlord's
responsibility hereunder but including all Building Systems) in good condition,
excepting ordinary wear and tear and damage by casualty, including without
limitation all interior glass, interior doors, door closures, hardware,
fixtures, electrical, plumbing, fire life safety, access control and HVAC
equipment and systems. Any damage or deterioration of the Premises shall not be
deemed ordinary wear and tear if the same could have been prevented by good
maintenance practices by Tenant. In maintaining the Building Systems and HVAC
equipment, Tenant shall comply with the normal maintenance standards and
specifications followed by Landlord (which maintenance standards may be
reasonably enhanced by Landlord to reflect HVAC usage by Tenant that exceeds
normal office standards) and with all requirements imposed by equipment
manufacturers, and shall use qualified personnel and/or vendors to perform any
maintenance or repair work. Tenant shall permit representatives of Landlord
access on a regular basis to inspect the equipment and systems and Tenant's
maintenance thereof. Should Landlord reasonably determine that Tenant is not
properly maintaining the Building Systems and equipment, then subject to
Tenant's right to contest such determination pursuant to Section 22.7 below,
Landlord may elect thereafter to maintain same and the costs thereof shall be
included within Operating Expenses. Landlord may also elect to undertake such
maintenance responsibilities if the original Tenant named herein or an Affiliate
thereof is no longer occupying at least fifty percent (50%) of the Premises. All
repairs and replacements shall be at least equal in quality to the original
work, shall be made only by a licensed contractor approved in writing in advance
by Landlord (which approval shall not be unreasonably withheld) and shall be
made only at the time or times reasonably approved by Landlord, taking into
account that Tenant may be the sole occupant of each Building. Any contractor
utilized by Tenant shall be subject to Landlord's reasonable requirements for
contractors, as modified from time to time. Landlord may impose reasonable
restrictions and requirements with respect to repairs, as provided in Section
7.3, and the provisions of Section 7.4 shall apply to all repairs. If Tenant
fails to properly maintain and/or repair the Premises as herein provided
following Landlord's notice and the expiration of the applicable cure period (or
earlier if Landlord determines that such work must be performed prior to such
time in order to avoid damage to the Premises or Building or other detriment),
then Landlord may elect, but shall have no obligation, to perform any repair or
maintenance required hereunder on behalf of Tenant and at Tenant's expense, and
Tenant shall reimburse Landlord upon demand for all costs incurred upon
submission of an invoice.

      SECTION 7.2. LANDLORD'S MAINTENANCE AND REPAIR. Subject to Sections 6.1
and 7.1 and Article XI, Landlord shall provide service, maintenance and repair
with respect to the Building Structure, including but not limited to the roof,
foundations, and footings, Common Areas, exterior lighting, and the exterior
surfaces of the exterior walls of the Building (including exterior glass),
except that Tenant at its expense shall make all repairs which Landlord deems
reasonably necessary as a result of the act or negligence of Tenant, its agents,
employees, invitees, subtenants or contractors; provided, however, that Tenant
shall be entitled to reimbursement for the cost of any such repairs to the
extent the costs of such repairs is covered by insurance carried (or required to
be carried) by Landlord as part of Operating Expenses. Landlord shall have the
right to employ or designate any reputable person or firm, including any
employee or agent of Landlord or any of Landlord's affiliates or divisions, to
perform any service, repair or maintenance function. Landlord need not make any
other improvements or repairs except as specifically required under this Lease,
and nothing contained in this Section shall limit Landlord's right to
reimbursement from Tenant for maintenance, repair costs and replacement costs as
provided in Section 10.5 and elsewhere in this Lease. Except as set forth
herein, Tenant understands that it shall not make repairs at Landlord's expense
or by rental offset. Tenant further understands that Landlord shall not be
required to make any repairs to the roof, foundations, footings, or the exterior
surfaces of the exterior walls of the Building (excluding exterior glass),
unless and until either Tenant has notified Landlord in writing of the need for
such repair or Landlord shall otherwise have received notification thereof, and
Landlord shall have a reasonable period of time thereafter to commence and
complete said repair, if warranted. All costs of any maintenance, repairs and
replacement on the part of Landlord provided hereunder shall be considered part
of Site Costs subject to the provisions of Section 4.2.

      Notwithstanding any provision in this Lease to the contrary, if Landlord
shall fail to commence any repair obligations required under this Lease with
respect to any full Building then being leased by Tenant within ten (10)
business days following Tenant's written request for such repairs and thereafter
complete such repairs with

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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commercially reasonable due diligence, or if Landlord shall fail to commence any
emergency repairs (i.e., repairs required to avoid imminent injury or damage or
cessation of business) with respect to any such full Building being leased by
Tenant within three (3) business days following written notice from Tenant and
thereafter complete such repairs with commercially reasonable due diligence,
then Tenant may elect to make repairs to such Building(s) at Landlord's expense
by complying with the following provisions. Before making any such repair, and
following the expiration of the applicable period set forth above, Tenant shall
deliver to Landlord a notice for the need for such repair ("SELF-HELP NOTICE"),
which notice shall specifically advise Landlord that Tenant intends to exercise
its self-help right hereunder. Should Landlord fail, within five (5) business
days following receipt of the Self-Help Notice (or within two (2) business days
following notice in the event of necessary emergency repairs), to commence the
necessary repair or to make other arrangements reasonably satisfactory to
Tenant, then Tenant shall have the right to make such repair on behalf of
Landlord. Landlord agrees that Tenant will have access to the Building Systems
and Building Structure within the applicable Buildings to the extent necessary
to perform the work contemplated by this Section. In the event Tenant takes such
action, and such work will affect the Building Structure and/or the Building
Systems, Tenant shall use only those contractors used or approved by Landlord in
the Building for work on such Building Structure or Building Systems unless such
contractors are unwilling or unable to immediately perform, or timely and
competitively perform, such work, in which event Tenant may utilize the services
of any other qualified contractor which normally and regularly performs similar
work in Comparable Buildings in the area. Tenant shall provide Landlord with a
reasonably detailed invoice together with reasonable supporting evidence of the
costs reasonably and actually incurred. Landlord shall either reimburse Tenant
for the reasonable costs of such repairs within thirty (30) days following
receipt of Tenant's invoice for such costs or deliver a written objection
stating with specificity the reasons Landlord disputes Tenant's actions or the
amounts. If Landlord fails to pay Tenant's invoice within such thirty (30) day
period or deliver a written objection, Tenant shall have the right to offset
such costs against Basic Rent next coming due under this Lease. If Landlord
delivers to Tenant, within thirty (30) days, a written objection to the payment
of such invoice, setting forth Landlord's reasons for its claim that such action
did not have to be taken by Landlord pursuant to the terms of this Lease or that
the charges are excessive (in which case Landlord shall pay the amount it
contends would not have been excessive), then Tenant shall not then be entitled
to offset any amount from rent, but as Tenant's sole remedy, the dispute shall
be resolved by arbitration pursuant to Section 22.7 hereof. If Tenant prevails
in the arbitration, the amount of the award shall include interest at the
Interest Rate (from the time of each expenditure by Tenant until the date Tenant
receives such amount by payment or offset and attorneys' fees and related
costs). If Landlord fails to pay the amount of the award within thirty (30) days
from the date of the award, the amount of the award may be deducted by Tenant
from the Basic Rent next due and owing under the Lease. Tenant shall be
responsible for obtaining any necessary governmental permits before commencing
the repair work. Tenant shall be liable for any damage, loss or injury resulting
from said work to the extent of Tenant's or its agent's, employee's or
contractor's negligence.

      SECTION 7.3. ALTERATIONS. Tenant shall make no alterations, additions,
fixtures or improvements ("ALTERATIONS") to the Premises or the Building without
the prior written consent of Landlord, which consent shall be granted or
withheld in accordance with the Design Approval Criteria standards set forth in
Exhibit X hereto. Notwithstanding the foregoing, Landlord's consent shall not be
required for any cosmetic alterations, additions or improvements to the Premises
which cost less than One Hundred Thousand Dollars ($100,000.00) in the aggregate
during any twelve (12) month period and which do not (i) create a Design Problem
or incorporate Non-Standard Improvements (as those terms are defined in Exhibit
X) or (ii) require any governmental permit as a prerequisite to the construction
thereof. Landlord may in its reasonable discretion establish reasonable
requirements as to the manner and time of performance of such work for any
Partial Building Space. Landlord shall in all events, whether or not Landlord's
consent is required, have the right to reasonably approve the contractor
performing the installation and removal of Alterations and Tenant shall not
permit any contractor not approved by Landlord to perform any work on the
Premises or on the Building. Tenant shall obtain all required permits for the
installation and removal of Alterations and shall perform the installation and
removal of Alterations in compliance with all applicable laws, regulations and
ordinances, including without limitation the Americans with Disabilities Act,
all covenants, conditions and restrictions affecting the Site, and the Rules and
Regulations as described in Article XVII. Landlord shall be entitled to a
supervision fee in the amount of *** of the cost of the Alterations; provided
that no such fee shall be imposed for any Alteration project that does not
require a governmental permit or that costs less than *** in the aggregate.
Under no circumstances shall Tenant make any Alterations which incorporate any
Hazardous Materials, including without limitation asbestos-containing
construction materials into the Premises, the Building or the Common Area. If
any governmental entity requires, as a condition to any proposed Alterations by
Tenant, that

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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improvements be made to the Common Areas, and if Landlord consents to such
improvements to the Common Areas pursuant to the consent standard set forth
herein, then Tenant shall, at Tenant's sole expense, make such required
improvements to the Common Areas in such manner, utilizing such materials, and
with such contractors, architects and engineers as Landlord may require in its
reasonable discretion; provided, however, that Tenant shall not be required to
make any modification of or addition to the Building Structure, Building Systems
and/or the exterior portions of the Site (including without limitation, the
Common Areas) except and to the extent required because of (a) Tenant's use of
all or a portion of the Premises for other than normal and customary office
operations, or (b) Non-Standard Improvements installed by Tenant. Any request
for Landlord's consent to any proposed Alterations shall be made in writing and
shall contain architectural plans describing the work in detail reasonably
satisfactory to Landlord. Should the work proposed by Tenant and consented to by
Landlord modify the basic floor plan of the Premises, then Tenant shall, at its
expense, furnish Landlord with as-built drawings and CAD disks compatible with
Landlord's systems and standards. Unless Landlord otherwise agrees in writing,
all Alterations permanently affixed to the Premises, the Building or to the
Common Area (excluding moveable trade fixtures, equipment and furniture),
including without limitation all Tenant Improvements constructed pursuant to the
Work Letter (except as otherwise provided in the Work Letter), shall become the
property of Landlord and shall be surrendered with the Premises at the end of
the Term; provided that Landlord may, by notice to Tenant given at the time
Tenant requests Landlord's consent to any Alteration, require Tenant to remove
by the Expiration Date, or sooner termination date of this Lease, all or any of
the Alterations installed either by Tenant or by Landlord at Tenant's request,
and to repair any damage to the Premises, the Building or the Common Area
arising from that removal; provided further, however, that Tenant shall not be
required to remove the Tenant Improvements constructed in accordance with
Exhibit X or any normal and customary business office improvements utilizing
only Standard Improvements (as defined in Exhibit X), and Tenant may, in
connection with the making of alterations, additions or improvements to the
Premises approved by Landlord, remove, alter or replace any prior permanent
alterations, additions or improvements previously made to the Premises.

      SECTION 7.4. MECHANIC'S LIENS. Tenant shall remove any liens arising out
of any work performed, materials furnished, or obligations incurred by or for
Tenant. Upon request by Landlord, Tenant shall promptly (but in no event later
than five (5) business days following such request) cause any such lien to be
released by any legal means and/or by posting a bond in accordance with
California Civil Code Section 3143 or any successor statute. In the event that
Tenant shall not, within thirty (30) days following notice of the imposition of
any lien, cause the lien to be released of record by payment or posting of a
proper bond, Landlord shall have, in addition to all other available remedies,
the right to cause the lien to be released by any means it deems proper,
including payment of or defense against the claim giving rise to the lien. All
expenses so incurred by Landlord, including Landlord's attorneys' fees, and any
consequential or other damages incurred by Landlord arising out of such lien,
shall be reimbursed by Tenant upon demand, together with interest from the date
of payment by Landlord at the maximum rate permitted by law until paid. Tenant
shall give Landlord no less than twenty (20) days' prior notice in writing
before commencing construction of any kind on the Premises or Common Area and
shall again notify Landlord that construction has commenced, such notice to be
given on the actual date on which construction commences, so that Landlord may
post and maintain notices of nonresponsibility on the Premises or Common Area,
as applicable, which notices Landlord shall have the right to post and which
Tenant agrees it shall not disturb. Tenant shall also provide Landlord notice in
writing within ten (10) days following the date on which such work is
substantially completed.

      SECTION 7.5. ENTRY AND INSPECTION. Landlord shall at all reasonable times,
upon reasonable prior written notice (except in emergencies, when no notice
shall be required), have the right to enter the Premises to inspect them, to
supply services in accordance with this Lease, to have access to install,
repair, maintain, replace or remove all electrical and mechanical installations
of Landlord and to protect the interests of Landlord in the Premises, and to
submit the Premises to prospective or actual purchasers or encumbrance holders
(or, during the last one hundred and eighteen (18) months of the Term or when an
uncured Tenant Event of Default exists, to prospective tenants), all without
being deemed to have caused an eviction of Tenant and without abatement of rent
except as provided elsewhere in this Lease. Except for mutually agreed upon
times for regularly scheduled services (such as janitorial services) and except
in the event of emergencies, Landlord agrees that Tenant may elect to have a
representative accompany any entry by Landlord. Furthermore, any entry by
Landlord shall be accomplished as expeditiously as reasonably possible and in a
manner so as to cause as little interference to Tenant as reasonably possible.
Landlord shall have the right, if desired, to retain a key which unlocks all of
the doors in the Premises,

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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excluding Tenant's vaults, safes, and Secured Areas (as defined below) and
Landlord shall have the right to use any and all means which Landlord may deem
proper to open the doors in an emergency in order to obtain entry to the
Premises, and any entry to the Premises obtained by Landlord shall not under any
circumstances be deemed to be a forcible or unlawful entry into, or a detainer
of, the Premises, or any eviction of Tenant from the Premises. Notwithstanding
anything to the contrary set forth above, Tenant may reasonably and in good
faith designate certain areas of the Premises as "Secured Areas" should Tenant
require such areas for the purpose of securing certain valuable property or
confidential information. Landlord may not enter such Secured Areas except in
the case of emergency or in the event of a Landlord inspection, in which case
Landlord shall provide Tenant with ten (10) days' prior written notice of the
specific date and time of such Landlord inspection.

      SECTION 7.6. COMMUNICATIONS EQUIPMENT. During the Term of this Lease,
Landlord hereby grants to Tenant a license (the "LICENSE") to install, maintain
and operate on the roof of the Buildings (including any subsequent buildings
that may be leased in whole or part by Tenant hereunder) antennas and
accompanying communications equipment not exceeding forty-eight inches (48") in
height as to each antenna (collectively, the "ANTENNA"), in accordance with and
subject to the terms and conditions set forth below. The Antenna shall be
installed at a location designated by Landlord and reasonably acceptable to
Tenant ("LICENSED AREA"). Except for equipment of the Landlord necessary to
service the Buildings, no one other than Tenant shall have the right to use the
roofs of full Buildings leased by Tenant. The Licensed Area shall be considered
to be a part of the Premises for all purposes under the Lease (other than the
payment of Basic Rent and Operating Expenses), and except as otherwise expressly
provided in this Section 7.6 all provisions applicable to the use of the
Premises under the Lease shall apply to the Licensed Area and its use by Tenant.

            (1) Tenant shall not be obligated to pay any license fee for the use
of the Licensed Area pursuant to this Section 7.6 during the Term of this Lease;

            (2) Tenant shall use the Licensed Area only for the installation,
operation, repair, replacement and maintenance of the Antenna and the necessary
mechanical and electrical equipment to service said Antenna and for no other use
or purpose. The installation of the Antenna and all equipment and facilities
related thereto, including any required conduit from the Premises to the
Antenna, shall be deemed to constitute an alteration subject to the provisions
of Section 7.3 of the Lease, provided that Landlord shall not withhold its
approval of same unless a Design Problems exist. Landlord may require
appropriate screening for the Antenna as a condition of Landlord's approval of
the installation of the Antenna;

            (3) The Antenna shall be used only for transmitting and/or receiving
data, audio and/or video signals to and from Tenant's facilities within the
Premises for Tenant's use, and shall not be used or permitted to be used by
Tenant for purposes of broadcasting signals to the public or to provide
commercial telecommunications or other communications transmitting or receiving
services to any third parties;

            (4) In the event any other communications system or broadcast or
receiving facilities are operating in the area, Tenant shall at all times during
the term of the License conduct its operations so as to ensure that such system
or facilities shall not be subjected to harmful interference as a result of such
operations by Tenant. Upon notification from Landlord of any such interference,
Tenant agrees to immediately take the necessary steps to correct such situation,
and Tenant's failure to do so shall be deemed a default under the terms of this
Lease.

            (5) During the term of the License, Tenant shall comply with any
standards promulgated by applicable governmental authorities or otherwise
reasonably established by Landlord regarding the generation of electromagnetic
fields. Any claim or liability resulting from the use of the Antenna or the
Licensed Area shall be subject to the indemnification provisions of this Lease
applicable to Tenant's use of the Premises;

            (6) During the term of the License, Tenant shall pay all taxes
attributable to the Antenna and other equipment owned and installed by Tenant,
and Tenant shall assure and provide Landlord with evidence that the Licensed
Area and Tenant's use thereof are subject to the insurance coverages otherwise
required to be maintained by Tenant as to the Premises pursuant to Exhibit D;
and

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

            (7) Upon the expiration or sooner termination of the Lease, Tenant
shall remove the Antenna and all related equipment and facilities, including any
conduit from the Premises to the Antenna, from the Licensed Area and any other
portions of the Building within or upon which the same may be installed, and
shall restore the Licensed Area and all other areas affected by such removal to
their original condition, reasonable wear and tear excepted, all at its sole
cost and expense.

      SECTION 7.7. COMMUNICATION VENDORS. Tenant shall have the right to select
all required communications vendors for the Premises, and such vendors shall be
allowed reasonable access to the Buildings and the Common Areas and the risers
within the Buildings without charge (including easements, if necessary) to
supply communications service during the Term of this Lease. In addition, for so
long as Tenant is leasing all of the Buildings in the Site, Tenant shall have
the exclusive use (and the right to the non-exclusive use if Tenant is not
leasing all of the Buildings, in each case so long and to the extent a Design
Problem is not created) of any interconnecting telecommunications conduit
installed linking the Buildings within the Site; provided that Tenant shall be
solely responsible for the maintenance of such conduit and for removing its
cabling at the end of the Lease Term.

            ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY

      Tenant shall be liable for and shall pay, at least ten (10) days before
delinquency, all taxes and assessments levied against all personal property of
Tenant located in the Premises, and, if required by Landlord, against all
improvements to the Premises made by Landlord (at Tenant's request) or Tenant
which are above Landlord's Project standard in quality and/or quantity for
comparable space within the Project ("ABOVE STANDARD IMPROVEMENTS"), and against
any Alterations (as defined in Section 7.3) made to the Premises or the Building
by or on behalf of Tenant. If possible, Tenant shall cause its personal
property, Above Standard Improvements and Alterations to be assessed and billed
separately from the real property of which the Premises form a part. If any
taxes required to be paid by Tenant on Tenant's personal property, Above
Standard Improvements and/or Alterations are levied against Landlord or
Landlord's property and if Landlord pays the same, or if the assessed value of
Landlord's property is increased by the inclusion of a value placed upon the
personal property, Above Standard Improvements and/or Alterations of Tenant and
if Landlord pays the taxes based upon the increased assessment, Landlord shall
have the right to require that Tenant pay to Landlord the taxes so levied
against Landlord or the proportion of the taxes resulting from the increase in
the assessment. In calculating what portion of any tax bill which is assessed
against Landlord separately, or Landlord and Tenant jointly, is attributable to
Tenant's Above Standard Improvements, Alterations and personal property,
Landlord's reasonable determination shall be conclusive.

                     ARTICLE IX. ASSIGNMENT AND SUBLETTING

      SECTION 9.1. RIGHTS OF PARTIES.

            (a)   Notwithstanding any provision of this Lease to the contrary,
and except as to transfers expressly permitted without Landlord's consent
pursuant to Sections 9.4 and 9.5, Tenant will not, either voluntarily or by
operation of law, assign, sublet, encumber, or otherwise transfer all or any
part of Tenant's interest in this Lease or the Premises, or permit the Premises
to be occupied by anyone other than Tenant, without Landlord's prior written
consent, which consent shall not unreasonably be withheld conditioned or delayed
in accordance with the provisions of Section 9.1(b). Except as to transfers
expressly permitted without Landlord's consent pursuant to Sections 9.4 and 9.5
no assignment (whether voluntary, involuntary or by operation of law) and no
subletting shall be valid or effective without Landlord's prior written consent
and, at Landlord's election, any such assignment or subletting shall be void and
of no force and effect. Landlord shall not be deemed to have given its consent
to any assignment or subletting by any course of action other than written
consent.

            (b)   If Tenant desires to transfer an interest in this Lease or the
Premises, it shall first notify Landlord of its desire and shall submit in
writing to Landlord: (i) the name and address of the proposed transferee; (ii)
the nature of any proposed transferee's business to be carried on in the
Premises; (iii) the terms and provisions of any proposed sublease, assignment or
other transfer, including a copy of the proposed assignment, sublease or
transfer form; (iv) a completed Environmental Questionnaire from the proposed
assignee, subtenant or transferee;

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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(v) any other information reasonably requested by Landlord and reasonably
related to the transfer and (vi) the fee described in Section 9.1(e). Except as
provided in Section 9.1 (c), Landlord shall not unreasonably withhold its
consent so long as: (1) the use of the Premises will be consistent with the
provisions of this Lease; (2) insurance requirements of the proposed assignee or
subtenant shall be brought into conformity with Landlord's then current leasing
practice provided such practice is comparable to the practices of landlords of
Comparable Buildings; (3) a proposed subtenant or assignee demonstrates to the
reasonable satisfaction of Landlord that it is financially responsible to
undertake the financial obligations of the transfer by providing credit
enhancements such as letters of credit guarantees and the like and/or by
submission to Landlord of all reasonable information as requested by Landlord
concerning the proposed subtenant or assignee, including, but not limited to, a
balance sheet of the proposed subtenant or assignee as of a date within ninety
(90) days of the request for Landlord's consent, statements of income or profit
and loss of the proposed subtenant or assignee for the two-year period preceding
the request for Landlord's consent (or, if shorter, for whatever period the
subtenant or assignee has been in business), and/or a certification signed by
the proposed subtenant or assignee that it has not been evicted at any other
leased premises for the 3-year period preceding the request for Landlord's
consent (except that this requirement shall not be imposed if the financial
standing of the original Tenant hereunder is at least comparable to such
standing as of December 1, 2004); (4) the proposed transferee is not an existing
tenant of the Site (except that this restriction shall not apply if Landlord
does not have sufficient available space in the Site to accommodate the proposed
transferee); (5) the proposed transfer will not impose material additional
security or other burdens on Landlord; and (6) the proposed transferee has been
approved by the Ground Lessor.

      If Landlord consents to the proposed transfer, Tenant may effect the
transfer upon the terms described in the information furnished to Landlord;
provided that any material change in the terms shall be subject to Landlord's
consent as set forth in this Section 9.1. Landlord shall approve or disapprove
any requested transfer within ten (10) business days following receipt of
Tenant's written request, the information set forth above, and the fee set forth
below, and any failure by Landlord to respond within such ten (10) business day
period shall be deemed to be Landlord's consent thereto.

            (c)   Notwithstanding anything to the contrary contained in this
Article IX, in the event that Tenant contemplates an assignment of this Lease,
or a sublease of all or a portion of the Premises for substantially the
remainder of the Term of this Lease ("CONTEMPLATED TRANSFER"), then Tenant shall
give Landlord notice ("INTENTION TO TRANSFER NOTICE") of such Contemplated
Transfer. The Intention to Transfer Notice shall specify the portion and amount
of rentable square feet of the Premises which Tenant intends to transfer
("CONTEMPLATED TRANSFER SPACE"), the contemplated date of the commencement of
the Contemplated Transfer ("CONTEMPLATED EFFECTIVE DATE") and shall state that
it is an assignment or a sublease of the Contemplated Transfer Space for
substantially all of the remainder of the Term of this Lease, and shall specify
that such Intention to Transfer Notice is delivered to Landlord pursuant to this
Section 9.1(c) in order to allow Landlord to elect to recapture the Contemplated
Transfer Space. Thereafter, Landlord shall have the option, by giving written
notice to Tenant within fifteen (15) business days after receipt of such
Intention to Transfer Notice, to recapture such Contemplated Transfer Space upon
the basic terms and conditions specified in the Intention to Transfer Notice. In
the event Landlord does not give such written recapture notice to Tenant within
such fifteen (15) business day period, Tenant shall have one hundred eighty
(180) days thereafter within which to effect the transfer in accordance with the
Intention to Transfer Notice and subject to compliance with the other provisions
of this Lease. In the event Tenant does not complete the transfer within that
180-day period, Tenant shall be required to deliver a new Intention to Transfer
Notice to Landlord and repeat the provisions of this Section. In the event the
recapture option is exercised by Landlord, this Lease shall be canceled and
terminated with respect to the Contemplated Transfer Space as of the
Contemplated Effective Date. In the event of a recapture by Landlord, if this
Lease shall be canceled with respect to less than the entire Premises, (i) the
rent reserved herein shall be prorated on the basis of the number of rentable
square feet retained by Tenant in proportion to the number of rentable square
feet contained in the Premises, and this Lease as so amended shall continue
thereafter in full force and effect, and upon the request of either party, the
parties shall execute written confirmation of the same, (ii) Landlord shall
install, on a commercially reasonable basis, any corridor and/or demising wall,
at Landlord's expense, which is required as a result of the cancellation of the
Lease with respect to less than the entire Premises, and (iii) if the recapture
results in Tenant leasing less than a full Building, then the provisions of
Section 2.4(b) above shall apply with respect to that partial Building space.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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            (d)   *** Tenant shall within thirty (30) days after the effective
date of any such assignment or subletting deliver to Landlord a written
certified statement setting forth the Transfer Costs incurred and a schedule of
the time required to recover those costs. After Tenant has recovered one hundred
percent (100%) of its Transfer Costs, fifty percent (50%) of the Transfer
Profits shall be paid to Landlord as and when received by Tenant for the
remainder of the term of such sublease of assignment. Landlord shall have the
right to request copies from Tenant of documentation to support the Transfer
Costs incurred and/or to have such records reviewed or audited by an employee of
Landlord or an outside accountant to confirm the accuracy thereof. In the event
such Transfer Costs are overstated by Tenant by more than five percent (5%),
Tenant shall reimburse Landlord for its out-of-pocket costs incurred in
connection with such review or audit. At Landlord's request, a written agreement
shall be entered into by and among Tenant, Landlord and the proposed assignee or
subtenant confirming the requirements of this subsection

            (e)   Tenant shall pay to Landlord a fee equal to Five Hundred
Dollars ($500.00) to process any request by Tenant for an assignment, subletting
or other transfer under this Lease. Tenant shall pay Landlord the sum of Five
Hundred Dollars ($500.00) concurrently with Tenant's request for consent to any
assignment, subletting or other transfer, and Landlord shall have no obligation
to consider such request unless accompanied by such payment. Such fee is hereby
acknowledged as a reasonable amount to reimburse Landlord for its costs of
review and evaluation of a proposed transfer.

      SECTION 9.2. EFFECT OF TRANSFER. No subletting or assignment, even with
the consent of Landlord, shall relieve Tenant of its obligation to pay rent and
to perform all its other obligations under this Lease. Moreover, Tenant shall
indemnify and hold Landlord harmless, as provided in Section 10.3, for any act
or omission by an assignee or subtenant. Each assignee, other than Landlord,
shall assume all obligations of Tenant under this Lease and shall be liable
jointly and severally with Tenant for the payment of all rent, and for the due
performance of all of Tenant's obligations, under this Lease. No assignment or
subletting shall be effective or binding on Landlord unless documentation in
form and substance reasonably satisfactory to Landlord in its reasonable
discretion evidencing the transfer, and in the case of an assignment, the
assignee's assumption of the obligations of Tenant under this Lease, is
delivered to Landlord and both the assignee/subtenant and Tenant deliver to
Landlord an executed consent to transfer instrument prepared by Landlord and
consistent with the requirements of this Article. The acceptance by Landlord of
any payment due under this Lease from any other person shall not be deemed to be
a waiver by Landlord of any provision of this Lease or to be a consent to any
transfer. Consent by Landlord to one or more transfers shall not operate as a
waiver or estoppel to the future enforcement by Landlord of its rights under
this Lease or as a consent to any subsequent transfer.

      SECTION 9.3. SUBLEASE REQUIREMENTS. The following terms and conditions
shall apply to any subletting by Tenant of all or any part of the Premises and
shall be deemed included in each sublease:

      (a)   Each and every provision contained in this Lease (other than with
respect to the payment of rent hereunder) is incorporated by reference into and
made a part of such sublease, with "LANDLORD" hereunder meaning the sublandlord
therein and "TENANT" hereunder meaning the subtenant therein and the sublet
space being substituted for "Premises." Notwithstanding the foregoing, Landlord
agrees that Tenant will not be in violation of this Lease if it grants subtenant
lesser rights under the sublease than were granted to Tenant under this Lease or
imposes greater obligations on the subtenant under the sublease than were
imposed on Tenant under this Lease.

      (b)   Tenant hereby irrevocably assigns to Landlord all of Tenant's
interest in all rentals and income arising from any sublease of the Premises,
and Landlord may collect such rent and income and apply same toward Tenant's
obligations under this Lease; provided, however, that until there is an Event of
Default by Tenant, Tenant shall have the right to receive, collect and retain
the sublease rentals. Landlord shall not, by reason of this assignment or the
collection of sublease rentals, be deemed liable to the subtenant for the
performance of any of Tenant's obligations under the sublease. Tenant hereby
irrevocably authorizes and directs any subtenant, upon receipt of a written
notice from Landlord stating that an uncured Event of Default exists in the
performance of Tenant's obligations under this Lease, to pay to Landlord all
sums then and thereafter due under the sublease. Tenant agrees that the
subtenant may rely on that notice without any duty of further inquiry and
notwithstanding any notice or claim by Tenant to the contrary. Tenant shall have
no right or claim against the subtenant or Landlord for any rentals so paid to
Landlord.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

      SECTION 9.4. CERTAIN TRANSFERS. The following shall be deemed to
constitute an assignment of this Lease: (a) the sale of all or substantially all
of Tenant's assets (other than bulk sales in the ordinary course of business) or
(b) if Tenant is a corporation, an unincorporated association, a limited
liability company or a partnership, the transfer, assignment or hypothecation of
any stock or interest in such corporation, association, limited liability
company or partnership that results in a change of control of such entity.
Notwithstanding the foregoing, occupancy of all or part of the Premises by a
corporate parent, subsidiary, or affiliated companies of Tenant or of Tenant's
parent or of Tenant's subsidiary shall not be deemed an assignment or subletting
provided that such parent, subsidiary or affiliated companies were not formed as
a subterfuge to avoid the obligations of this Article IX. Furthermore, without
limiting the generality of the foregoing, Tenant may assign the Lease at any
time, or sublease all or part of the Premises, without receipt of Landlord's
consent, to any entity which acquires all or substantially all of Tenant's
business, or which is acquired in whole or in part by Tenant, or which is
controlled directly or indirectly by Tenant, or which entity controls, directly
or indirectly, Tenant ("AFFILIATE"), or which owns or is owned by the Affiliate,
so long as such transaction was not entered into as a subterfuge to avoid the
obligations and restrictions of this Lease. In connection with any such transfer
to an Affiliate, (i) if Tenant does not survive and remain in existence after
such transfer, the net worth of the successor after such transfer is at least
equal to the lower of the net worth of Tenant as of the execution of this Lease
by Landlord or the net worth of Tenant immediately prior to the date of such
transfer, evidence of which, satisfactory to Landlord, shall be presented to
Landlord prior to such transfer; (ii) Tenant shall provide to Landlord, prior to
such transfer, written notice of such transfer and such assignment documentation
and other information as Landlord may reasonably request in connection therewith
and (iii) all of the other terms and requirements of this Article shall apply
with respect to such assignment. The normal and customary issuance and transfer
of shares among and between the shareholder employees of Tenant to reflect the
addition, withdrawal or change in ownership interests of the shareholder
employees of Tenant shall not be deemed an assignment or other transfer of
Tenant's interest in this Lease.

      SECTION 9.5. OCCUPANCY BY OTHERS. Tenant may allow any person or company
which is a client or customer of Tenant or which is providing service to Tenant
or one of Tenant's clients to occupy, during the period of such business
relationship, certain portions of the Premises without such occupancy being
deemed an assignment or subleasing as long as such relationship was not created
as a subterfuge to avoid the obligations set forth in this Article IX, provided
that any such occupancy shall be subject to the requirements of this Lease.

      SECTION 9.6. ***

                       ARTICLE X. INSURANCE AND INDEMNITY

      SECTION 10.1. TENANT'S INSURANCE. Tenant, at its sole cost and expense,
shall provide and maintain in effect the insurance described in Exhibit D.
Evidence of that insurance must be delivered to Landlord prior to the
Commencement Date.

      SECTION 10.2. LANDLORD'S INSURANCE.

            (a) Landlord shall provide all of the following types of insurance,
with customary deductible and in amounts and coverages as may be determined by
Landlord in its reasonable discretion based on the types and amounts of
insurance (and deductibles) being maintained by comparable landlords of
Comparable Buildings: "all risk" property insurance, subject to standard
exclusions, covering the Building and/or Project, loss of rent insurance,
worker's compensation insurance and commercial general liability coverage.
Landlord shall not be required to carry insurance of any kind on Tenant's
removable improvements or property, including, without limitation, Tenant's
trade fixtures, furnishings, equipment, signs and all other items of personal
property, and Landlord shall not be obligated to repair or replace that property
should damage occur. All proceeds of insurance maintained by Landlord upon the
Building and/or Project shall be the property of Landlord, whether or not
Landlord is obligated to or elects to make any repairs. At Landlord's option,
Landlord may self-insure all or any portion of the risks for which Landlord
elects to provide insurance hereunder.

            (b) ***

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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      SECTION 10.3. INDEMNITY. To the fullest extent permitted by law, Tenant
shall defend, indemnify, protect, save and hold harmless Landlord, its agents,
any and all affiliates of Landlord, including, without limitation, any
corporations or other entities controlling, controlled by or under common
control with Landlord, and the Ground Lessor from and against any and all
claims, liabilities, costs or expenses arising either before or after the
Commencement Date from Tenant's use or occupancy of the Premises, the Building
or the Common Areas, including without limitation, the use by Tenant, its
agents, employees, invitees or licensees of any recreational facilities within
the Common Areas, or from the conduct of its business, or from any activity,
work, or thing done, permitted or suffered by Tenant or its agents, employees,
invitees or licensees in or about the Premises, the Building or the Common
Areas, or from any breach in the performance of any obligation on Tenant's part
to be performed under this Lease, or from any act or negligence or willful
misconduct of Tenant or its agents, employees, visitors, patrons, guests,
invites or licensees in, on or about the Premises, the Building or the Project.
In cases of alleged negligence asserted by third parties against Landlord and/or
Ground Lessor which arise out of, are occasioned by, or in any way attributable
to Tenant, its agents', employees', contractors', licensees' or invitees' use
and occupancy of the Premises, the Building or the Common Areas, or from the
conduct of its business or from any activity, work or thing done, permitted or
suffered by Tenant or its agents, employees, invitees or licensees on Tenant's
part to be performed under this Lease, or from any negligence or willful
misconduct of Tenant, its agents, employees, licensees or invitees in, on or
about the Premises, the Building or the Site, Tenant shall accept any tender of
defense for Landlord and Ground Lessor and shall, notwithstanding any allegation
of negligence or willful misconduct on the part of the Landlord, defend Landlord
and Ground Lessor with counsel reasonably satisfactory to Landlord and protect
and hold Landlord and Ground Lessor harmless and pay all costs, expenses and
attorneys' fees incurred in connection with such litigation, provided that
Tenant shall not be liable for any such injury or damage, and Landlord shall
reimburse Tenant for the reasonable attorneys' fees and costs for the attorney
representing both parties, all to the extent and in the proportion that such
injury or damage is ultimately determined by a court of competent jurisdiction
(or in connection with any negotiated settlement agreed to by Landlord) to be
attributable to the negligence or willful misconduct of Landlord or its
authorized agents or employees. Upon Landlord's request, Tenant shall at
Tenant's sole cost and expense, retain a separate attorney reasonably selected
by Landlord to represent Landlord or Ground Lessor in any such suit if Landlord
reasonably determines that the representation of both Tenant and Landlord or
Ground Lessor by the same attorney would cause a conflict of interest; provided,
however, that to the extent and in the proportion that the injury or damage
which is the subject of the suit is ultimately determined by a court of
competent jurisdiction (or in connection with any negotiated settlement agreed
to by Landlord) to be attributable to the negligence or willful misconduct of
Landlord, Landlord shall reimburse Tenant for the reasonable legal fees and
costs of the separate attorney retained by Tenant. The provisions of this
Section shall expressly survive the expiration or sooner termination of this
Lease. Notwithstanding the foregoing, in the event it is ultimately determined
that any claim, liability or expense was caused by the negligence or willful
misconduct of Landlord, its employees, agents or contractors, then subject to
Sections 10.5 and 14.8 below, Landlord shall indemnify and hold Tenant harmless
from and against such liability or expense.

      SECTION 10.4. LANDLORD'S NONLIABILITY. Except to the extent of the
negligence or willful misconduct of Landlord or its agents, contractors or
employees (but subject to Sections 10.5 and 14.8 below), Landlord shall not be
liable to Tenant, and Tenant hereby waives all claims against Landlord and
knowingly assumes the risk of for loss of or damage to any property, or loss or
interruption of business or income, or any other loss, cost, damage, injury or
liability whatsoever (including without limitation any consequential damages and
lost profit or opportunity costs) resulting from, but not limited to, Acts of
God, acts of civil disobedience or insurrection, acts or omissions of third
parties and/or of other tenants within the Project or their agents, employees,
contractors, guests or invitees, fire, explosion, falling plaster, steam, gas,
electricity, water or rain which may leak or flow from or into any part of the
Premises or from the breakage, leakage, obstruction or other defects of the
pipes, sprinklers, wires, appliances, plumbing, air conditioning, electrical
works, roof, windows or other fixtures in the Building, whether the damage or
injury results from conditions arising in the Premises or in other portions of
the Building. It is understood that any such condition may require the temporary
evacuation or closure of all or a portion of the Building. Except as provided in
Section 6.1 above and Sections 11.1 and 12.1 below, Landlord shall have no
liability (including without limitation consequential damages and lost profit or
opportunity costs) and there shall be no abatement of rent, by reason of any
injury to or interference with Tenant's business arising from the making of any
repairs, alterations or improvements to any portion of the Building, including
repairs to the Premises, nor shall any related activity by Landlord constitute
an actual or constructive eviction; provided, however, that in making repairs,
alterations or improvements, Landlord shall interfere as little as reasonably
practicable with the conduct of

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document. The confidential redacted text has been omitted and filed separately
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Tenant's business in the Premises. Should Tenant elect to receive any service or
products from a concessionaire, licensee or third party tenant of Landlord,
Landlord shall have no liability for any services or products so provided or for
any breach of contract by such third party provider. Neither Landlord nor its
agents shall be liable for interference with light or other similar intangible
interests. Tenant shall immediately notify Landlord in case of fire or accident
in the Premises, the Building or the Project and of defects in any improvements
or equipment.

      SECTION 10.5. WAIVER OF SUBROGATION. Landlord and Tenant each hereby
waives all rights of recovery against the other and the other's agents on
account of loss and damage occasioned to the property of such waiving party to
the extent that such loss or damage is required to be insured against under any
"all risk" property insurance policy required by this Article X, except to the
extent of any commercially reasonable deductibles under any such policy. By this
waiver it is the intent of the parties that neither Landlord nor Tenant shall be
liable to any insurance company (by way of subrogation or otherwise) insuring
the other party for any loss or damage insured against, or required to be
insured against, under any "all-risk" property insurance policies required by
this Lease (except for reasonable deductibles thereunder), even though such loss
or damage might be occasioned by the negligence of such party, its agents,
employees, contractors, guests or invitees. The provisions of this Section shall
not limit the indemnification provisions elsewhere contained in this Lease.

      SECTION 10.6. BLANKET INSURANCE/SELF INSURANCE. Notwithstanding the
foregoing or anything set forth in Exhibit D, all of the insurance requirements
set forth herein on the part of Tenant to be observed shall be deemed satisfied
if the Premises are covered by a blanket insurance policy or, for so long as
Broadcom Corporation or an Affiliate thereof remains the Tenant hereunder, if
Tenant sends a letter to Landlord, signed by an authorized officer of Tenant,
stating that Tenant has elected to act as a self insurer whereupon Tenant shall
have the same obligations and rights, and Landlord shall have the same rights
and obligations, as if Tenant was an insurance company furnishing the policies
and coverages required under this Lease. Notwithstanding the foregoing, however,
Tenant shall not have the right to self-insure the general liability insurance
coverage required under this Lease.

                       ARTICLE XI. DAMAGE OR DESTRUCTION

      SECTION 11.1. RESTORATION.

            (a)   If the Premises or the Building or a part thereof are
materially damaged by any fire, flood, earthquake or other casualty, Landlord
shall have the right to terminate this Lease upon written notice to Tenant if:
(i) Landlord reasonably determines that the full cost of repair (exclusive of
any deductible up to seven and one-half percent of the loss amount) is not
covered by Landlord's insurance that Landlord is required to maintain by this
Lease which Landlord carries and includes as part of Operating Expenses,
including without limitation earthquake insurance, plus such additional amounts
Tenant elects, at its option, to contribute, excluding however the deductible
(for which Tenant shall be responsible for Tenant's Share as an Operating
Expense); (ii) Landlord reasonably determines that the Premises cannot, with
reasonable diligence, be fully repaired by Landlord (or cannot be safely
repaired because of the presence of hazardous factors, including without
limitation Hazardous Materials, earthquake faults, and other similar dangers)
within one (1) year after the date of the damage; (iii) an uncured Event of
Default by Tenant has occurred and remains uncured at the time of such casualty;
or (iv) the material damage occurs during the final twelve (12) months of the
Term. Landlord shall notify Tenant in writing ("LANDLORD'S NOTICE") within
thirty (30) days after the damage occurs as to (A) whether Landlord is
terminating this Lease as a result of such material damage and (B) if Landlord
is not terminating this Lease, the number of days within which Landlord has
estimated that the Premises, with reasonable diligence, are likely to be fully
repaired. In the event Landlord elects to terminate this Lease, this Lease shall
terminate as of the date of Landlord's Notice. Notwithstanding the foregoing,
Landlord shall only have the right to terminate this Lease under (i) above if
Landlord terminates the leases of all tenants in the Project similarly damaged
by such casualty and such tenants have comparable rights and obligations in the
event of such casualty.

            (b)   If Landlord has the right to terminate this Lease pursuant to
Section 11.1(a) and does not elect to so terminate this Lease, and provided that
at the time of Landlord's Notice no uncured Event of Default exists under this
Lease, then within fifteen (15) business days following delivery of Landlord's
Notice pursuant to

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Section 11.1(a), Tenant may elect to terminate this Lease by written notice to
Landlord, but only if (i) Landlord's Notice specifies that Landlord has
determined that the Premises cannot be repaired, with reasonable diligence,
within twelve (12) months after the date of damage (the "MAXIMUM PERIOD") or
(ii) the casualty has occurred within the final twelve (12) months of the Term
and Tenant is prevented from using the Premises for sixty (60) consecutive days
due to such damage. If Tenant fails to provide such termination notice within
such fifteen (15) business day period, Tenant shall be deemed to have waived any
termination right under this Section 11.1(b) or any other applicable law.

            (c)   In the event that neither Landlord nor Tenant terminates this
Lease pursuant to this Section 11.1 as a result of material damage to the
Building resulting from a casualty, Landlord shall, except as provided in
subsection (e) below, repair all material damage to the Premises or the Building
as soon as reasonably possible and this Lease shall continue in effect for the
remainder of the Term. Notwithstanding the foregoing, the repair of damage to
the Premises to the extent such damage is not material shall be governed by
Sections 7.1 and 7.2.

            Notwithstanding anything to the contrary contained in this Section
11.1(c), if the anticipated repair period set forth in Landlord's Notice was
less than the Maximum Period but Landlord subsequently determines that the
actual repair period will exceed the Maximum Period, then Landlord shall so
notify Tenant and Tenant may, within ten (10) business days thereafter, elect to
terminate this Lease effective as of the date of Landlord's notice; otherwise,
the Maximum Period shall be deemed extended as set forth in the notice from
Landlord. Should Landlord fail substantially to complete the restoration within
the Maximum Period (as the same may be extended as aforesaid), then Tenant may
elect to terminate this Lease by written notice to Landlord.

            (d)   From and after the sixth (6th) business day after such
material damage to the Building (or such earlier date that Landlord is entitled
to rent loss insurance proceeds), and ending on the sooner of the date the
damage is repaired or the date this Lease is terminated, the rental to be paid
under this Lease shall be abated in the same proportion that the Floor Area of
the Premises that is rendered unusable by the damage from time to time bears to
the total Floor Area of the Premises, as reasonably determined by Landlord.
However, in the event that Tenant is prevented from conducting, and does not
conduct, its business in any portion of the Premises for a period of time in
excess of the Eligibility Period, and the remaining portion of the Building is
not sufficient to allow Tenant to effectively conduct its business therein, and
if Tenant does not conduct its business from such remaining portion, then for
such time after expiration of the Eligibility Period during which Tenant is so
prevented from effectively conducting its business therein, the rent for the
entire Building shall be abated; provided, however, if Tenant reoccupies and
conducts its business from any portion of the Building during such period, the
rent allocable to such reoccupied portion, based on the proportion that the
rentable area of such reoccupied portion of the Building bears to the total
rentable area of the Building, shall be payable by Tenant from the date such
business operations commence.

            (e)   Landlord shall not be required to repair or replace any
improvements or fixtures that Tenant is obligated to repair or replace pursuant
to Section 7.1 or any other provision of this Lease.

*** Confidential treatment has been requested for the redacted text of this
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            (f)   Tenant shall fully cooperate with Landlord in removing
Tenant's personal property and any debris from the Premises to facilitate all
inspections of the Premises and the making of any repairs. Notwithstanding
anything to the contrary contained in this Lease, if Landlord in good faith
believes there is a risk of injury to persons or damage to property from entry
into the Building or Premises following any damage or destruction thereto,
Landlord may restrict entry into the Building or the Premises by Tenant, its
employees, agents and contractors in a non-discriminatory manner, without being
deemed to have violated Tenant's rights of quiet enjoyment to, or made an
unlawful detainer of, or evicted Tenant from, the Premises. Upon request,
Landlord shall consult with Tenant to determine if there are safe methods of
entry into the Building or the Premises solely in order to allow Tenant to
retrieve files, data in computers, and necessary inventory, subject however to
all indemnities and waivers of liability from Tenant to Landlord contained in
this Lease and any additional indemnities and waivers of liability which
Landlord may require.

            (g)   If Landlord has the right, and elects to terminate the Lease
as to one or more of the Buildings, but not all of the Buildings constituting
the Premises, then by notice to Landlord given within sixty (60) days following
Landlord's election to terminate but prior to the commencement by Landlord of
reconstruction, Tenant may terminate the Lease as to one or more of the
remaining Buildings on the date set forth in the termination notice which date
must be within one (1) year of the date such damage initially occurred.

      SECTION 11.1. LEASE GOVERNS. Tenant agrees that the provisions of this
Lease, including without limitation Section 11.1, shall govern any damage or
destruction and shall accordingly supersede any contrary statute or rule of law.

                          ARTICLE XII. EMINENT DOMAIN

      SECTION 12.1. TOTAL OR PARTIAL TAKING. If all or a material portion of the
Premises is taken by any lawful authority by exercise of the right of eminent
domain, or sold to prevent a taking, either Tenant or Landlord may terminate
this Lease effective as of the date possession is required to be surrendered to
the authority. In the event title to a portion of the Building(s) or Project,
whether or not including a portion of the Premises, is taken or sold in lieu of
taking, and if the Lease is not or cannot be terminated, Landlord must, if
possible, restore the Building(s) in such a way as to not alter the Premises
materially. In the event neither party has elected to terminate this Lease as
provided above, then Landlord shall promptly proceed to restore the Premises to
substantially their condition prior to the taking, and a proportionate allowance
shall be made to Tenant for the rent corresponding to the time during which, and
to the part of the Premises of which, Tenant is deprived on account of the
taking and restoration as provided in Section 6.1. Landlord shall be entitled to
the entire amount of the condemnation award without deduction for any estate or
interest of Tenant; provided that nothing in this Section shall be deemed to
give Landlord any interest in, or prevent Tenant from seeking any award against
the taking authority for, the taking of personal property and fixtures belonging
to Tenant, the unamortized cost of the Tenant Improvements or other alterations
to the extent paid for by Tenant, or relocation or business interruption
expenses recoverable from the taking authority.

      SECTION 12.2. TEMPORARY TAKING. No temporary taking of the Premises shall
terminate this Lease or give Tenant any right to abatement of rent, and any
award specifically attributable to a temporary taking of the Premises shall
belong entirely to Tenant. A temporary taking shall be deemed to be a taking of
the use or occupancy of the Premises for a period of not to exceed ninety (90)
days.

      SECTION 12.3. TAKING OF PARKING AREA. In the event there shall be a taking
of the parking area such that Landlord can no longer provide sufficient parking
to comply with this Lease, Landlord may substitute reasonably equivalent parking
in a location reasonably close to the Building(s); provided that if Landlord
fails to make that substitution within ninety (90) days following the taking and
if the taking materially impairs Tenant's use and enjoyment of the Premises,
Tenant may, at its option, terminate this Lease by written notice to Landlord.
If this Lease is not so terminated by Tenant, there shall be no abatement of
rent and this Lease shall continue in effect.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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         ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS

      SECTION 13.1. SUBORDINATION. At the option of Landlord, the Ground Lessor,
or any lender of Landlord's that obtains a security interest in the Building,
this Lease shall be either superior or subordinate to the Ground Leases and to
all ground or underlying leases, mortgages and deeds of trust, if any, which may
hereafter affect the Building, and to all renewals, modifications,
consolidations, replacements and extensions thereof; provided, that so long as
no Event of Default exists under this Lease, Tenant's possession and quiet
enjoyment of the Premises shall not be disturbed and this Lease shall not
terminate in the event of termination of any such ground or underlying lease, or
the foreclosure of any such mortgage or deed of trust, to which this Lease has
been subordinated pursuant to this Section. Tenant shall execute and deliver any
commercially reasonable documents or agreements requested by Landlord or such
lessor or lender which provide Tenant with the non-disturbance protections set
forth in this Section. In the event of a termination or foreclosure, Tenant
shall, subject to the provisions of Section 12.5 of the Ground Leases, become a
tenant of and attorn to the successor-in-interest to Landlord upon the same
terms and conditions as are contained in this Lease, and shall execute any
instrument reasonably required by Landlord's successor for that purpose. Tenant
shall also, upon written request of Landlord, execute and deliver all
instruments as may be required from time to time to subordinate the rights of
Tenant under this Lease to any ground or underlying lease or to the lien of any
mortgage or deed of trust (provided that such instruments include the
nondisturbance and attornment provisions set forth above), or, if requested by
Landlord, to subordinate, in whole or in part, any ground or underlying lease or
the lien of any mortgage or deed of trust to this Lease.

      SECTION 13.2. GROUND LESSOR NDAA. Landlord hereby represents and warrants
that, as of the date hereof, there are no ground leases (except for the Ground
Leases described above) and no mortgages and/or deeds of trust affecting the
Project. Furthermore, and notwithstanding the foregoing to the contrary,
Landlord agrees to provide Tenant with a commercially reasonable non-disturbance
and attornment agreement ("NDAA") in favor of Tenant from the current Ground
Lessor concurrently with the execution of the Lease in substantially the form of
Exhibit Z attached to this Lease. Landlord also agrees to provide Tenant with a
commercially reasonable NDAA from any ground lessor, mortgagor, lien holder or
deed of trust holder of Landlord who later come(s) into existence at any time
prior to the expiration of the Term of the Lease, as it may be extended, in
consideration of, and as a condition precedent to, Tenant's agreement to be
bound by this Section.

      SECTION 13.3. ESTOPPEL CERTIFICATE.

      (a)   Tenant shall, at any time upon not less than ten (10) business days
prior written notice from Landlord, execute, acknowledge and deliver to
Landlord, in any form that Landlord may reasonably require, a statement in
writing (i) certifying that this Lease is unmodified and in full force and
effect (or, if modified, stating the nature of the modification and certifying
that this Lease, as modified, is in full force and effect) and the dates to
which the rental, additional rent and other charges have been paid in advance,
if any, and (ii) acknowledging that, to Tenant's actual knowledge as of the date
thereof, there are no uncured defaults on the part of Landlord, or specifying
each default if any are claimed, and (iii) setting forth all further information
that Landlord or any purchaser or encumbrancer may reasonably require. Tenant's
statement may be relied upon by any prospective purchaser or encumbrancer of all
or any portion of the Building(s) or Project.

      (b)   Notwithstanding any other rights and remedies of Landlord, Tenant's
failure to deliver any estoppel statement within the provided time shall be
conclusive upon Tenant that (i) this Lease is in full force and effect, without
modification except as may be represented by Landlord, (ii) there are no uncured
Events of Default in Landlord's performance, and (iii) not more than one month's
rental has been paid in advance.

      (c)   Landlord hereby agrees to execute and deliver to Tenant an estoppel
certificate for the benefit of a transferee or lender of Tenant containing the
same types of information, and within the same periods of time, as are set forth
above, except such changes as are reasonably necessary to reflect that the
estoppel certificate is being granted and signed by Landlord to Tenant's lender,
assignee or sublessee, rather than from Tenant to Landlord or to a lender or
purchaser. Notwithstanding anything to the contrary set forth in this Lease,
neither Landlord nor Tenant will be appointed to act as power of attorney to
sign for the other.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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      SECTION 13.4. FINANCIALS. Upon request by Landlord in connection with the
sale or financing of the Site or a portion thereof, Tenant shall deliver to
Landlord Tenant's current financial statements, certified true, accurate and
complete by the chief financial officer of Tenant, including a balance sheet and
profit and loss statement for the most recent prior year, or, in the event
Tenant is a publicly traded corporation on a nationally recognized stock
exchange, then in lieu of the foregoing, Tenant shall provide its current
financial reports filed with the Securities and Exchange Commission (either of
the foregoing being collectively referred to as the "STATEMENTS"), which
Statements shall accurately and completely reflect the financial condition of
Tenant. Landlord agrees that it will keep the Statements confidential (unless
otherwise available to the public), except that Landlord shall have the right to
deliver the same to any proposed purchaser or encumbrancer of all or any portion
of the Site.

                  ARTICLE XIV. EVENTS OF DEFAULT AND REMEDIES

      SECTION 14.1. TENANT'S DEFAULTS. The occurrence of any one or more of the
following events shall constitute an "EVENT OF DEFAULT" BY TENANT:

      (a)   The failure by Tenant to make any payment of Basic Rent or
additional rent required to be made by Tenant, as and when due, where the
failure continues for a period of five (5) business days after receipt by Tenant
of written notice from Landlord that such payment was not made when due;
provided, however, that any such notice shall be in addition to and not in lieu
of, any notice required under California Code of Civil Procedure Section 1161
and 1161(a) as amended. For purposes of these Events of Default and remedies
provisions, the term "ADDITIONAL RENT" shall be deemed to include all amounts of
any type whatsoever other than Basic Rent to be paid by Tenant pursuant to the
terms of this Lease.

      (b)   The failure by Tenant to observe or perform any of the covenants or
provisions of this Lease to be observed or performed by Tenant, where the
failure continues for a period of thirty (30) days after receipt by Tenant of
written notice from Landlord to Tenant; provided, however, that any such notice
shall be in addition to and not in lieu of, any notice required under California
Code of Civil Procedure Section 1161 and 1161(a) as amended. However, if the
nature of the failure is such that more than thirty (30) days are reasonably
required for its cure, then Tenant shall not be deemed to have committed an
Event of Default if Tenant commences the cure within thirty (30) days, and
thereafter diligently pursues the cure to completion.

      SECTION 14.2. LANDLORD'S REMEDIES.

      (a)   If an Event of Default by Tenant occurs, then in addition to any
other remedies available to Landlord, Landlord may exercise the following
remedies:

            (i) Landlord may terminate Tenant's right to possession of the
Premises by any lawful means, in which case this Lease shall terminate and
Tenant shall immediately surrender possession of the Premises to Landlord. Such
termination shall not affect any accrued obligations of Tenant under this Lease.
Upon termination, Landlord shall have the right to reenter the Premises and
remove all persons and property. Landlord shall also be entitled to recover from
Tenant:

                  (1) The worth at the time of award of the unpaid Basic Rent
and additional rent which had been earned at the time of termination;

                  (2) The worth at the time of award of the amount by which the
unpaid Basic Rent and additional rent which would have been earned after
termination until the time of award exceeds the amount of such loss that Tenant
proves could have been reasonably avoided;

                  (3) The worth at the time of award of the amount by which the
unpaid Basic Rent and additional rent for the balance of the Term after the time
of award exceeds the amount of such loss that Tenant proves could be reasonably
avoided;

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                  (4) Any other amount necessary to compensate Landlord for all
the detriment proximately caused by Tenant's failure to perform its obligations
under this Lease or which in the ordinary course of things would be likely to
result from Tenant's Event of Default, including, but not limited to, the cost
of recovering possession of the Premises, refurbishment of the Premises,
marketing costs, commissions and other expenses of reletting, including
necessary repair, the unamortized portion of any tenant improvements and
brokerage commissions funded by Landlord in connection with this Lease,
reasonable attorneys' fees, and any other reasonable costs; and

                  (5) At Landlord's election, all other amounts in addition to
or in lieu of the foregoing as may be permitted by law. The term "RENT" as used
in the Lease shall be deemed to mean the Basic Rent, Tenant's Share of Operating
Expenses and any other sums required to be paid by Tenant to Landlord pursuant
to the terms of this Lease. Any sum, other than Basic Rent, shall be computed on
the basis of the average monthly amount accruing during the twenty-four (24)
month period immediately prior to the Event of Default, except that if it
becomes necessary to compute such rental before the twenty-four (24) month
period has occurred, then the computation shall be on the basis of the average
monthly amount during the shorter period. As used in Sections 14.2(a)(i) (1) and
(2) above, the "worth at the time of award" shall be computed by allowing
interest at the rate of ten percent (10%) per annum. As used in Section
14.2(a)(i)(3) above, the "worth at the time of award" shall be computed by
discounting the amount at the discount rate of the Federal Reserve Bank of San
Francisco at the time of award plus one percent (1%).

            (ii) Landlord may elect not to terminate Tenant's right to
possession of the Premises, in which event Landlord may continue to enforce all
of its rights and remedies under this Lease, including the right to collect all
rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet
the Premises, or the appointment of a receiver to protect the Landlord's
interests under this Lease, shall not constitute a termination of the Tenant's
right to possession of the Premises. In the event that Landlord elects to avail
itself of the remedy provided by this Section 14.2(a)(ii), Landlord shall not
unreasonably withhold its consent to an assignment or subletting of the Premises
subject to the reasonable standards for Landlord's consent as are contained in
this Lease.

      (b)   Except for maintenance and repair obligations under the Lease,
Landlord shall be under no obligation to observe or perform any covenant of this
Lease on its part to be observed or performed which accrues after the date of
any Event of Default by Tenant unless and until the Event of Default is cured by
Tenant, it being understood and agreed that the performance by Landlord of its
obligations under this Lease are expressly conditioned upon Tenant's full and
timely performance of its obligations under this Lease. The various rights and
remedies reserved to Landlord in this Lease or otherwise shall be cumulative
and, except as otherwise provided by California law, Landlord may to the extent
it does not result in a double recovery by Landlord pursue any or all of its
rights and remedies at the same time.

      (c)   No delay or omission of Landlord to exercise any right or remedy
shall be construed as a waiver of the right or remedy or of any breach or Event
of Default by Tenant. The acceptance by Landlord of rent shall not be a (i)
waiver of any preceding breach or Event of Default by Tenant of any provision of
this Lease, other than the failure of Tenant to pay the particular rent
accepted, regardless of Landlord's knowledge of the preceding breach or Event of
Default at the time of acceptance of rent, or (ii) a waiver of Landlord's right
to exercise any remedy available to Landlord by virtue of the breach or Event of
Default. The acceptance of any payment from a debtor in possession, a trustee, a
receiver or any other person acting on behalf of Tenant or Tenant's estate shall
not waive or cure a breach or Event of Default under Section 14.1. No payment by
Tenant or receipt by Landlord of a lesser amount than the rent required by this
Lease shall be deemed to be other than a partial payment on account of the
earliest due stipulated rent, nor shall any endorsement or statement on any
check or letter be deemed an accord and satisfaction and Landlord shall accept
the check or payment without prejudice to Landlord's right to recover the
balance of the rent or pursue any other remedy available to it. No act or thing
done by Landlord or Landlord's agents during the Term shall be deemed an
acceptance of a surrender of the Premises, and no agreement to accept a
surrender shall be valid unless in writing and signed by Landlord. No employee
of Landlord or of Landlord's agents shall have any power to accept the keys to
the Premises prior to the termination of this Lease, and the delivery of the
keys to any employee shall not operate as a termination of this Lease or a
surrender of the Premises. Unless Landlord has entered into a new lease for all
or a portion of the Premises with a third party with whom Landlord had

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

executed a Recognition Agreement pursuant to Section 9.6 above, nothing in this
Lease shall be deemed to constitute a waiver by Tenant of its right to seek a
relief from forfeiture pursuant to Section 1179 of the California Code of Civil
Procedure.

      SECTION 14.3. LATE PAYMENTS. Any payment due to Landlord under this Lease,
including without limitation Basic Rent, Tenant's Share of Operating Expenses or
any other payment due to Landlord under this Lease, that is not received by
Landlord within one (1) business day following the date due shall bear interest
at the lesser of (i) the rate publicly announced and in effect in California, as
of the date of the initial Tenant breach, by the Bank of America (or by Wells
Fargo Bank if Bank of America is not then conducting business in California) as
its Prime Rate or its Reference Rate or other similar benchmark, as quoted at
its Los Angeles Main Branch, plus two percent (2%) and (ii) the maximum rate
permitted by law ("INTEREST RATE") from the date due until fully paid. The
payment of interest shall not cure any breach or Event of Default by Tenant
under this Lease. In addition, Tenant acknowledges that the late payment by
Tenant to Landlord of Basic Rent and Tenant's Share of Operating Expenses will
cause Landlord to incur costs not contemplated by this Lease, the exact amount
of which will be extremely difficult and impracticable to ascertain. Those costs
may include, but are not limited to, administrative, processing and accounting
charges, and late charges which may be imposed on Landlord by the terms of any
ground lease, mortgage or trust deed covering the Premises. Accordingly, if any
Basic Rent or Tenant's Share of Operating Expenses due from Tenant shall not be
received by Landlord or Landlord's designee within five (5) business days after
receipt by Tenant from Landlord of written notice that same has not been paid
when due, then Tenant shall pay to Landlord, in addition to the interest
provided above, a late charge, which the Tenant agrees is reasonable, in a sum
equal to the lesser of two percent (2%) of the amount overdue or Two Thousand
Dollars ($2,000.00) for each delinquent payment; provided that in no event shall
such late charge be less than Two Hundred Fifty Dollars ($250.00). Acceptance of
a late charge by Landlord shall not constitute a waiver of Tenant's breach or
Event of Default with respect to the overdue amount, nor shall it prevent
Landlord from exercising any of its other rights and remedies.

      SECTION 14.4. RIGHT OF LANDLORD TO PERFORM. All covenants and agreements
to be performed by Tenant under this Lease shall be performed at Tenant's sole
cost and expense and without any abatement of rent or right of set-off (except
as otherwise provided in this Lease). If Tenant fails to pay any sum of money,
other than rent payable to Landlord, or fails to perform any other act on its
part to be performed under this Lease, and the failure continues beyond any
applicable grace period set forth in Section 14.1, then in addition to any other
available remedies, Landlord may, at its election, following three (3) business
days notice to Tenant (unless Tenant cures within such three (3) business day
period) make the payment or perform the other act on Tenant's part. Landlord's
election to make the payment or perform the act on Tenant's part shall not give
rise to any responsibility of Landlord to continue making the same or similar
payments or performing the same or similar acts. Tenant shall, promptly upon
demand by Landlord, reimburse Landlord for all sums paid by Landlord and all
necessary incidental costs, together with interest at the Interest Rate from the
date of the payment by Landlord.

      SECTION 14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in
default in the performance of any obligation under this Lease, and Tenant shall
have no rights to take any action against Landlord, unless and until Landlord
has failed to perform the obligation within thirty (30) days after written
notice by Tenant to Landlord specifying in reasonable detail the nature and
extent of the failure; provided, however, that if the nature of Landlord's
obligation is such that more than thirty (30) days are required for its
performance, then Landlord shall not be deemed to be in default if it commences
performance within the thirty (30) day period and thereafter diligently pursues
the cure to completion. Upon any such default by Landlord, Tenant may exercise
any of its rights provided in law or at equity, provided that such remedies
shall not include termination rights except as expressly provided herein.

      SECTION 14.6. EXPENSES AND LEGAL FEES. All sums reasonably incurred by
Landlord or Tenant in connection with any Event of Default by Tenant or default
by Landlord under Section 14.5, above, or holding over of possession by Tenant
after the expiration or earlier termination of this Lease, or any action related
to a filing for bankruptcy or reorganization by Tenant or Landlord, including
without limitation all costs, expenses and actual accountants, appraisers,
attorneys and other professional fees, and any collection agency or other
collection charges, shall be due and payable to the non defaulting party on
demand, and shall bear interest at the Interest Rate. Should

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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either Landlord or Tenant bring any action in connection with this Lease which
results in a judgment or an award, the prevailing party shall be entitled to
recover as a part of the action its reasonable attorneys' fees, and all other
costs. The prevailing party for the purpose of this Section shall be determined
by the trier of the facts.

      SECTION 14.7. WAIVER OF JURY TRIAL. LANDLORD AND TENANT EACH ACKNOWLEDGES
THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT
TO ITS RIGHTS TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND
KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER
(AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR
AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY
CONNECTED WITH THIS LEASE, TENANT'S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY
CLAIM OF INJURY OR DAMAGE. FURTHERMORE, THIS WAIVER AND RELEASE OF ALL RIGHTS TO
A JURY TRIAL IS DEEMED TO BE INDEPENDENT OF EACH AND EVERY OTHER PROVISION,
COVENANT, AND/OR CONDITION SET FORTH IN THIS LEASE.

      SECTION 14.8. SATISFACTION OF JUDGMENT. The obligations of Landlord do not
constitute the personal obligations of the individual partners, trustees,
directors, officers or shareholders of Landlord or its constituent partners.
Should Tenant recover a money judgment against Landlord, such judgment shall be
satisfied only from the interest of Landlord in the Project and out of the rent
or other income from such property receivable by Landlord or out of
consideration received by Landlord from the sale or other disposition of all or
any part of Landlord's right, title or interest in the Project or from any
insurance proceeds available to Landlord and no action for any deficiency may be
sought or obtained by Tenant.

      SECTION 14.9. INJUNCTION RELIEF. Landlord and Tenant agree that each may
enforce their respective rights under this Lease by seeking specific performance
remedies by arbitration or court proceedings, as appropriate.

                            ARTICLE XV. END OF TERM

      SECTION 15.1. HOLDING OVER. This Lease shall terminate without further
notice upon the expiration of the Term, and any holding over by Tenant after the
expiration shall not constitute a renewal or extension of this Lease, or give
Tenant any rights under this Lease, except when in writing signed by both
parties. If Tenant holds over for any period after the Expiration Date (or
earlier termination) of the Term with or without the prior written consent of
Landlord, such possession shall constitute a month-to-month tenancy commencing
on the first (1st) day following the termination of this Lease and terminating
thirty (30) days following delivery of written notice of termination by either
Landlord or Tenant to the other. In such event, possession shall be subject to
all of the terms of this Lease, except that the monthly Basic Rent shall be ***
of the Basic Rent for the month immediately preceding the date of termination.
Any such monthly hold-over rental shall be appropriately prorated for any
partial calendar month so long as Tenant has provided the requisite thirty days
prior notice of termination. If Tenant fails to surrender the Premises within
forty-five (45) days following the expiration of this Lease despite demand to do
so by Landlord, Tenant shall indemnify and hold Landlord harmless from all loss
or liability, including without limitation, any claims made by any succeeding
tenant relating to such failure to surrender. The foregoing provisions of this
Section are in addition to and do not affect Landlord's right of re-entry or any
other rights of Landlord under this Lease or at law.

      SECTION 15.2. PERMITTED HOLD-OVER. Notwithstanding anything to the
contrary set forth above, Tenant shall have the right, upon the expiration of
the original Term of this Lease or any extension thereof, to hold over in the
Premises for a period not to exceed six (6) months upon the same terms and
conditions that were applicable to the Premises during the last month of the
Term of the Lease (except that the Basic Rent shall be *** of the Basic Rent for
the final month of the Term), by giving written notice of such election to
Landlord not less than eighteen (18) months prior to the scheduled Expiration
Date, as it may be extended. Such notice by Tenant shall provide that it is
being delivered pursuant to this Section 15.2 and shall specify the length of
the hold-over period, which period shall not thereafter be subject to change by
Tenant.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

      SECTION 15.3. MERGER ON TERMINATION. Subject to the provisions of Section
9.6, the voluntary or other surrender of this Lease by Tenant, or a mutual
termination of this Lease, shall terminate any or all existing subleases unless
Landlord, at its option, elects in writing to treat the surrender or termination
as an assignment to it of any or all subleases affecting the Premises.

      SECTION 15.4. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Subject to the
provisions of 7.3 of this Lease, upon the Expiration Date or upon any earlier
termination of this Lease, Tenant shall quit and surrender possession of the
Premises to Landlord in as good order, condition and repair as when received or
as hereafter may be improved by Landlord or Tenant, reasonable wear and tear,
damage by casualty and repairs which are Landlord's obligation excepted, and
shall, without expense to Landlord, remove or cause to be removed from the
Premises all personal property and debris, except for any items that Landlord
may by written authorization allow to remain as provided in Section 7.3. Tenant
shall repair all damage to the Premises resulting from the removal, which repair
shall include the repair of structural damage, provided that Tenant shall not be
required to patch carpeting or paint walls. If Tenant shall fail to comply with
the provisions of this Section, Landlord may effect the removal and/or make any
repairs, and the actual and reasonable cost to Landlord shall be additional rent
payable by Tenant upon demand. If Tenant fails to remove Tenant's personal
property from the Premises upon the expiration of the Term, Landlord may upon
three (3) business days notice to Tenant referencing this Section 15.4, remove,
store, dispose of and/or retain such personal property, at Landlord's option, in
accordance with then applicable laws, all at the expense of Tenant. If requested
by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an
instrument in writing releasing and quitclaiming to Landlord all right, title
and interest of Tenant in the Premises.

                       ARTICLE XVI. PAYMENTS AND NOTICES

      All sums payable by Tenant to Landlord shall be deemed to be rent under
this Lease and shall be paid, without deduction or offset (except as otherwise
provided in this Lease), in lawful money of the United States to Landlord at its
address set forth in Item 12 of the Basic Lease Provisions, or at any other
place as Landlord may designate in writing. Unless this Lease expressly provides
otherwise, as for example in the payment of Basic Rent and the Tenant's Share of
Operating Costs pursuant to Sections 4.1 and 4.2, then any payment from either
party shall be due and payable within twenty (20) days after delivery to such
party, at its notice address herein, of written demand and supporting
invoices/documentation with respect thereto. All payments requiring proration
shall be prorated on the basis of a thirty (30) day month and a three hundred
sixty (360) day year. Any notice, election, demand, consent, approval or other
communication to be given or other document to be delivered by either party to
the other may be delivered in person or by courier or overnight delivery service
to the other party, or may be deposited in the United States mail, duly
registered or certified, postage prepaid, return receipt requested, and
addressed to the other party at the address set forth in Item 12 of the Basic
Lease Provisions. Either party may, by written notice to the other, served in
the manner provided in this Article, designate a different address for notices.

                      ARTICLE XVII. RULES AND REGULATIONS

      Subject to the preamble to Exhibit E, Tenant agrees to observe faithfully
and comply with the Rules and Regulations, attached as Exhibit E, and any
reasonable and nondiscriminatory amendments, modifications and/or additions as
may be adopted and published by written notice to tenants by Landlord for the
safety, care, security, good order, or cleanliness of the Premises, Building,
Site and Common Areas; provided, however, that no amendments, modifications or
additions shall interfere with Tenant's permitted use of the Premises or
materially decrease Tenant's rights under this Lease. Landlord shall not be
liable to Tenant for any violation of the Rules and Regulations or the breach of
any covenant or condition in any lease by any other tenant or such tenant's
agents, employees, contractors, guests or invitees. One or more waivers by
Landlord of any breach of the Rules and Regulations by Tenant or by any other
tenant(s) shall not be a waiver of any subsequent breach of that rule or any
other. Landlord shall not enforce the Rules and Regulations in an unreasonable
or discriminatory manner or in a manner which shall unreasonably interfere with
or restrict the normal and customary use of the Premises by Tenant for normal
and customary business office operations. In the case of any conflict between
the Rules and Regulations and this Lease, this Lease shall be controlling.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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                       ARTICLE XVIII. BROKER'S COMMISSION

      The parties recognize as the broker(s) who negotiated this Lease the
firm(s), if any, whose name(s) is (are) stated in Item 10 of the Basic Lease
Provisions, and agree that Landlord shall be responsible for the payment of
brokerage commissions to those broker(s) unless otherwise provided in this
Lease. Landlord and Tenant warrant that they have had no dealings with any other
real estate broker or agent in connection with the negotiation of this Lease,
and Landlord and Tenant agree to indemnify and hold the other harmless from any
cost, expense or liability (including reasonable attorneys' fees) for any
compensation, commissions or charges claimed by any other real estate broker or
agent employed or claiming to represent or to have been employed by Landlord or
Tenant, as applicable, in connection with the negotiation of this Lease. The
foregoing agreement shall survive the termination of this Lease.

                  ARTICLE XIX. TRANSFER OF LANDLORD'S INTEREST

      In the event of any transfer of Landlord's interest in the Premises, the
transferor shall be automatically relieved of all further obligations on the
part of Landlord accruing under this Lease from and after the date of the
transfer, provided that such transferee assumes the obligations as to which
Landlord is being relieved, and the transferor shall be relieved of any
obligation to pay any funds in which Tenant has an interest to the extent that
such funds have been turned over, subject to that interest, to the transferee
and Tenant is notified of the transfer as required by law. It is intended that
the covenants and obligations contained in this Lease on the part of Landlord
shall, subject to the foregoing, be binding on Landlord, its successors and
assigns, only during and in respect to their respective successive periods of
ownership.

                           ARTICLE XX. INTERPRETATION

      SECTION 20.1. GENDER AND NUMBER. Whenever the context of this Lease
requires, the words "LANDLORD" and "TENANT" shall include the plural as well as
the singular, and words used in neuter, masculine or feminine genders shall
include the others.

      SECTION 20.2. HEADINGS. The captions and headings of the articles and
sections of this Lease are for convenience only, are not a part of this Lease
and shall have no effect upon its construction or interpretation.

      SECTION 20.3. JOINT AND SEVERAL LIABILITY. If more than one person or
entity is named as Tenant or Landlord , the obligations imposed upon each shall
be joint and several and the act of or notice from, or notice or refund to, or
the signature of, any one or more of them shall be binding on all of them with
respect to the tenancy of this Lease, including, but not limited to, any
renewal, extension, termination or modification of this Lease.

      SECTION 20.4. SUCCESSORS. Subject to Articles IX and XIX, all rights and
liabilities given to or imposed upon Landlord and Tenant shall extend to and
bind their respective heirs, executors, administrators, successors and assigns.
Nothing contained in this Section is intended, or shall be construed, to grant
to any person other than Landlord and Tenant and their successors and assigns
any rights or remedies under this Lease.

      SECTION 20.5. TIME OF ESSENCE. Time is of the essence with respect to the
performance of every provision of this Lease.

      SECTION 20.6. CONTROLLING LAW/VENUE. This Lease shall be governed by and
interpreted in accordance with the laws of the State of California. Any
litigation commenced concerning any matters whatsoever arising out of or in any
way connected to this Lease shall be initiated in the Superior Court of the
county in which the Project is located.

      SECTION 20.7. SEVERABILITY. If any term or provision of this Lease, the
deletion of which would not adversely affect the receipt of any material benefit
by either party or the deletion of which is consented to by the

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       40

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party adversely affected, shall be held invalid or unenforceable to any extent,
the remainder of this Lease shall not be affected and each term and provision of
this Lease shall be valid and enforceable to the fullest extent permitted by
law.

      SECTION 20.8. WAIVER AND CUMULATIVE REMEDIES. One or more waivers by
Landlord or Tenant of any breach of any term, covenant or condition contained in
this Lease shall not be a waiver of any subsequent breach of the same or any
other term, covenant or condition. Consent to any act by one of the parties
shall not be deemed to render unnecessary the obtaining of that party's consent
to any subsequent act. No breach by Tenant or Landlord of this Lease shall be
deemed to have been waived by the other party unless the waiver is in a writing
signed by Landlord or Tenant, as applicable. The rights and remedies of Landlord
and Tenant under this Lease shall be cumulative and in addition to any and all
other rights and remedies which Landlord and Tenant may have.

      SECTION 20.9. INABILITY TO PERFORM. In the event that either party shall
be delayed or hindered in or prevented from the performance of any work or in
performing any act required under this Lease by reason of any cause beyond the
reasonable control of that party, then the performance of the work or the doing
of the act shall be excused for the period of the delay and the time for
performance shall be extended for a period equivalent to the period of the
delay. The provisions of this Section shall not operate to excuse Tenant from
the prompt payment of rent, Landlord from the payment of any sums due Tenant
hereunder, or either party from the timely performance of any other obligation
under this Lease within such party's reasonable control.

      SECTION 20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other
attachments cover in full each and every agreement of every kind between the
parties concerning the Premises, the Building, and the Project, and all
preliminary negotiations, oral agreements, understandings and/or practices,
except those contained in this Lease, are superseded and of no further effect.
Tenant and Landlord waive their respective rights to rely on any representations
or promises made by the other or others which are not contained in this Lease.
No verbal agreement or implied covenant shall be held to modify the provisions
of this Lease, any statute, law, or custom to the contrary notwithstanding.

      SECTION 20.11. QUIET ENJOYMENT. So long as an Event of Default shall not
have occurred under this Lease, and subject to the other provisions of this
Lease, Tenant shall have the right of quiet enjoyment and use of the Premises
for the Term without hindrance or interruption by Landlord or any other person
claiming by or through Landlord.

      SECTION 20.12. SURVIVAL. All covenants of Landlord or Tenant which
reasonably would be intended to survive the expiration or sooner termination of
this Lease, including without limitation any warranty or indemnity hereunder,
shall so survive and continue to be binding upon and inure to the benefit of the
respective parties and their successors and assigns.

      SECTION 20.13. INTERPRETATION. This Lease shall not be construed in favor
of or against either party, but shall be construed as if both parties prepared
this Lease.

                      ARTICLE XXI. EXECUTION AND RECORDING

      SECTION 21.1. COUNTERPARTS. This Lease may be executed in one or more
counterparts, each of which shall constitute an original and all of which shall
be one and the same agreement.

      SECTION 21.2. CORPORATE, LIMITED LIABILITY COMPANY AND PARTNERSHIP
AUTHORITY. If Landlord or Tenant is a corporation, limited liability company or
partnership, each individual executing this Lease on behalf of the corporation,
limited liability company or partnership represents and warrants that he or she
is duly authorized to execute and deliver this Lease on behalf of the
corporation, limited liability company or partnership, and that this Lease is
binding upon the corporation, limited liability company or partnership in
accordance with its terms.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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      SECTION 21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of
this Lease to Tenant shall be for examination purposes only, and shall not
constitute an offer to or option for Tenant to lease the Premises. Execution of
this Lease by Tenant and its return to Landlord shall not be binding upon
Landlord, notwithstanding any time interval, until Landlord has in fact executed
and delivered this Lease to Tenant within ten (10) business days of receipt of
such fully executed Lease by Tenant, it being intended that this Lease shall
only become effective upon execution by Landlord and delivery of a fully
executed counterpart to Tenant.

      SECTION 21.4. RECORDING. Tenant shall not record this Lease without the
prior written consent of Landlord. Tenant and Landlord, upon the request of the
other, shall execute and acknowledge a "SHORT FORM" memorandum of this Lease for
recording purposes.

      SECTION 21.5. AMENDMENTS. No amendment or termination of this Lease shall
be effective unless in writing signed by authorized signatories of Tenant and
Landlord, or by their respective successors in interest. No actions, policies,
oral or informal arrangements, business dealings or other course of conduct by
or between the parties shall be deemed to modify this Lease in any respect.

      SECTION 21.6. EXECUTED COPY. Any fully executed photocopy or similar
reproduction of this Lease shall be deemed an original for all purposes.

      SECTION 21.7. ATTACHMENTS. All exhibits, amendments, riders and addenda
attached to this Lease are hereby incorporated into and made a part of this
Lease.

                          ARTICLE XXII. MISCELLANEOUS

      SECTION 22.1. NONDISCLOSURE OF LEASE TERMS. Tenant and Landlord
acknowledge and agree, subject to the exceptions and qualifications set forth
below, that the terms of this Lease are confidential and constitute proprietary
information of Landlord and Tenant. Tenant and Landlord agree that they, and
their respective partners, officers, directors, employees and attorneys, shall
not intentionally and voluntarily disclose, by public filings or otherwise, the
terms and conditions of this Lease to any other tenant or apparent prospective
tenant of the Building or the Project, or to another landlord or to any media,
either directly or indirectly, without the prior written consent of the other,
except to disclose the location and size of the Premises and the term of the
Lease; provided, however, notwithstanding the foregoing, Tenant and Landlord may
disclose the terms of this Lease to prospective assignees of this Lease and
prospective subtenants under this Lease, or to purchasers of the Building(s) or
of the Landlord or Tenant, or to their respective lenders and/or investors, or
to their lawyers, accountants, brokers and others who are providing services and
need to know the terms and conditions of this Lease in connection with the
providing of such services, or as otherwise required by applicable laws,
including filings required by applicable government agencies.

      SECTION 22.2. [INTENTIONALLY OMITTED]

      SECTION 22.3. CHANGES REQUESTED BY LENDER. If, in connection with
obtaining financing for the Project, the lender shall request reasonable
modifications in this Lease as a condition to the financing, Tenant will not
unreasonably withhold or delay its consent, provided that the modifications do
not increase the monetary obligations of Tenant or materially increase the
non-monetary obligations of Tenant or materially and adversely affect the
leasehold interest created by this Lease.

      SECTION 22.4. MORTGAGEE PROTECTION. No act or failure to act on the part
of Landlord which would otherwise entitle Tenant to be relieved of its
obligations hereunder shall result in such a release or termination unless (a)
Tenant has given notice by registered or certified mail to any beneficiary of a
deed of trust or mortgage covering the Building whose address has been furnished
to Tenant and (b) such beneficiary is afforded a reasonable opportunity to cure
the default by Landlord (which in no event shall be more than sixty (60) days),
including, if necessary to effect the cure, time to obtain possession of the
Building by power of sale or judicial foreclosure provided that such foreclosure
remedy is diligently pursued. Tenant agrees that each beneficiary of a deed of
trust or mortgage covering the Building is an express third party beneficiary
hereof, Tenant shall have no right or claim

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

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for the collection of any deposit from such beneficiary or from any purchaser at
a foreclosure sale unless such beneficiary or purchaser shall have actually
received and not refunded the deposit, and Tenant shall comply with any written
directions by any beneficiary to pay rent due hereunder directly to such
beneficiary without determining whether a default exists under such
beneficiary's deed of trust.

      SECTION 22.5. COVENANTS AND CONDITIONS. All of the provisions of this
Lease shall be construed to be conditions as well as covenants as though the
words specifically expressing or imparting covenants and conditions were used in
each separate provision.

      SECTION 22.6. SECURITY MEASURES. Landlord shall provide a security service
to patrol the exterior of the Buildings and the Common Areas of the Project, but
not of the Site if and for so long as Tenant leases all eight Buildings of the
Site. Tenant shall be entitled, at its sole cost and expense, to provide its own
security systems for the Premises and, if and for so long as Tenant leases all
eight Buildings of the Site, for the Site, including without limitation,
security personnel stationed at each of the Buildings and the Site and roving
security personnel. Tenant's interior security systems for each Building which
is entirely leased by Tenant shall not be subject to Landlord's approval
thereto, provided that such systems do not interfere with any Building Systems
and are removed by Tenant at its expense upon termination of this Lease. Without
limiting the generality of the foregoing, Tenant shall be permitted to install
security cameras on each full Building of the Site leased by Tenant, subject to
any reasonable requirements imposed by Landlord for compliance with laws,
cosmetic considerations, safety and the like; provided that such cameras shall
be removed by Tenant at is expense upon termination of this Lease. Tenant shall
not have to pay additional consideration to Landlord for its rights under this
Section. Landlord shall have no obligation or right to provide security for the
full Buildings leased by Tenant or, if and for so long as Tenant leases all
eight Buildings of the Site, for the Site.

      SECTION 22.7. ARBITRATION OF DISPUTES.

      (a) EXCEPT AS SET FORTH IN SUBPARAGRAPH (b) BELOW, IN THE EVENT OF ANY
CLAIMS OR DISPUTES BETWEEN LANDLORD AND TENANT ARISING OUT OF, OR RELATING TO
THE LEASE, EXCEPT WITH RESPECT TO ACTIONS FOR UNLAWFUL OR FORCIBLE DETAINER,
EITHER PARTY MAY CAUSE THE DISPUTE TO BE SUBMITTED TO THE AMERICAN ARBITRATION
ASSOCIATION ("AAA"), OR ITS SUCCESSORS, IN THE COUNTY IN WHICH THE BUILDING IS
SITUATED FOR BINDING ARBITRATION BEFORE A SINGLE ARBITRATOR. NO ARBITRATION
ELECTION BY EITHER PARTY PURSUANT TO THIS SUBSECTION SHALL BE EFFECTIVE IF MADE
LATER THAN THIRTY (30) DAYS FOLLOWING SERVICE OF A JUDICIAL SUMMONS AND
COMPLAINT BY OR UPON SUCH PARTY CONCERNING THE DISPUTE. THE ARBITRATION SHALL BE
CONDUCTED IN ACCORDANCE WITH THE COMMERCIAL ARBITRATION RULES OF THE AAA, AS
APPLICABLE, AND OTHERWISE PURSUANT TO THE CALIFORNIA ARBITRATION ACT (CODE OF
CIVIL PROCEDURE SECTIONS 1280 ET SEQ.). NOTWITHSTANDING THE FOREGOING, THE
ARBITRATOR IS SPECIFICALLY DIRECTED TO LIMIT DISCOVERY TO THAT WHICH IS
ESSENTIAL TO THE EFFECTIVE PROSECUTION OR DEFENSE OF THE ACTION. THE ARBITRATOR
SHALL, TO THE EXTENT APPLICABLE, FOLLOW THE SUBSTANTIVE LAW OF CALIFORNIA AND
SHALL RENDER A REASONED WRITTEN DECISION WITHIN TWENTY DAYS FOLLOWING THE
HEARING. THE ARBITRATOR SHALL APPORTION THE COSTS OF THE ARBITRATION, TOGETHER
WITH THE ATTORNEYS' FEES OF THE PARTIES, IN THE MANNER DEEMED EQUITABLE BY THE
ARBITRATOR, IT BEING THE INTENTION OF THE PARTIES THAT THE PREVAILING PARTY
ORDINARILY BE ENTITLED TO RECOVER ITS REASONABLE COSTS AND FEES. JUDGMENT UPON
ANY AWARD RENDERED BY THE ARBITRATOR MAY BE ENTERED BY ANY COURT HAVING
JURISDICTION.

      (b)   THE PROVISIONS OF THIS SECTION SHALL NOT APPLY TO:

            (i) ANY UNLAWFUL DETAINER ACTION INSTITUTED BY LANDLORD AS A RESULT
OF A DEFAULT OR ALLEGED DEFAULT BY TENANT PURSUANT TO THIS LEASE;

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       43

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

            (ii) ANY REQUEST OR APPLICATION FOR AN ORDER OR DECREE GRANTING ANY
PROVISIONAL OR ANCILLARY REMEDY (SUCH AS A TEMPORARY RESTRAINING ORDER OR
INJUNCTION) WITH RESPECT TO ANY RIGHT OR OBLIGATION OF EITHER PARTY TO THIS
LEASE, AND ANY PRELIMINARY DETERMINATION OF THE UNDERLYING CONTROVERSY, DISPUTE,
QUESTION OR ISSUE AS IS REQUIRED TO DETERMINE WHETHER OR NOT TO GRANT THE RELIEF
REQUESTED OR APPLIED FOR. A FINAL AND BINDING DETERMINATION OF SUCH UNDERLYING
CONTROVERSY, DISPUTE, QUESTION OR ISSUE SHALL BE MADE BY AN ARBITRATION
CONDUCTED PURSUANT TO THIS SECTION AFTER AN APPROPRIATE TRANSFER UPON MOTION OR
APPLICATION OF EITHER PARTY HERETO. ANY ANCILLARY OR PROVISIONAL RELIEF WHICH IS
GRANTED PURSUANT TO THIS CLAUSE (iii) SHALL CONTINUE IN EFFECT PENDING AN
ARBITRATION DETERMINATION AND ENTRY OF JUDGMENT THEREON PURSUANT TO THIS
SECTION.

            (iii) EXERCISE OF ANY REMEDIES TO ENFORCE ANY JUDGMENT ENTERED BASED
UPON A DETERMINATION MADE BY ARBITRATION PURSUANT TO THIS SECTION.

      SECTION 22.8. CONSENT/DUTY TO ACT REASONABLY. Except where a party is
expressly given the right to consent to any matter in its sole or absolute
discretion, and except for matters which could have an adverse effect on the
Building Structure or Building Systems or the exterior appearance of the
Building, whereupon in each such case Landlord's duty is to act in good faith
and in compliance with the Lease, any time the consent of Landlord or Tenant is
required, such consent shall not be unreasonably withheld, conditioned or
delayed. Whenever the Lease grants Landlord or Tenant the right to take action,
exercise discretion, establish rules and regulations or make allocations or
other determinations (other than decisions to exercise expansion, contraction,
cancellation, termination or renewal options), then except as otherwise provided
herein, Landlord and Tenant shall act reasonably and in good faith and take no
action which might result in the frustration of the reasonable expectations of a
sophisticated tenant or landlord concerning the benefits to be enjoyed under the
Lease

      SECTION 22.9. ACCESS. Except in emergency circumstances or during periods
of necessary repair, Tenant shall be granted access to the Building, the
Premises and the parking provided to the Building twenty-four (24) hours per
day, seven (7) days per week, every day of the year.

      SECTION 22.10. SPECTRUM PREMISES.

      (a)   Notwithstanding the provisions of the Spectrum Leases, Tenant shall
be permitted to continue to occupy the Spectrum Premises on a month-to-month
hold-over basis following the expiration date of the Spectrum Leases; provided
that Tenant may elect to hold-over in only a portion of the Spectrum Premises on
a full building by full building basis. Landlord agrees that it shall not
require Tenant to vacate the Spectrum Premises, or subject Tenant to any
liability for failing to do so, prior to the date that is three (3) months
following the Commencement Date of this Lease. Any such hold-over by Tenant
shall be subject to all of the terms of the Spectrum Leases, and the base rent
payable by Tenant shall, from the date of the hold-over until six (6) months
after the Commencement Date of this Lease (if applicable), remain at the same
amount in effect for the final full month of the scheduled term of the
applicable Spectrum Lease, as appropriately prorated for any full buildings
relinquished. In consideration of the foregoing, Tenant shall cooperate in good
faith with Landlord's efforts to release the Spectrum Premises by keeping
Landlord advised of Tenant's anticipated relocation schedule and providing
Landlord with reasonable access to show the space to prospective tenants.

      (b)   Notwithstanding the provisions of the Spectrum Leases, Landlord
agrees that Tenant shall not be required to remove any of the existing
improvements installed within the Spectrum Premises; provided, however, that
Tenant shall remain obligated to remove all of its personal property, equipment,
trade fixtures and debris from the Spectrum Premises upon the vacation thereof
and to repair any damage to the Spectrum Premises, normal wear and tear
excepted.

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       44

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

LANDLORD:                                 TENANT:

IRVINE COMMERCIAL PROPERTY                BROADCOM CORPORATION,
COMPANY, a Delaware corporation           a California corporation

By: /s/ Clarence W. Barker                By: /s/ William J. Ruehle
   _______________________________        ________________________________
   Clarence W. Barker,                    William J. Ruehle, Vice President and
   Executive Vice President               Chief Financial Officer

By: /s/ William R. Halford
   _______________________________
   William R. Halford, President,
   Office Properties

*** Confidential treatment has been requested for the redacted text of this
document. The confidential redacted text has been omitted and filed separately
with the Securities and Exchange Commission.

                                       45

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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.

                         EXHIBITS INTENTIONALLY OMITTED.
                             AVAILABLE UPON REQUEST.

                                        1

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