Document:

Exhibit
10.1

	
  

  	
  Amendment
  to Credit Agreement

  

 

This agreement is dated
as of February 7, 2007, by and between Heeling Sports Limited (the “Borrower”)
and JPMorgan Chase Bank, N.A., successor by merger to Bank One, NA, with its main
office in Chicago, IL (the “Bank”), and its successors and assigns. The
provisions of this agreement are effective on the date that this agreement has
been executed by all of the signers and delivered to the Bank (the “Effective
Date”).

WHEREAS, the
Borrower and the Bank entered into a Credit Agreement dated August 20, 2004, as
amended (if applicable) (the “Credit Agreement”); and

WHEREAS, the
Borrower has requested and the Bank has agreed to amend the Credit Agreement as
set forth below;

NOW, THEREFORE,
in mutual consideration of the agreements contained herein and for other good
and valuable consideration, the parties agree as follows:

1.                                      DEFINED
TERMS. Capitalized terms not defined herein shall have the meaning ascribed
in the Credit Agreement.

2.                                      MODIFICATION
OF CREDIT AGREEMENT. The Credit Agreement is hereby amended as follows:

2.1                               Section
1.2 of the Credit Agreement is hereby amended and restated as follows:

1.2                               Facilty
A (Line of Credit). The Bank has approved a credit facility to the Borrower
in the principal sum not to exceed $2,000,000.00 in the aggregate at any one
time outstanding (“Facility”). Credit under Facility A shall be repayable as
set forth in a Line of Credit Note executed concurrently with this agreement,
and any renewals, modifications or extensions thereof. The proceeds of Facility
A shall be used for the following purpose; working capital.

2.2                               The second paragraph in
Section 1.2 of the Credit Agreement captioned “Non Usage
Fee” is hereby deleted.

2.3                               Section 3.5 C of the
Credit Agreement is hereby deleted.

2.4                               Section 3.5 D of the
Credit Agreement is hereby deleted.

3.                                      RATIFICATION.
The Borrower ratifies and reaffirms the Credit Agreement and the Credit
Agreement shall remain in full force and effect as modified herein.

4.                                      BORROWER
REPRESENTATIONS AND WARRANTIES. The Borrower represents and warrants that
(a) the representations and warranties contained in the Credit Agreement are
true and correct in all material respects as of the date of this agreement, (b)
no condition, act or event which could constitute an event of default under the
Credit Agreement or any promissory note or credit facility executed in
reference to the Credit Agreement exists, and (c) no condition, event, act or
omission has occurred, which, with the giving of notice or passage of time,
would constitute an event of default under the Credit Agreement or any
promissory note or credit facility executed in reference to the Credit
Agreement.

5.                                      FEES
AND EXPENSES. The Borrower agrees to pay all fees and out-of-pocket disbursements
incurred by the Bank in connection with this agreement, including legal fees
incurred by the Bank in the preparation, consummation, administration and
enforcement of this agreeement.

6.                                      EXECUTION
AND DELIVERY. This agreement shall become effective only after it is fully
executed by the Borrower and the Bank.

7.                                      ACKNOWLEDGEMENTS
OF BORROWER. The Borrower acknowledges that as of the date of this
agreement it has no offsets with respect to all amounts owed by the Borrower to
the Bank arising under or related to the Credit Agreement on or prior to the
date of this agreement. The Borrower fully, finally and forever releases and
discharges the Bank and its successors, assigns, directors, officers,
employees, agents and representatives from any and all claims, causes of
action, debts and liabilities, of whatever kind or nature, in law or in equity,
of the Borrower, whether now known or unknown to the Borrower, which may have
arisen in connection with the Credit Agreement or the actions or omissions of
the Bank related to the Credit Agreement on or prior to the date hereof. The
Borrower acknowledges and agrees that this agreement is limited to the terms
outlined above, and shall not be construed as an agreement to change any other
terms or provisions of the Credit

Agreement. This agreement shall not establish a course of dealing or be
construed as evidence of any willingness on the Bank’s part to grant other or
future agreements, should any be requested.

8.                                      NOT
A NOVATION.  This agreement is a
modification only and not a novation. Except for the above-quoted

modification(s), the Credit Agreement, any loan agreements, credit agreements,
reimbursement agreements, security agreements, mortgages, deeds of trust,
pledge agreements, assignments, guaranties, instruments or documents executed
in connection with the Credit Agreement, and all the terms and conditions
thereof, shall be and remain in full force and effect with the changes herein
deemed to be incorporated therein. This agreement is to be considered attached
to the Credit Agreement and made a part thereof. This agreement shall not
release or affect the liability of any guarantor of any promissory note or
credit facility executed in reference to the Credit Agreement or release any
owner of collateral granted as security for the Credit Agreement. The validity,
priority and enforceability of the Credit Agreement shall not be impaired
hereby. To the extent that any provision of this agreement conflicts with any
term or condition set forth in the Credit Agreement, or any document executed
in conjunction therewith, the provisions of this agreement shall supersede and
control. The Bank expressly reserves all rights against all parties to the
Credit Agreement.

THIS
AGREEMENT REPRESENTS THE FINAL AGREEMENT OF THE PARTIES AND MAY NOT BE
CONTRADICTED BY EVIDENCE OR PRIOR, CONTEMPORANEOUS, OR SUBSEQUENT ORAL
AGREEMENTS OF THE PARTIES.

THERE ARE
NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES.

	
  

  	
   

  	
  Borrower :

  
	
   

  	
   

  	
   

  
	
  3200 Belmeade Dr., Ste. 100

  	
   

  	
  Heeling Sports Limited

  
	
   

  	
   

  	
   

  
	
  Carrollton, TX 75006

  	
   

  	
  By:

  	
  Heeling Managment Corp

  	
  General Partner 

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ Michael W. Hessung

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Michael W. Hessung

  	
  CFO 

  
	
   

  	
   

  	
   

  	
  Printed Name

  	
  Title 

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Date Signed:

  	
   2/7/07

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Bank:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  JPMorgan Chase Bank, N.A.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ J. Patrick Brockette

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  J. Patrick Brockette

  	
  SVP 

  
	
   

  	
   

  	
   

  	
  Printed Name

  	
  Title 

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Date Signed:

  	
   2/7/07

  
							

 

 2Exhibit 10.1

STANDARD
OFFICE LEASE

BY
AND BETWEEN

ARDEN
REALTY LIMITED PARTNERSHIP, 

a Maryland limited partnership,

AS
LANDLORD,

AND

1ST PACIFIC
BANK OF CALIFORNIA,

a California corporation,

AS
TENANT

SUITES
100 and 300

Genesee
Executive Plaza

TABLE OF CONTENTS

	
  

  	
   

  	
   

  	
   

  	
  Page

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 1

  	
   

  	
  BASIC LEASE PROVISIONS

  	
   

  	
  1

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 2

  	
   

  	
  TERM/PREMISES

  	
   

  	
  2

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 3

  	
   

  	
  RENTAL

  	
   

  	
  2

  
	
  (a)

  	
   

  	
  Basic Rental

  	
   

  	
  2

  
	
  (b)

  	
   

  	
  Increase in Direct Costs

  	
   

  	
  2

  
	
  (c)

  	
   

  	
  Definitions

  	
   

  	
  3

  
	
  (d)

  	
   

  	
  Determination of Payment

  	
   

  	
  4

  
	
  (e)

  	
   

  	
  Audit Right

  	
   

  	
  5

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 4

  	
   

  	
  INTENTIONALLY DELETED

  	
   

  	
  5

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 5

  	
   

  	
  HOLDING OVER

  	
   

  	
  5

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 6

  	
   

  	
  OTHER TAXES

  	
   

  	
  6

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 7

  	
   

  	
  USE

  	
   

  	
  6

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 8

  	
   

  	
  CONDITION OF PREMISES

  	
   

  	
  7

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 9

  	
   

  	
  REPAIRS AND ALTERATIONS

  	
   

  	
  7

  
	
  (a)

  	
   

  	
  Landlord’s Obligations

  	
   

  	
  7

  
	
  (b)

  	
   

  	
  Tenant’s Obligations

  	
   

  	
  7

  
	
  (c)

  	
   

  	
  Alterations

  	
   

  	
  7

  
	
  (d)

  	
   

  	
  Insurance; Liens

  	
   

  	
  8

  
	
  (e)

  	
   

  	
  Costs and Fees; Removal

  	
   

  	
  8

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 10

  	
   

  	
  LIENS

  	
   

  	
  8

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 11

  	
   

  	
  PROJECT SERVICES

  	
   

  	
  9

  
	
  (a)

  	
   

  	
  Basic Services

  	
   

  	
  9

  
	
  (b)

  	
   

  	
  Excess Usage

  	
   

  	
  9

  
	
  (c)

  	
   

  	
  Additional Electrical Service

  	
   

  	
  9

  
	
  (d)

  	
   

  	
  HVAC Balance

  	
   

  	
  9

  
	
  (e)

  	
   

  	
  Telecommunications

  	
   

  	
  9

  
	
  (f)

  	
   

  	
  After-Hours Use

  	
   

  	
  10

  
	
  (g)

  	
   

  	
  Reasonable Charges

  	
   

  	
  10

  
	
  (h)

  	
   

  	
  Sole Electrical Representative

  	
   

  	
  10

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 12

  	
   

  	
  RIGHTS OF LANDLORD

  	
   

  	
  10

  
	
  (a)

  	
   

  	
  Right of Entry

  	
   

  	
  10

  
	
  (b)

  	
   

  	
  Maintenance Work

  	
   

  	
  10

  
	
  (c)

  	
   

  	
  Rooftop

  	
   

  	
  10

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 13

  	
   

  	
  INDEMNITY; EXEMPTION OF LANDLORD FROM LIABILITY

  	
   

  	
  11

  
	
  (a)

  	
   

  	
  Indemnity

  	
   

  	
  11

  
	
  (b)

  	
   

  	
  Exemption of Landlord from Liability

  	
   

  	
  11

  
	
  (c)

  	
   

  	
  Security

  	
   

  	
  11

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 14

  	
   

  	
  INSURANCE

  	
   

  	
  11

  
	
  (a)

  	
   

  	
  Tenant’s Insurance

  	
   

  	
  11

  
	
  (b)

  	
   

  	
  Form of Policies

  	
   

  	
  12

  
	
  (c)

  	
   

  	
  Landlord’s Insurance

  	
   

  	
  12

  
	
  (d)

  	
   

  	
  Waiver of Subrogation

  	
   

  	
  12

  
	
  (e)

  	
   

  	
  Compliance with Law

  	
   

  	
  13

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 15

  	
   

  	
  ASSIGNMENT AND SUBLETTTNG

  	
   

  	
  13

  

 

 i
 

 

	
  

  	
   

  	
   

  	
   

  	
  Page

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 16

  	
   

  	
  DAMAGE OR DESTRUCTION

  	
   

  	
  15

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 17

  	
   

  	
  SUBORDINATION

  	
   

  	
  16

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 18

  	
   

  	
  EMINENT DOMAIN

  	
   

  	
  16

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 19

  	
   

  	
  DEFAULT

  	
   

  	
  17

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 20

  	
   

  	
  REMEDIES

  	
   

  	
  17

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 21

  	
   

  	
  TRANSFER OF LANDLORD’S INTEREST

  	
   

  	
  19

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 22

  	
   

  	
  BROKER

  	
   

  	
  19

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 23

  	
   

  	
  PARKING

  	
   

  	
  19

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 24

  	
   

  	
  WAIVER

  	
   

  	
  20

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 25

  	
   

  	
  ESTOPPEL CERTIFICATE

  	
   

  	
  20

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 26

  	
   

  	
  LIABILITY OF LANDLORD

  	
   

  	
  21

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 27

  	
   

  	
  INABILITY TO PERFORM

  	
   

  	
  21

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 28

  	
   

  	
  HAZARDOUS WASTE

  	
   

  	
  21

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 29

  	
   

  	
  SURRENDER OF PREMISES; REMOVAL OF PROPERTY

  	
   

  	
  22

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 30

  	
   

  	
  MISCELLANEOUS

  	
   

  	
  23

  
	
  (a)

  	
   

  	
  SEVERABILITY; ENTIRE AGREEMENT

  	
   

  	
  23

  
	
  (b)

  	
   

  	
  Attorneys’ Fees; Waiver of Jury Trial

  	
   

  	
  23

  
	
  (c)

  	
   

  	
  Time of Essence

  	
   

  	
  24

  
	
  (d)

  	
   

  	
  Headings; Joint and Several

  	
   

  	
  24

  
	
  (e)

  	
   

  	
  Reserved Area

  	
   

  	
  24

  
	
  (f)

  	
   

  	
  NO OPTION

  	
   

  	
  24

  
	
  (g)

  	
   

  	
  Use of Project Name; Improvements

  	
   

  	
  24

  
	
  (h)

  	
   

  	
  Rules and Regulations

  	
   

  	
  24

  
	
  (i)

  	
   

  	
  Quiet Possession

  	
   

  	
  24

  
	
  (j)

  	
   

  	
  Rent

  	
   

  	
  25

  
	
  (k)

  	
   

  	
  Successors and Assigns

  	
   

  	
  25

  
	
  (l)

  	
   

  	
  Notices

  	
   

  	
  25

  
	
  (m)

  	
   

  	
  Persistent Delinquencies

  	
   

  	
  25

  
	
  (n)

  	
   

  	
  Right of Landlord to Perform

  	
   

  	
  25

  
	
  (o)

  	
   

  	
  Access, Changes in Project, Facilities, Name

  	
   

  	
  25

  
	
  (p)

  	
   

  	
  Signing Authority

  	
   

  	
  25

  
	
  (q)

  	
   

  	
  Identification of Tenant

  	
   

  	
  26

  
	
  (r)

  	
   

  	
  Intentionally Omitted

  	
   

  	
  26

  
	
  (s)

  	
   

  	
  Survival of Obligations

  	
   

  	
  27

  
	
  (t)

  	
   

  	
  Confidentiality

  	
   

  	
  27

  
	
  (u)

  	
   

  	
  Governing Law

  	
   

  	
  27

  
	
  (v)

  	
   

  	
  Office of Foreign Assets Control

  	
   

  	
  27

  
	
  (w)

  	
   

  	
  Financial Statements

  	
   

  	
  27

  
	
  (x)

  	
   

  	
  Exhibits

  	
   

  	
  27

  
	
  (y)

  	
   

  	
  Independent Covenants

  	
   

  	
  27

  
	
  (z)

  	
   

  	
  Counterparts

  	
   

  	
  27

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 31

  	
   

  	
  OPTIONS TO EXTEND

  	
   

  	
  27

  
	
  (a)

  	
   

  	
  Option Rights

  	
   

  	
  27

  
	
  (b)

  	
   

  	
  Option Rent

  	
   

  	
  28

  
	
  (c)

  	
   

  	
  Exercise of Options

  	
   

  	
  28

  

 

 ii
 

 

	
  

  	
   

  	
   

  	
   

  	
  Page

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 32

  	
   

  	
  RIGHT OF FIRST OFFER

  	
   

  	
  28

  
	
  (a)

  	
   

  	
  Procedure for Offer

  	
   

  	
  28

  
	
  (b)

  	
   

  	
  Procedure for Acceptance

  	
   

  	
  29

  
	
  (c)

  	
   

  	
  Lease of First Offer Space

  	
   

  	
  29

  
	
  (d)

  	
   

  	
  No Defaults

  	
   

  	
  29

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 33

  	
   

  	
  SIGNAGE/DIRECTORY

  	
   

  	
  29

  
	
  (a)

  	
   

  	
  Suite Entry and Directory

  	
   

  	
  29

  
	
  (b)

  	
   

  	
  Exterior Signage

  	
   

  	
  29

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE 34

  	
   

  	
  TERMINATION OPTION

  	
   

  	
  30

  
	
   

  	
   

  	
   

  	
   

  	
   

  

 

	
  Exhibit “A”

  	
  Premises and First Offer Space

  
	
  Exhibit “B”

  	
  Rules and Regulations

  
	
  Exhibit “C”

  	
  Notice of Term Dates and Tenant’s Proportionate
  Share

  
	
  Exhibit “D”

  	
  Tenant Work Letter

  
	
  Exhibit “E”

  	
  Location of Reserved Parking

  
	
  Exhibit “F”

  	
  Approved Signage Specifications

  

 

 iii
 

INDEX

	
  

  	
   

  	
  Page(s)

  
	
   

  	
   

  	
   

  
	
  Additional Rent

  	
   

  	
  3

  
	
  Affiliate

  	
   

  	
  15

  
	
  Affiliated Assignee

  	
   

  	
  15

  
	
  Alterations

  	
   

  	
  7

  
	
  Approved Working Drawings

  	
   

  	
  Exhibit
  D

  
	
  Architect

  	
   

  	
  Exhibit
  D

  
	
  Base Year

  	
   

  	
  1

  
	
  Base, Shell and Core

  	
   

  	
  Exhibit
  D

  
	
  Basic Rental

  	
   

  	
  1

  
	
  Brokers

  	
   

  	
  1

  
	
  Code

  	
   

  	
  Exhibit
  D

  
	
  Commencement Date

  	
   

  	
  1

  
	
  Construction Drawings

  	
   

  	
  Exhibit
  D

  
	
  Contractor

  	
   

  	
  Exhibit
  D

  
	
  Control

  	
   

  	
  15

  
	
  Cost Proposal

  	
   

  	
  Exhibit
  D

  
	
  Cost Proposal Delivery Date

  	
   

  	
  Exhibit
  D

  
	
  Deemed Response Notice

  	
   

  	
  14

  
	
  Direct Costs

  	
   

  	
  3

  
	
  Dispute Notice

  	
   

  	
  5

  
	
  Economic Terms

  	
   

  	
  29

  
	
  Engineers

  	
   

  	
  Exhibit
  D

  
	
  Estimate

  	
   

  	
  4

  
	
  Estimate Statement

  	
   

  	
  4

  
	
  Estimated Excess.

  	
   

  	
  4

  
	
  Event of Default

  	
   

  	
  17

  
	
  Excess

  	
   

  	
  4

  
	
  Expiration Date

  	
   

  	
  1

  
	
  Final Space Plan

  	
   

  	
  Exhibit
  D

  
	
  Final Working Drawings

  	
   

  	
  Exhibit
  D

  
	
  First Offer Notice

  	
   

  	
  28

  
	
  First Offer Space

  	
   

  	
  28

  
	
  Force Majeure

  	
   

  	
  21

  
	
  Hazardous Material

  	
   

  	
  22

  
	
  Improvement Allowance

  	
   

  	
  Exhibit
  D

  
	
  Improvement Allowance Items

  	
   

  	
  Exhibit
  D

  
	
  Improvements

  	
   

  	
  1

  
	
  Initial Installment of Basic Rental

  	
   

  	
  2

  
	
  Interest Notice

  	
   

  	
  28

  
	
  Landlord

  	
   

  	
  1

  
	
  Landlord Coordination Fee

  	
   

  	
  Exhibit
  D

  
	
  Landlord Parties

  	
   

  	
  11

  
	
  Laws

  	
   

  	
  22

  
	
  Lease

  	
   

  	
  1

  
	
  Lease Year

  	
   

  	
  2

  
	
  Market Rent

  	
   

  	
  28

  
	
  Objectionable Name

  	
   

  	
  30

  
	
  Operating Costs

  	
   

  	
  3

  
	
  Option Rent

  	
   

  	
  28

  
	
  Option Rent Notice

  	
   

  	
  28

  
	
  Option Term

  	
   

  	
  27

  
	
  Options

  	
   

  	
  27

  
	
  Original Tenant

  	
   

  	
  27

  
	
  Over-Allowance Amount

  	
   

  	
  Exhibit
  D

  
	
  Parking Passes

  	
   

  	
  2

  
	
  Partnership Tenant

  	
   

  	
  26

  
	
  Permits

  	
   

  	
  Exhibit
  D

  
	
  Permitted Use

  	
   

  	
  1

  
	
  Premises

  	
   

  	
  1

  

 

 iv
 

 

	
  

  	
   

  	
  Page(s)

  
	
   

  	
   

  	
   

  
	
  Project

  	
   

  	
  1

  
	
  Real Property

  	
   

  	
  3

  
	
  Review Notice

  	
   

  	
  5

  
	
  Review Period

  	
   

  	
  5

  
	
  Rules and Regulations

  	
   

  	
  24

  
	
  Security Deposit

  	
   

  	
  1

  
	
  Signage

  	
   

  	
  29

  
	
  Signage Specifications

  	
   

  	
  29

  
	
  Specifications

  	
   

  	
  Exhibit
  D

  
	
  Square Footage

  	
   

  	
  1

  
	
  Standard Improvement Package

  	
   

  	
  Exhibit
  D

  
	
  Statement

  	
   

  	
  4

  
	
  Suite 100 Premises.

  	
   

  	
  1

  
	
  Suite 300 Premises

  	
   

  	
  1

  
	
  Superior Leases

  	
   

  	
  28

  
	
  Superior Rights

  	
   

  	
  28

  
	
  Tax Costs

  	
   

  	
  3

  
	
  Tenant .

  	
   

  	
  1

  
	
  Tenant Improvements

  	
   

  	
  7

  
	
  Tenant’s Acceptance

  	
   

  	
  28

  
	
  Tenant’s Proportionate Share

  	
   

  	
  1

  
	
  Term

  	
   

  	
  1

  
	
  Termination Date

  	
   

  	
  30

  
	
  Termination Fee

  	
   

  	
  30

  
	
  Termination Notice

  	
   

  	
  30

  
	
  Termination Option

  	
   

  	
  30

  
	
  Transfer

  	
   

  	
  14

  
	
  Transfer Premium

  	
   

  	
  14

  
	
  Transferee

  	
   

  	
  14

  

 

 v

STANDARD
OFFICE LEASE

This Standard Office
Lease (“Lease”) is made and
entered into as of this 5th day of February, 2007, by and between ARDEN REALTY
LIMITED PARTNERSHIP, a Maryland limited partnership (“Landlord”), and 1ST PACIFIC BANK OF CALIFORNIA, a California
corporation (“Tenant”).

Landlord hereby leases to
Tenant and Tenant hereby leases from Landlord the premises described as Suite
Nos. 100 and 300, as designated on the plans attached hereto and incorporated
herein as Exhibit “A” (“Premises”),
of the project (“Project”) now
known as Genesee Executive Plaza whose address is 9333 Genesee Avenue, San
Diego, California, for the Term and upon the terms and conditions hereinafter
set forth, and Landlord and Tenant hereby agree as follows:

ARTICLE
1

BASIC LEASE
PROVISIONS

	
  A.

  	
  Term:

  	
  Ten (10) years.

  
	
   

  	
   

  	
   

  
	
   

  	
  Commencement Date:

  	
  September 1, 2007.

  
	
   

  	
   

  	
   

  
	
   

  	
  Expiration Date:

  	
  August 31, 2017.

  
	
   

  	
   

  	
   

  
	
  B.

  	
  Square Footage:

  	
  A total of 18,400 rentable (15,788 usable) square
  feet, consisting of 5,263 rentable (4,461 usable) square feet in Suite 100
  (the “Suite 100 Premises”) and 13,137 rentable (11,327 usable)
  square feet in Suite 300 (the “Suite
  300 Premises”).

  
	
   

  	
   

  	
   

  
	
  C.

  	
  Basic Rental:

  	
   

  

 

	
  Lease Year

  	
   

  	
  Annual

  Basic Rental

  	
   

  	
  Monthly

  Basic Rental

  	
   

  	
  Monthly Basic Rental

  Per Rentable Square Foot

  	
   

  
	
  1

  	
   

  	
   

  	
  $

  	
  640,320.00

  	
   

  	
  $

  	
  53,360.00

  	
   

  	
  $

  	
  2.90

  	
   

  
	
  2

  	
   

  	
   

  	
  $

  	
  660,192.00

  	
   

  	
  $

  	
  55,016.00

  	
   

  	
  $

  	
  2.99

  	
   

  
	
  3

  	
   

  	
   

  	
  $

  	
  682,272.00

  	
   

  	
  $

  	
  56,856.00

  	
   

  	
  $

  	
  3.09

  	
   

  
	
  4

  	
   

  	
   

  	
  $

  	
  704,352.00

  	
   

  	
  $

  	
  58,696.00

  	
   

  	
  $

  	
  3.19

  	
   

  
	
  5

  	
   

  	
   

  	
  $

  	
  728,640.00

  	
   

  	
  $

  	
  60,720.00

  	
   

  	
  $

  	
  3.30

  	
   

  
	
  6

  	
   

  	
   

  	
  $

  	
  750,720.00

  	
   

  	
  $

  	
  62,560.00

  	
   

  	
  $

  	
  3.40

  	
   

  
	
  7

  	
   

  	
   

  	
  $

  	
  775,008.00

  	
   

  	
  $

  	
  64,584.00

  	
   

  	
  $

  	
  3.51

  	
   

  
	
  8

  	
   

  	
   

  	
  $

  	
  801,504.00

  	
   

  	
  $

  	
  66,792.00

  	
   

  	
  $

  	
  3.63

  	
   

  
	
  9

  	
   

  	
   

  	
  $

  	
  828,000.00

  	
   

  	
  $

  	
  69,000.00

  	
   

  	
  $

  	
  3.75

  	
   

  
	
  10

  	
   

  	
   

  	
  $

  	
  854,496.00

  	
   

  	
  $

  	
  71,208.00

  	
   

  	
  $

  	
  3.87

  	
   

  

 

	
  D.

  	
  Base Year:

  	
  2007.

  
	
   

  	
   

  	
   

  
	
  E.

  	
  Tenant’s Proportionate Share:

  	
  11.42%.

  
	
   

  	
   

  	
   

  
	
  F.

  	
  Security Deposit:

  	
  Waived.

  
	
   

  	
   

  	
   

  
	
  G.

  	
  Permitted Use:

  	
  The Suite 100 Premises shall be used for a bank
  branch and customary associated uses and the Suite 300 Premises shall be used
  for general office use. In any event, use of the Premises shall be consistent
  with the character of the Project as a first-class office project.

  
	
   

  	
   

  	
   

  
	
  H.

  	
  Brokers:

  	
  Cushman & Wakefield for Landlord and Irving
  Hughes for Tenant.

  

 

 

	
  I.

  	
  Parking Passes:

  	
  Tenant shall rent four (4) parking passes for each
  1,000 usable square feet contained in the Premises, which equals sixty-three
  (63) passes, upon the terms and conditions and at the rate provided in
  Article 23 hereof.

  
	
   

  	
   

  	
   

  
	
  J.

  	
  Initial Installment of Basic Rental:

  	
  The first full month’s Basic Rental of $53,360.00
  shall be due and payable by Tenant to Landlord upon Tenant’s execution of
  this Lease.

  

 

ARTICLE
2

TERM/PREMISES

The Term of this Lease
shall commence on the Commencement Date as set forth in Article 1.A. of the
Basic Lease Provisions and shall end on the Expiration Date set forth in
Article 1.A. of the Basic Lease Provisions. For purposes of this Lease, the
term “Lease Year” shall mean each
consecutive twelve (12) month period during the Term, with the first (1st) Lease Year commencing on the
Commencement Date; however, (a) if the Commencement Date falls on a day other
than the first (1st) day
of a calendar month, the first (1st)
Lease Year shall end on the last day of the eleventh (11th) month after the Commencement Date and
the second (2nd) and each
succeeding Lease Year shall commence on the first (1st) day of the next calendar month, and (b)
the last Lease Year shall end on the Expiration Date. If Landlord does not
deliver possession of the Premises to Tenant on or before the anticipated
Commencement Date (as set forth in Article 1.A, above), Landlord shall not be
subject to any liability for its failure to do so, and such failure shall not
affect the validity of this Lease nor the obligations of Tenant hereunder. Landlord
and Tenant hereby stipulate that the Premises contains the number of square
feet specified in Article l.B. of the Basic Lease Provisions, except that the
rentable and usable square feet of the Premises and the Project are subject to
verification from time to time by Landlord’s architect/space planner. In the
event that Landlord’s architect/space planner determines that the amounts
thereof shall be different from those set forth in this Lease, all amounts,
percentages and figures appearing or referred to in this Lease based upon such
incorrect amount (including, without limitation, the amount of the Basic
Rental, Tenant’s Proportionate Share, and the “Improvement Allowance”, as that
term is defined in Section 2 of the Tenant Work Letter) shall be modified in
accordance with such determination. If such determination is made, it will be
confirmed in writing by Landlord to Tenant. Landlord may deliver to Tenant a
Commencement Letter in a form substantially similar to that attached hereto as
Exhibit “C”, which Tenant shall execute and return to Landlord within ten (10)
days of receipt thereof. Failure of Tenant to timely execute and deliver the
Commencement Letter shall constitute acknowledgment by Tenant that the
statements included in such notice are true and correct, without exception.

ARTICLE
3

RENTAL

(a)                     Basic
Rental. Tenant agrees to pay to Landlord during the Term hereof, at
Landlord’s office or to such other person or at such other place as directed
from time to time by written notice to Tenant from Landlord, the monthly and
annual sums as set forth in Article 1.C. of the Basic Lease Provisions, payable
in advance on the first (1st) day
of each calendar month, without demand, setoff or deduction, and in the event
this Lease commences or the date of expiration of this Lease occurs other than
on the first (1st) day
or last day of a calendar month, the rent for such month shall be prorated.
Notwithstanding the foregoing, the first full month’s Basic Rental shall be
paid to Landlord in accordance with Article 1.J. of the Basic Lease Provisions
and, if the Commencement Date is not the first day of a month, Basic Rental for
the partial month commencing as of the Commencement Date shall be prorated
based upon the actual number of days in such month and shall be due and payable
upon the Commencement Date.

(b)                    Increase in
Direct Costs. The term “Base Year” means
the calendar year set forth in Article 1.D. of the Basic Lease Provisions. If,
in any calendar year during the Term of this

 2
 

Lease, the “Direct Costs” (as hereinafter defined)
paid or incurred by Landlord shall be higher than the Direct Costs for the Base
Year, Tenant shall pay an additional sum for each such subsequent calendar year
equal to the product of the amount set forth in Article 1.E. of the Basic Lease
Provisions multiplied by such increased amount of “Direct Costs.” In the event
either the Premises and/or the Project is expanded or reduced, then Tenant’s
Proportionate Share shall be appropriately adjusted, and as to the calendar
year in which such change occurs, Tenant’s Proportionate Share for such
calendar year shall be determined on the basis of the number of days during
that particular calendar year that such Tenant’s Proportionate Share was in
effect. In the event this Lease shall terminate on any date other than the last
day of a calendar year, the additional sum payable hereunder by Tenant during
the calendar year in which this Lease terminates shall be prorated on the basis
of the relationship which the number of days which have elapsed from the
commencement of said calendar year to and including said date on which this
Lease terminates bears to three hundred sixty five (365). Any and all amounts
due and payable by Tenant pursuant to this Lease (other than Basic Rental)
shall be deemed “Additional Rent” and
Landlord shall be entitled to exercise the same rights and remedies upon
default in these payments as Landlord is entitled to exercise with respect to
defaults in monthly Basic Rental payments.

(c)                     Definitions.
As used herein the term “Direct Costs”
shall mean the sum of the following:

(i)                         “Tax Costs”, which shall mean any and all
real estate taxes and other similar charges on real property or improvements,
assessments, water and sewer charges, and all other charges assessed,
reassessed or levied upon the Project and appurtenances thereto and the parking
or other facilities thereof, or the real property thereunder (collectively the “Real Property”) or attributable thereto or
on the rents, issues, profits or income received or derived therefrom which are
assessed, reassessed or levied by the United States, the State of California or
any local government authority or agency or any political subdivision thereof,
and shall include Landlord’s reasonable legal fees, costs and disbursements
incurred in connection with proceedings for reduction of Tax Costs or any part
thereof; provided, however, if at any time after the date of this Lease the
methods of taxation now prevailing shall be altered so that in lieu of or as a
supplement to or a substitute for the whole or any part of any Tax Costs, there
shall be assessed, reassessed or levied (a) a tax, assessment, reassessment,
levy, imposition or charge wholly or partially as a net income, capital or
franchise levy or otherwise on the rents, issues, profits or income derived
therefrom, or (b) a tax, assessment, reassessment, levy (including but not
limited to any municipal, state or federal levy), imposition or charge measured
by or based in whole or in part upon the Real Property and imposed upon
Landlord, then except to the extent such items are payable by Tenant under
Article 6 below, such taxes, assessments, reassessments or levies or the part
thereof so measured or based, shall be deemed to be included in the term “Direct
Costs.” In no event shall Tax Costs included in Direct Costs for any year
subsequent to the Base Year be less than the amount of Tax Costs included in
Direct Costs for the Base Year. In addition, when calculating Tax Costs for the
Base Year, special assessments shall only be deemed included in Tax Costs for
the Base Year to the extent that such special assessments are included in Tax
Costs for the applicable subsequent calendar year during the Term.

(ii)                      “Operating Costs”,which shall mean all costs and expenses
incurred by Landlord in connection with the maintenance, operation,
replacement, ownership and repair of the Project, the equipment, the
intrabuilding cabling and wiring, adjacent walks, malls and landscaped and
common areas and the parking structure, areas and facilities of the Project.
Operating Costs shall include but not be limited to, salaries, wages, medical,
surgical and general welfare benefits and pension payments, payroll taxes,
fringe benefits, employment taxes, workers’ compensation, uniforms and dry
cleaning thereof for all persons who perform duties connected with the
operation, maintenance and repair of the Project, its equipment, the
intrabuilding cabling and wiring and the adjacent walks and landscaped areas,
including janitorial, gardening, security, parking, operating engineer,
elevator, painting, plumbing, electrical, carpentry, heating, ventilation, air
conditioning and window washing; hired services; a reasonable allowance for
depreciation of the cost of acquiring or the rental expense of personal
property used in the maintenance, operation and repair of the Project;
accountant’s fees incurred in the preparation of rent adjustment statements;
legal fees; real estate tax consulting fees; personal property taxes on
property used in the maintenance and operation of the Project; fees, costs,
expenses or dues payable pursuant to the terms of any covenants, conditions or
restrictions or owners’ association pertaining to the Project; capital
expenditures incurred to effect economies of operation of, or stability of
services to, the Project and capital expenditures required by

 3
 

government regulations, laws, or ordinances including,
but not limited to the Americans with Disabilities Act; provided, however, that
any such permitted capital expenditure shall be amortized (with interest at ten
percent (10%) per annum) over its useful life; costs incurred (capital or
otherwise) on a regular recurring basis every three (3) or more years for
certain maintenance projects (e.g., parking lot slurry coat or replacement of
lobby and elevator cab carpeting); the cost of all charges for electricity,
gas, water and other utilities furnished to the Project, including any taxes
thereon; the cost of all charges for fire and extended coverage, liability and
all other insurance in connection with the Project carried by Landlord; the
cost of all building and cleaning supplies and materials; the cost of all
charges for cleaning, maintenance and service contracts and other services with
independent contractors and administration fees; a property management fee
(which fee may be imputed if Landlord has internalized management or otherwise
acts as its own property manager) and license, permit and inspection fees
relating to the Project. In the event, during any calendar year, the Project is
less than ninety-five percent (95%)occupied
at all times, Operating Costs shall be adjusted to reflect the Operating Costs
of the Project as though ninety-five percent (95%) were occupied at all times,
and the increase or decrease in the sums owed hereunder shall be based upon
such Operating Costs as so adjusted. In no event shall costs for any item of
utilities included in Direct Costs for any year subsequent to the Base Year be
less than the amount included in Direct Costs for the Base Year for such
utility item. Notwithstanding anything to the contrary set forth in this
Article 3, when calculating Operating Costs for the Base Year, unless Operating
Costs for the applicable subsequent calendar year include the applicable
following items, Operating Costs shall exclude (a) increases due to
extraordinary circumstances including, but not limited to, labor-related
boycotts and strikes, utility rate hikes, utility conservation surcharges, or
other surcharges, insurance premiums resulting from terrorism coverage,
catastrophic events and/or the management of environmental risks, and (b)
amortization of any capital items including, but not limited to, capital
improvements, capital repairs and capital replacements (including such
amortized costs where the actual improvement, repair or replacement was made in
prior years). In addition, notwithstanding anything to the contrary herein,
Operating Costs shall exclude legal fees associated with Landlord’s negotiation
and preparation of leases and/or any legal fees incurred as a result of any
dispute between Landlord and other tenants in the Project.

(d)                    Determination
of Payment.

(i)                         If for
any calendar year ending or commencing within the Term, Tenant’s Proportionate
Share of Direct Costs for such calendar year exceeds Tenant’s Proportionate
Share of Direct Costs for the Base Year, then Tenant shall pay to Landlord, in
the manner set forth in Sections 3(d)(ii) and (iii), below, and as Additional
Rent, an amount equal to the excess (the “Excess”).
Notwithstanding the foregoing, in no event shall Tenant be responsible for
payment of any Excess attributable to the period prior to the expiration of the
first (1st) Lease
Year.

(ii)                      Landlord
shall give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth
Landlord’s reasonable estimate (the “Estimate”)
of what the total amount of Direct Costs for the then-current calendar year
shall be and the estimated Excess (the “Estimated
Excess”) as calculated by comparing Tenant’s Proportionate Share of
Direct Coats for such calendar year, which shall be based upon the Estimate, to
Tenant’s Proportionate Share of Direct Costs for the Base Year. The failure of
Landlord to timely furnish the Estimate Statement for any calendar year shall
not preclude Landlord from subsequently enforcing its rights to collect any
Estimated Excess under this Article 3, once such Estimated Excess has been
determined by Landlord. If pursuant to the Estimate Statement an Estimated
Excess is calculated for the then-current calendar year, Tenant shall pay, with
its next installment of Monthly Basic Rental due, a fraction of the Estimated
Excess for the then-current calendar year (reduced by any amounts paid pursuant
to the last sentence of this Section 3(d)(ii)). Such fraction shall have as its
numerator the number of months which have elapsed in such current calendar year
to the month of such payment, both months inclusive, and shall have twelve (12)
as its denominator. Until a new Estimate Statement is furnished, Tenant shall
pay monthly, with the Monthly Basic Rental installments, an amount equal to
one-twelfth (1/12) of the total Estimated Excess set forth in the previous
Estimate Statement delivered by Landlord to Tenant.

(iii)                   In addition,
Landlord shall endeavor to give to Tenant as soon as reasonably practicable
following the end of each calendar year, a statement (the “Statement”) which shall state the Direct
Costs incurred or accrued for such preceding calendar year, and which shall
indicate the amount, if any, of the Excess. Upon receipt of the Statement for
each calendar year during the Term, if amounts paid by Tenant as Estimated
Excess are less than the

 4
 

actual Excess as specified on the Statement, Tenant
shall pay, with its next installment of monthly Basic Rental due, the full
amount of the Excess for such calendar year, less the amounts, if any, paid
during such calendar year as Estimated Excess. If, however, the Statement
indicates that amounts paid by Tenant as Estimated Excess are greater than the
actual Excess as specified on the Statement, such overpayment shall be credited
against Tenant’s next installments of Estimated Excess, or if is there no
Estimated Excess, such overpayment shall be credited against Tenant’s next
installment of monthly Basic Rental. The failure of Landlord to timely furnish
the Statement for any calendar year shall not prejudice Landlord from enforcing
its rights under this Article 3, once such Statement has been delivered. Even
though the Term has expired and Tenant has vacated the Premises, when the final
determination is made of Tenant’s Proportionate Share of the Direct Costs for
the calendar year in which this Lease terminates, if an Excessis present, Tenant shall immediately
pay to Landlord an amount as calculated pursuant to the provisions of this
Section 3(d). The provisions of this Section 3(d)(iii) shall survive the
expiration or earlier termination of the Term.

(iv)                  If the Project
is a part of a multi-building development, those Direct Costs attributable to
such development as a whole (and not attributable solely to any individual
building therein) shall be allocated by Landlord to the Project and to the
other buildings within such development on an equitable basis.

(e)                     Audit
Right. Within one hundred twenty (120) days after receipt of a Statement by
Tenant (“Review Period”), if
Tenant disputes the amount set forth in the Statement, Tenant’s employees or an
independent certified public accountant (which accountant is not retained on a
contingency fee basis), designated by Tenant, may, after reasonable notice to
Landlord (“Review Notice”) and at
reasonable times, inspect Landlord’s records at Landlord’s offices, provided
that Tenant is not then in default after expiration of all applicable cure
periods and provided further that Tenant and such accountant or representative
shall, and each of them shall use their commercially reasonable efforts to
cause their respective agents and employees to, maintain all information
contained in Landlord’s records in strict confidence. Notwithstanding the
foregoing, Tenant shall only have the right to review Landlord’s records one
(1) time during any twelve (12) month period. If after such inspection, but
within thirty (30) days after the Review Period, Tenant notifies Landlord in
writing (“Dispute Notice”) that
Tenant still disputes such amounts, a certification as to the proper amount
shall be made in accordance with industry standard accounting practices, at
Tenant’s expense (except as provided below), by an independent certified public
accountant selected by Landlord and who is a member of a nationally or
regionally recognized accounting firm. Tenant’s failure to deliver the Review
Notice within the Review Period or to deliver the Dispute Notice within thirty
(30) days after the Review Period shall be deemed to constitute Tenant’s
approval of such Statement and Tenant, thereafter, waives the right or ability
to dispute the amounts set forth in such Statement. If Tenant timely delivers
the Review Notice and the Dispute Notice, Landlord shall cooperate in good
faith with Tenant and the accountant to show Tenant and the accountant the
information upon which the certification is to be based. However, if such
certification by the accountant proves that the Direct Costs set forth in the
Statement were overstated by more than five percent (5%), then the cost of the
accountant and the cost of such certification shall be paid for by Landlord.
Promptly following the parties receipt of such certification, the parties shall
make such appropriate payments or reimbursements, as the case may be, to each
other, as are determined to be owing pursuant to such certification. Tenant
agrees that this section shall be the sole method to be used by Tenant to
dispute the amount of any Direct Costs payable by Tenant pursuant to the terms
of this Lease, and Tenant hereby waives any other rights at law or in equity
relating thereto.

ARTICLE
4 

INTENTIONALLY
DELETED

ARTICLE
5

HOLDING
OVER

Should Tenant, without
Landlord’s written consent, hold over after termination of this Lease, Tenant
shall, at Landlord’s option, become either a tenant at sufferance or a
month-to-month tenant upon each and all of the terms herein provided as may be
applicable to such a tenancy and any such holding over shall not constitute an
extension of this Lease. During such holding over, Tenant shall pay in advance,
monthly, Basic Rental at a rate equal to one hundred

 5
 

fifty percent (150%) of the rate in effect for the
last month of the Term of this Lease, in addition to, and not in lieu of, all
other payments required tobe
made by Tenant herunder including but not limited to Tenant’s Proportionate
Share of any increase in Direct Costs. Nothing contained in this Article 5
shall be construed as consent by Landlord to any holding over of the Premises
by Tenant, and Landlord expressly reserves the right to require Tenant to
surrender possession of the Premises to Landlord as provided in this Lease upon
the expiration or earlier termination of the Term. If Tenant fails to surrender
the Premises upon the expiration or termination of this Lease, Tenant agrees to
indemnify, defend and hold Landlord harmless from all costs, loss, expense or
liability, including without limitation, claims made by any succeeding tenant
and real estate brokers claims and attorney’s fees and costs.

ARTICLE
6

OTHER
TAXES

Tenant shall pay, prior
to delinquency, all taxes assessed against or levied upon trade fixtures,
furnishings, equipment and all other personal property of Tenant located in the
Premises. In the event any or all of Tenant’s trade fixtures, furnishings,
equipment and other personal property shall be assessed and taxed with property
of Landlord, or if the assessed value of the Tenant Improvements in the
Premises exceeds the assessed value of a Project-standard buildout as
determined based on written evidence from the assessor’s office and, as a
result, real property taxes for the Project are increased, Tenant shall pay to
Landlord, within ten (10) days after delivery to Tenant by Landlord of a
written statement setting forth such amount, the amount of such taxes
applicable to Tenant’s above-standard Tenant Improvements, Tenant shall assume
and pay to Landlord at the time Basic Rental next becomes due (or if assessed
after the expiration of the Term, then within ten (10) days), any excise,
sales, use, rent, occupancy, garage, parking, gross receipts or other taxes
(other than net income taxes) which may be assessed against or levied upon
Landlord on account of the letting of the premises or the payment of Basic
Rental or any other sums due or payable hereunder, and which Landlord may be
required to pay or collect under any law now in effect or hereafter enacted. In
addition to Tenant’s obligation pursuant to the immediately preceding sentence,
Tenant shall pay directly to the party or entity entitled thereto all business
license fees, gross receipts taxes and similar taxes and impositions which may
from time to time be assessed against or levied upon Tenant, as and when the
same become due and before delinquency. Notwithstanding anything to the contrary
contained herein, any sums payable by Tenant under this Article 6 shall not be included in the computation
of “Tax Costs.”

ARTICLE
7

USE

Tenant shall use and
occupy the Premises only for the use sot forth in Article l.G. of the Basic
Lease Provisions and shall not use or occupy the Premises or permit the same to
be used or Occupied for any other purpose without the prior written consent of
Landlord, which consent may be given or withheld (a) in Landlord’s sole and
absolute discretion, with respect to the Suite 300 Premises, and (b) in
Landlord’s discretion, which shall not be unreasonably withheld, with respect
to the Suite 100 Premises. Tenant agrees that it will use the Premises in such
a manner so as not to interfere with or infringe upon the rights of other
tenants or occupants in the Project. Tenant shall, at its sole cost and
expense, promptly comply with all laws, statutes, ordinances, governmental
regulations or requirements now in force or which may hereafter be in force
relating to or affecting (i) the condition, use or occupancy of the Premises or
the Project (excluding structural changes to the Project not related to Tenant’s
particular use of the Premises), and (ii) improvements installed or constructed
in the Premises by or for the benefit of Tenant. Tenant shall not permit more
than six (6) people per one thousand (1,000) rentable square feet of the
Premises to occupy the Premises at any time. Tenant shall not do or permit to
be done anything which would invalidate or increase the cost of any fire and
extended coverage insurance policy covering the Project and/or the property
located therein and Tenant shall comply with all rules, orders, regulations and
requirements of any organization which sets out standards, requirements or
recommendations commonly referred to by major fire insurance underwriters, and
Tenant shall promptly upon demand reimburse Landlord for any additional premium
charges for any such insurance policy assessed or increased by reason of Tenant’s
failure to comply with the provisions of this Article.

 6
 

ARTICLE 8

CONDITION OF PREMISES

Landlord agrees to cause
the Contractor to construct the Improvements in accordance with the Approved
Working Drawings, in a good and workmanlike manner and in accordance with
applicable laws. Tenant hereby agrees that except as provided in this Article 8
above and the Tenant Work Letter attached hereto as Exhibit “D” and made a part
hereof, the Premises shall be taken “as is”, “with all faults”, “without any
representations or warranties”, and Tenant hereby agrees and warrants that it
has investigated and inspected the condition of the Premises and the
suitability of same for Tenant’s purposes, and Tenant does hereby waive and
disclaim any objection to, cause of action based upon, or claim that its obligations
hereunder should be reduced or limited because of the condition of the Premises
or the Project or the suitability of same for Tenant’s purposes. Tenant
acknowledges that neither Landlord nor any agent nor any employee of Landlord
has made any representations or warranty with respect to the Premises or the
Project or with respect to the suitability of either for the conduct of Tenant’s
business and Tenant expressly warrants and represents that Tenant has relied
solely on its own investigation and inspection of the Premises and the Project
in its decision to enter into this Lease and let the Premises in the
above-described condition. The Premises shall be initially improved as provided
in, and subject to, the Tenant Work Letter attached hereto an Exhibit “D” and
made a part hereof. The existing leasehold improvements in the Premises as of
the date of this Lease, together with the Improvements (as defined in the
Tenant Work Letter) may be collectively referred to herein as the “Tenant Improvements.” The taking of
possession of the Premises by Tenant shall conclusively establish that the
Premises and the Project were at such time in satisfactory condition. Tenant
hereby waives subsection 1 of Section 1932 and Sections 1941and 1942 of the Civil Code of California
or any successor provision of law.

ARTICLE 9

REPAIRS AND ALTERATIONS

(a)                     Landlord’s
Obligations. Landlord shall maintain the structural portions of the
Project, including the foundation, floor/ceiling slabs, roof, curtain wall,
exterior glass, columns, beams, shafts, stairs, stairwells, elevator cabs and
common areas, and shall also maintain and repair the basic mechanical,
electrical, life safety, plumbing, sprinkler systems and heating, ventilating
and air-conditioning systems (provided, however, that Landlord’s obligating
with respect to any such systems shall be to repair and maintain those portions
of the systems located in the core of the Project or in other areas outside of
the Premises, but Tenant shall be responsible to repair and maintain any
distribution of such systems throughout the Premises).

(b)                    Tenant’s
Obligations. Except as expressly provided as Landlord’s obligation in this
Article 9, Tenant shall keep the Premises in good condition and repair. All
damage or injury to the Premises or the Project resulting from the act or
negligence of Tenant, its employees, agents or visitors, guests, invitees or
licensees or by the use of the Premises, shall be promptly repaired by Tenant
at its sole cost and expense, to the satisfaction of Landlord; provided,
however, that for damage to the Project as a result of casualty or for any
repairs that may impact the mechanical, electrical, plumbing, heating,
ventilation or air-conditioning systems of the Project, Landlord shall have the
right (but not the obligation) to select the contractor and oversee all such
repairs. Landlord may make any repairs which are not promptly made by Tenant
after Tenant’s receipt of written notice and the reasonable opportunity of
Tenant to make said repair within five (5) business days from receipt of said
written notice, and charge Tenant for the cost thereof, which cost shall be
paid by Tenant within five (5) days from invoice from Landlord. Tenant shall be
responsible for the design and function of all non-standard improvements of the
Premises, whether or not installed by Landlord at Tenant’s request. Tenant
waives all rights to make repairs at the expense of Landlord, or to deduct the
cost thereof from the rent.

(c)                     Alterations.
Tenant shall make no alterations, installations, changes or additions in orto the Premises or the Project
(collectively, “Alterations”)
without Landlord’s prior written consent. Any Alterations approved by Landlord
must be performed in accordance with the terms hereof, using only contractors
or mechanics approved by Landlord in writing and upon the approval by
Landlord in writing of fully detailed and dimensioned plans
and specifications pertaining to the Alterations in question, to be
prepared and submitted by Tenant at its sole cost and expense. Tenant
shall at its sole cost and expense obtain all necessary approvals and permits

 7
 

pertaining to any Alterations approved by Landlord.
Tenant shall cause all Alterations to be performed in a good and workmanlike
manner, in conformance with all applicable federal, state, county and municipal
laws, rules and regulations, pursuant to a valid building permit, and in
conformance with Landlord’s construction rules and regulations. If Landlords,
in approving any Alterations, specifies a commencement date therefor, Tenant
shall not commence any work with respect to such Alterations prior to such
date. Tenant hereby agrees to indemnify, defend, and hold Landlord free and
harmless from all liens and claims of lien, and all other liability, claims and
demands arising out of any work done or material supplied to the Premises by or
at the request of Tenant in connection with any Alterations.

(d)                    Insurance;
Liens. Prior to the commencement of any Alterations, Tenant shall provide
Landlord with evidence that Tenant carries “Builder’s All Risk” insurance in an
amount approved by Landlord covering the construction of such Alterations, and
such other insurance as Landlord may reasonably require, it being understood
that all such Alterations shall be insured by Tenant pursuant to Article 14 of
this Lease immediately upon completion thereof. In addition, Landlord may, in
its discretion, require Tenant to obtain a lien and completion bond of some
alternate form of security satisfactory to Landlord in an amount sufficient to
ensure the lien free completion of such Alterations and naming Landlord as a
co-obligee.

(e)                     Costs and
Fees; Removal. If permitted Alterations are made, they shall be made at
Tenant’s sole cost and expense and shall be and become the property of
Landlord, except that Landlord may, by written notice to Tenant given prior to
the end of the Term, require Tenant at Tenant’s expense to remove all
partitions, counters, railings, Improvements and other Alterations from the
Premises, and to repair any damage to the Premises and the Project caused by
such removal. Any and all costs attributable to or related to the applicable
building codes of the city in which the Project is located (or any other
authority having jurisdiction over the Project) arising from Tenant’s plans,
specifications, improvements, Alterations or otherwise shall be paid by Tenant
at its sole cost and expense. With regard to repairs, Alterations or any other
work arising from or related to this Article 9, Landlord shall be entitled to
receive an administrative/coordination fee (which fee shall vary depending upon
whether or not Tenant orders the work directly from Landlord) sufficient to
compensate Landlord for all overhead, general conditions, fees and other costs
and expenses arising from Landlord’s involvement with such work. The
construction of initial improvements to the Premises shall be governed by the
terms of the Tenant Work Letter and not the terms of this Article 9, except as
expressly provided in the first sentence of this Section 9(e).

ARTICLE 10

LIENS

Tenant shall keep the
Premises and the Project free from any mechanics’ liens, vendors liens or any
other liens arising out of any work performed, materials furnished or
obligations incurred by Tenant, and Tenant agrees to defend, indemnify and hold
Landlord harmless from and against any such lien or claim or action thereon,
together with costs of suit and reasonable attorneys’ fees and costs incurred
by Landlord in connection with any such claim or action. Before commencing any
work of alteration, addition orimprovement
to the Premises, Tenant shall give Landlord at least ten (10) business days’
written notice of the proposed commencement of such work (to afford Landlord an
opportunity to post appropriate notices of non responsibility). In the event
that there shall be recorded against the Premises or the Project or the
property of which the Premises is a part any claim or lien arising out of any
such work performed, materials furnished or obligations incurred by Tenant and
such claim or lien shall not be removed or discharged within ten (10) days of
filing, Landlord shall have the right but not the obligation to pay and
discharge said lien without regard to whether such lien shall be lawful or
correct, or to require that Tenant promptly deposit with Landlord in cash,
lawful money of the United States, one hundred fifty percent (150%) of the
amount of such claim, which sum may be retained by Landlord until such claim
shall have been removed of record or until judgment shall have been rendered on
such claim and such judgment shall have become final, at which time Landlord
shall have the right to apply such deposit in discharge of the judgment on said
claim and any costs, including attorneys’ fees and costs incurred by Landlord,
and shall remit the balance thereof to Tenant.

 8
 

ARTICLE 11

PROJECT SERVICES

(a)                     Basic
Services.    Landlord agrees to
furnish to the Premises, at a cost to be included in Operating Costs, from 8:00
a.m. to 6:00 p.m. Mondays through Fridays and 9:00 a.m. to 1:00 p.m. on
Saturdays, excepting local and national holidays, air conditioning and heat all
in such reasonable quantities as in the judgment of Landlord is reasonably
necessary for the comfortable occupancy of the Premises. In addition, Landlord
shall provide electric current for normal lighting and normal office machines,
elevator service and water on the same floor as the Premises for lavatory and
drinking purposes in such reasonable quantities as in the judgment of Landlord
isreasonably necessary for
general office use and in compliance with applicable codes. Janitorial services
shall be furnished by Landlord to the Premises five (5) days per week,
excepting local and national holidays. Tenant shall comply with all rules and
regulations which Landlord may establish for the proper functioning and
protection of the common area air conditioning, heating, elevator, electrical,
intrabuilding cabling and wiring and plumbing systems. Landlordshall not be liable for, and there
shall be no rent abatement as a result of, any stoppage, reduction or
interruption of any such services caused by governmental rules, regulations or
ordinances, riot, strike, labor disputes, breakdowns, accidents, necessary
repairs or other cause. Except as specifically provided in this Article 11,
Tenant agrees to pay for all utilities and other services utilized by Tenant
and any additional building services furnished to Tenant which are not
uniformly furnished to all tenants of the Project, at the rate generally
charged by Landlord to tenants of the Project for such utilities or services.

(b)                    Excess
Usage. Tenant will not, without the prior written consent of Landlord, use
any apparatus or device in the Premises which will in any way increase the
amount of electricity or water usually furnished or supplied for use of the
Premises as general office space; nor connect any apparatus, machine or device
with water pipes or electric current (except through existing electrical
outlets in the Premises), for the purpose of using electric current or water.

(c)                     Additional
Electrical Service. If Tenant shall require electric current in excess of
that which Landlord is obligated to furnish under Section 11 (a) above, Tenant
shall first obtain the written consent of Landlord, which Landlord may refuse
in its sole and absolute discretion. Additionally, Landlord may cause an
electric current meter or submeter to be installed in or about the Premises to
measure the amount of any such excess electric current consumed by Tenant in
the Premises. The cost of any such meter and of installation, maintenance and
repair thereof shall be paid for by Tenant and Tenant agrees to pay to
Landlord, promptly upon demand therefor by Landlord, for all such excesselectric current consumed by any such
use as shown by said meter at the rates charged for such service by the city in
which the Project is located or the local public utility, as the case may be,
furnishing the same, plus any additional expense incurred by Landlord in
keeping account of the electric current so consumed.

(d)                    HVAC
Balance. If any lights, machines or equipment (including but not limited to
computers and computer systems and appurtenances) are used by Tenant in the
Premises which materially affect the temperature otherwise maintained by the
air conditioning system, or generate substantially more heat in the Premises
than would be generated by the building standard lights and usual office
equipment, Landlord shall have the right to install any machinery and equipment
which Landlord reasonably deems necessary to restore temperature balance,
including but not limited to modifications to the standard air conditioning
equipment, and the cost thereof, including the cost of installation and any
additional cost of operation and maintenance occasioned thereby, shall be paid
by Tenant to Landlord upon demand by Landlord.

(e)                     Telecommunications.
Upon request from Tenant from time to time, Landlord will provide Tenant with a
listing of telecommunications and media service providers serving the Project,
and Tenant shall have the right to contract directly with the providers of its
choice. If Tenant wishes to contract with or obtain service from any provider
which does not currently serve the Project or wishes to obtain from an existing
carrier services which will require the installation of additional equipment,
such provider must, prior to providing service, enter into a written agreement
with Landlord setting forth the terms and conditions of the access to be
granted to such provider. In considering the installation of any new or
additional telecommunications cabling or equipment at the Project, Landlord
will consider all relevant factors in a reasonable and non-discriminatory
manner, including, without limitation, the existing availability of services at
the Project, the impact of the proposed installations upon the Project

 9
 

and its operations and the available space and
capacity for the proposed installations. Landlord may also consider whether the
proposed service may result in interference with or interruption of other
services at the Project or the business operations of other tenants oroccupants of the Project. In no event
shall Landlord be obligated to incur any costs or liabilities in connection
with the installation or delivery of telecommunication services or facilities
at the Project. All such installations shall be subject to Landlord’s prior
approval and shall be performed in accordance with the terms of Article 9. If
Landlord approves the proposed installations in accordance with the foregoing,
Landlord will deliver its standard form agreement upon request and will use
commercially reasonable efforts to promptly enter into an agreement on
reasonable and non-discriminatory terms with a qualified, licensed and
reputable carrier confirming the terms of installation and operation of telecommunications
equipment consistent with the foregoing.

(f)                       After-Hours
Use. If Tenant requires heating, ventilation and/or air conditioning during
times other than the times provided in Section 11(a) above, Tenant shall give
Landlord such advance notice as Landlord shall reasonably require and shall pay
Landlord’s standard charge for such after-hours use.

(g)                    Reasonable
Charges. Landlord may impose a reasonable charge for any utilities or
services (other than electric current and heating, ventilation and/or air
conditioning which shall be governed by Sections 11(c) and (f) above) utilized
by Tenant in excess of the amount or type that Landlord reasonably determines
is typical for general office use.

(h)                    Sole
Electrical Representative. Tenant agrees that Landlord shall be the sole
and exclusive representative with respect to, and shall maintain exclusive
control over, the reception, utilization and distribution of electrical power,
regardless of point or means of origin, use or generation. Tenant shall not have
the right to contract directly with any provider of electrical power or
services.

ARTICLE
12

RIGHTS
OF LANDLORD

(a)                     Right of
Entry. Landlord and its agents shall have the right to enter the Premises
upon twenty-four (24) hours prior notice (except that no notice shall be
required in the case of an emergency or regularly scheduled service (such as
janitorial)) for the purpose of cleaning the Premises, examining or inspecting
the same, serving or posting and keeping posted thereon notices as provided by law,
or which Landlord deems necessary for the protection of Landlord or the
Project, showing the same to prospective tenants, lenders or purchasers of the
Project, in the case of an emergency, and for making much alterations, repairs,
improvements or additions to the Premises or to the Project as Landlord may
deem necessary or desirable. If Tenant shall not be personally present to open
and permit an entry into the Premises at any time when such an entry by
Landlord is necessary or permitted hereunder, Landlord may enter by means of a
master key, or may forcibly enter in the case of an emergency, in each event
without liability to Tenant and without affecting this Lease.

(b)                    Maintenance
Work. Landlord reserves the right from time to time, but subject to payment
by and/or reimbursement from Tenant as otherwise provided herein: (i) to
install, use, maintain, repair, replace, relocate and control for service to
the Premises and/or other parts of the Project pipes, ducts, conduits, wires,
cabling, appurtenant fixtures, equipment spaces and mechanical systems,
wherever located in the Premises or the Project, (ii) to alter, close or
relocate any facility in the Premises or the common areas or otherwise conduct
any of the above activities for the purpose of complying with a general plan
for fire/life safety for the Project or otherwise, and (ii) to comply with any
federal, state or local law, rule or order. Landlord shall attempt to perform
any such work with the least inconvenience to Tenant as is reasonably practicable,
but in no event shall Tenant be permitted to withhold or reduce Basic Rental or
other charges due hereunder as a result of same, make any claim for
constructive eviction or otherwise make any claim against Landlord for
interruption or interference with Tenant’s business and/or operations.

(c)                     Rooftop.
If Tenant desires to use the rooftop of the Project for any purpose, including
the installation of communication equipment to be used from the Premises, such
rights will be granted in Landlord’s sole discretion and Tenant must negotiate
the terms of any rooftop

 10
 

access with Landlord or the rooftop management company
or lessee holding rights to the rooftop from time to time. Any rooftop access
granted to Tenant will be at prevailing rates and will be governed by the terms
of a separate written agreement or an amendment to this Lease.

ARTICLE
13

INDEMNITY;
EXEMPTION OF LANDLORD FROM LIABILITY

(a)                     Indemnity.
Tenant shall indemnify, defend and hold Landlord, Arden Realty, Inc., their
subsidiaries, partners, parental or otheraffiliates and their respective members, shareholders, officers,
directors, employees and contractor (collectively, “Landlord Parties”) harmless from any and all claims arising
from Tenant’s use of the Premises or the Project or from the conduct of its
business or from any activity, work or thing which may be permitted or suffered
by Tenant in or about the Premises or the Project and shall further indemnify,
defend and hold Landlord and the Landlord Parties harmless from and against any
and all claims arising from any breach ordefault in the performance of any obligation on Tenant’s part to be
performed under this Lease or arising from any negligence or willful misconduct
of Tenant or any of its agents, contractors, employees or invitees, patrons,
customers or members in or about the Project and from any and all costs,
attorneys’ fees and costs, expenses and liabilities incurred in the defense of
any claim or any action or proceeding brought thereon, including negotiations
in connection therewith. Tenant hereby assumes all risk of damage to property
or injury to persons in or about the Premises from any cause, and Tenant hereby
waives all claims in respect thereof against Landlord and the Landlord Parties,
excepting where the damage is caused solely by the gross negligence or willful
misconduct of Landlord or the Landlord Parties.

(b)                    Exemption
of Landlord from Liability. Landlord and the Landlord Parties shall not be
liable for injury to Tenant’s business, or loss of income therefrom, however occurring
(including, without limitation, from any failure or interruption of services or
utilities or as a result of Landlord’s negligence), or, except in connection
with damage or injury resulting from the gross negligence or willful misconduct
of Landlord or the Landlord Parties, for damage that may be sustained by the
person, goods, wares, merchandise or property of Tenant, its employees,
invitees, customers, agents, or contractors, or any other person in, on orabout the Premises directly or
indirectly caused by or resulting from any cause whatsoever, including, but not
limited to, fire, steam, electricity, gas, 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, light fixtures, or mechanical or electrical
systems, or from intrabuilding cabling or wiring, whether such damage or injury
results from conditions arising upon the Premises or upon other portions of the
Project or from other sources or places and regardless of whether the cause of
such damage or injury or the means of repairing the same is inaccessible to
Tenant. Landlord and the Landlord Parties shall not be liable to Tenant for any
damages arising from any willful or negligent action or inaction of any other
tenant of the Project.

(c)                     Security.
Tenant acknowledges that Landlord’s election whether or not to provide any type
of mechanical surveillance or security personnel whatsoever in the Project is
solely within Landlord’s discretion; Landlord and the Landlord Parties shall
have no liability in connection with the provision, or lack, of such services,
and Tenant hereby agrees to hold Landlord and the Landlord Parties harmless
with regard to any such potential claim. Landlord and the Landlord Parties
shall not be liable for losses due to theft, vandalism, or like causes. Tenant
shall defend, indemnify, and hold Landlord and the Landlord Parties harmless
from any such claims made by any employee, licensee, invitee, contractor, agent
or other person whose presence in, on or about the Premises or the Project is
attendant to the business of Tenant.

ARTICLE
14

INSURANCE

(a)                     Tenant’s
Insurance. Tenant, shall at all times during the Term of this Lease, and at
its own cost and expense, procure and continue in force the following insurance
coverage: (i) Commercial General Liability Insurance, written on an occurrence
basis, with a combined single limit for bodily injury and property damages of
not less than Two Million Dollars ($2,000,000) per occurrence and Three Million
Dollars ($3,000,000) in the annual aggregate, including products liability
coverage if applicable, owners and contractors protective coverage, blanket

 11
 

contractual coverage including both oral and written
contracts, and personal injury coverage, covering the insuring provisions of
this Lease and the performance of Tenant of the indemnity and exemption of
Landlord from liability agreements set forth in Article 13 hereof; (ii) a
policy of standard fire, extended coverage and special extended coverage
insurance (all risks), including a vandalism and malicious mischief
endorsement, sprinkler leakage coverage and earthquake sprinkler leakage where
sprinklers are provided in an amount equal to the full replacement value new
without deduction for depreciation of all (A) Tenant Improvements, Alterations,
fixtures and other improvements in the Premises, including but not limited to
all mechanical, plumbing, heating, ventilating, air conditioning, electrical,
telecommunication and other equipment, systems and facilities, and (B) trade
fixtures, furniture, equipment and other personal property installed by or at
the expense of Tenant; (iii) Worker’s Compensation coverage as required by law;
and (iv) business interruption, loss of income and extra expense insurance
covering any failure or interruption of Tenant’s business equipment (including,
without limitation, telecommunications equipment) and covering all other
perils, failures or interruptions sufficient to cover a period of interruption
of not less than twelve (12) months. Tenant shall carry and maintain during the
entire Term (including any option periods, if applicable), at Tenant’s sole
cost and expense, increased amounts of the insurance required to be carried by
Tenant pursuant to this Article 14 and such other reasonable types of insurance
coverage and in such reasonable amounts covering the Premises and Tenant’s
operations therein, as may be reasonably required by Landlord.

(b)                    Form of
Policies. The aforementioned minimum limits of policies and Tenant’s
procurement and maintenance thereof shall in no event limit the liability of
Tenant hereunder. The Commercial General Liability Insurance policy shall name
Landlord, the Landlord Parties, Landlord’s property manager, Landlord’s
lender(s) and such other persons or firms as Landlord specifies from time to
time, as additional insureds with an appropriate endorsement to the policy(s).
All such insurance policies carried by Tenant shall be with companies having a
rating of not less than A-VIII in Best’s Insurance Guide. Tenant shall furnish
to Landlord, from the insurance companies, or cause the insurance companies to
furnish, certificates of coverage. The deductible under each such policy shall
be reasonably acceptable to Landlord. No such policy shall be cancelable or
subject to reduction of coverage or other modification or cancellation except
after thirty (30) days prior written notice to Landlord by the insurer. All
such policies shall be endorsed to agree that Tenant’s policy is primary and
that any insurance carried by Landlord is excess and not contributing with any
Tenant insurance requirement hereunder. Tenant shall, at least twenty (20) days
prior to the expiration of such policies, furnish Landlord with renewals or
binders. Tenant agrees that if Tenant does not take out and maintain such
insurance or furnish landlord with renewals or binders in a timely manner,
Landlord may (but shall not be required to) procure said insurance on Tenant’s
behalf and charge Tenant the cost thereof, which amount shall be payable by
Tenant upon demand with interest (at the rate set forth in Section 20(e) below)
from the date such sums ate expended. Tenant shall have the right to provide
such insurance coverage pursuant to blanket policies obtained by Tenant,
provided such blanket policies expressly afford coverage to the Premises and to
Tenant as required by this Lease.

(c)                     Landlord’s
Insurance. Landlord may, as a cost to be included in Operating Costs,
procure and maintain at all times during the Term of this Lease, a policy or
policies of insurance covering loss or damage to the Project in the amount of
the full replacement costs without deduction for depreciation thereof,
providing protection against all perils included within the classification of
fire and extended coverage, vandalism coverage and malicious mischief,
sprinkler leakage, water damage, and special extended coverage on the building.
Additionally, Landlord may carry: (i) Bodily Injury and Property Damage
Liability Insurance and/or Excess Liability Coverage Insurance; and (ii)
Earthquake and/or Flood Damage Insurance; and (iii) Rental Income Insurance;
and (iv) any other forms of insurance Landlord may deem appropriate or any
lender may require. The costs of all insurance carried by Landlord shall be
included in Operating Costs.

(d)                    Waiver of
Subrogation. Landlord and Tenant each agree to require their respective
insurers issuing the insurance described in Sections 14(a)(ii), 14(a)(iv) and
the first sentence of Section 14(c), waive any rights of subrogation that such
companies may have against the other party. Tenant hereby waives any right that
Tenant may have against Landlord and Landlord hereby waives any right that
Landlord may have against Tenant as a result of any loss or damage to the
extent such loss or damage is insurable under such policies.

 12
 

(e)                     Compliance
with Law. Tenant agrees that it will not, at any time, during the Term of
this Lease, carry any stock of goods or do anything in or about the Premises
that will in any way tend to increase the insurance rates upon the Project.
Tenant agrees to pay Landlord forthwith upon demand the amount of any increase
in premiums for insurance that may be carried during the Term of this Lease, or
the amount of insurance to be carried by Landlord on the Project resulting from
the foregoing, or from Tenant doing any act in or about the Premises that does
so increase the insurance rates, whether or not Landlord shall have consented
to such act on the part of Tenant. If Tenant installs upon the Premises any
electrical equipment which causes an overload of electrical lines of the
Premises, Tenant shall at its own cost and expense, in accordance with all
other Lease provisions (specifically including, but not limited to, the
provisions of Article 9, 10 and 11 hereof), make whatever changes are necessary
to comply with requirements of the insurance underwriters and any governmental
authority having jurisdiction thereover, but nothing herein contained shall be
deemed to constitute Landlord’s consent to such overloading. Tenant shall, at
its own expense, comply with all insurance requirements applicable to the
Premises including, without limitation, the installation of fire extinguishers
or an automatic dry chemical extinguishing system.

ARTICLE 15

ASSIGNMENT AND SUBLETTING

Tenant shall have no
power to, either voluntarily, involuntarily, by operation of law or otherwise,
sell, assign, transfer or hypothecate this Lease, or sublet the Premises or any
part thereof, or permit the Premises or any part thereof to be used or occupied
by anyone other than Tenant or Tenant’s employees without the prior written
consent of Landlord, which consent shall not be unreasonably withheld,
conditioned or delayed. If Tenant is a corporation, unincorporated association,
partnership or limited liability company, the sale, assignment, transfer or
hypothecation of any class of stock or other ownership interest in such
corporation, association, partnership or limited liability company in excess of
twenty-five percent (25%) in the aggregate shall be deemed a “Transfer” within
the meaning and provisions of this Article 15; provided, however, that this
sentence shall not apply if Tenant is then publicly traded. Tenant may transfer
its interest pursuant to this Lease only upon the following express conditions,
which conditions are agreed by Landlord and Tenant to be reasonable:

(a)                     That the
proposed Transferee (as hereafter defined) shall be subject to the prior
written consent of Landlord, which consent will not be unreasonably withheld
but, without limiting the generality of the foregoing, it shall be reasonable
for Landlord to deny such consent if:

(i)                         The use
to be made of the Premises by the proposed Transferee is (a) not generally
consistent with the character and nature of all other tenancies in the Project,
or (b) a use which conflicts with any so-called “exclusive” then in favor of,
or for any use which might reasonably be expected to diminish the rent payable
pursuant to any percentage rent lease with another tenant of the Project or any
other buildings which are in the same complex as the Project, or (c) a use
which would be prohibited by any other portion of this Lease (including but not
limited to any Rules and Regulations then in effect);

(ii)                      The
financial responsibility of the proposed Transferee is not reasonably
satisfactory to Landlord or in any event not at least equal to those which were
possessed by Tenant as of the date of execution of this Lease;

(iii)                   The proposed Transferee is either a
governmental agency or instrumentality thereof;

(iv)                  Either the
proposed Transferee or any person or entity which directly or indirectly
controls, is controlled by or is under common control with the proposed
Transferee (A) occupies space in the Project at the time of the request for
consent, or (B) is negotiating with Landlord or has negotiated with Landlord
during the six (6) month period immediately preceding the date of the proposed
Transfer, to lease space in the Project; or

(v)                     The rent
charged by Tenant to such Transferee during the term of such Transfer,
calculated using a present value analysis, is less than the rent being quoted
by Landlord

 13
 

at the time of such Transfer for comparable space in
the Project for a comparable term, calculated using a present value analysis.

(b)                    Upon Tenant’s
submission of a request for Landlord’s consent to any such Transfer, Tenant
shall pay to Landlord Landlord’s then standard processing fee and reasonable
attorneys’ fees and costs incurred in connection with the proposed Transfer,
which the parties hereby stipulate to be $1,500.00, unless Landlord provides to
Tenant evidence that Landlord has incurred greater costs in connection with the
proposed Transfer;

(c)                     That the
proposed Transferee shall execute an agreement pursuant to which it shall agree
to perform faithfully and be bound by all of the terms, covenants, conditions,
provisions and agreements of this Lease applicable to that portion of the
Premises so transferred; and

(d)                    That an
executed duplicate original of said assignment and assumption agreement or
other Transfer on a form reasonably approved by Landlord, shall be delivered to
Landlord within five (5) days after the execution thereof, and that such
Transfer shall not be binding upon Landlord until the delivery thereof to
Landlord and the execution and delivery of Landlord’s consent thereto. Landlord
shall grant or deny consent to a proposed Transfer by written notice to Tenant
within ten (10) business days after Landlord’s receipt of an executed duplicate
original of the Transfer document together with a completed lease application
by the Transferee and financial information reasonably requested by Landlord.
If Landlord fails to so respond in writing to Tenant within said ten (10)
business day period, Tenant may send a second written notice (“Deemed Response Notice”)to Landlord with such information and
indicating that such Deemed Response Notice is being delivered pursuant to
Article 15 of this Lease. Landlord’s failure to withhold its consent by written
notice to Tenant within five (5) business days after Landlord’s receipt of a
properly delivered Deemed Response Notice shall be deemed to constitute
Landlord’s consent to such Transfer. It shall be a condition to Landlord’s
consent to any subleasing, assignment or other transfer of part or all of
Tenant’s interest in the Premises (“Transfer”)
that (i) upon Landlord’s consent to any Transfer, Tenant shall pay and continue
to pay fifty percent (50%) of any “Transfer Premium” (defined below), received
by Tenant from the transferee; (ii) any sublessee of part or all of Tenant’s
interest in the Premises shall agree that in the event Landlord gives such
sublessee notice that Tenant is in default under this Lease, such sublessee
shall thereafter make all sublease or other payments directly to Landlord,
which will be received by Landlord without any liability whether to honor the
sublease or otherwise (except to credit such payments against sums due under
this Lease), and any sublessee shall agree to attorn to Landlord or its
successors and assigns at their request should this Lease be terminated for any
reason, except that in no event shall Landlord or its successors or assigns be
obligated to accept such attornment; (iii) any such Transfer and consent shall
be effected on forms supplied by Landlord and/or its legal counsel; (iv)
Landlord may require that Tenant not then be in default hereunder in any
respect; and (v) Tenant or the proposed subtenant or assignee (collectively, “Transferee”)shall agree to pay Landlord, upon demand, as Additional Rent,
a sum equal to the additional costs, if any, incurred by Landlord for
maintenance and repair as a result of any change in the nature of occupancy
caused by such subletting or assignment. “Transfer
Premium” shall mean all rent, Additional Rent or other consideration
payable by a Transferee in connection with a Transfer in excess of the Basic
Rental and Direct Costs payable by Tenant under this Lease during the term of
the Transfer and if such Transfer is for less than all of the Premises, the
Transfer Premium shall be calculated on a rentable square foot basis. The
calculation of “Transfer Premium” shall also include, but not be limited to,
key money, bonus money or other cash consideration paid by a Transferee to
Tenant in connection with such Transfer. Any Transfer of this Lease which is
not in compliance with the provisions of this Article 15 shall be voidable by
written notice from Landlord and shall, at the option of Landlord, terminate
this Lease. In no event shall the consent by Landlord to any Transfer be
construed as relieving Tenant or any Transferee from obtaining the express
written consent of Landlord to any further Transfer, or as releasing Tenant
from any liability or obligation hereunder whether or not then accrued and
Tenant shall continue to be fully liable therefor. No collection or acceptance
of rent by Landlord from any person other than Tenant shall be deemed a waiver
of any provision of this Article 15 or the acceptance of any Transferee
hereunder, or a release of Tenant (or of any Transferee of Tenant).
Notwithstanding anything to the contrary in this Lease, if Tenant or any
proposed Transferee claims that Landlord has unreasonably withheld or delayed
its consent under this Article 15 or otherwise has breached or acted
unreasonably under this Article 15, their sole remedies shall be a declaratory
judgment, an injunction for the relief sought and/or monetary damages, and
Tenant hereby waives any right at law or equity to terminate this Lease.

 14

The term “Affiliate” shall mean (i) any entity that
is controlled by, controls or is under common control with, Tenant or (ii) any
entity that merges with, is acquired by, or acquires Tenant or the operations
of Tenant at the Premises through the purchase of stock or assets and where the
net worth of the surviving entity as of the date such transaction is completed
is not less than that of Tenant immediately prior to the transaction calculated
under generally accepted accounting principles. Notwithstanding anything to the
contrary contained in this Article 15, an assignment or subletting of all or a
portion of the Premises to an Affiliate of Tenant shall not be deemed a
Transfer under this Article 15 (and, consequently, shall not require Landlord’s
consent and shall not be subject to sharing of any associated Transfer
Premium), provided that Tenant notifies Landlord of any such assignment or
sublease and promptly supplies Landlord with any documents or information
requested by Landlord regarding such assignment or sublease or such affiliate,
and further provided that such assignment or sublease is not a subterfuge by
Tenant to avoid its obligations under this Lease. An assignee of Tenant’s
entire interest in this Lease pursuant to the immediately preceding sentence
may be referred to herein as an “Affiliated
Assignee.” “Control,”
as used in this Article 15, shall mean the ownership, directly or indirectly,
of greater than fifty percent (50%) of the voting securities of, or possession
of the right to vote, in the ordinary direction of its affairs, of greater than
fifty percent (50%) of the voting interest in, an entity.

ARTICLE
16

DAMAGE OR DESTRUCTION

If
the Project is damaged by fire or other insured casualty and the insurance
proceeds have been made available therefor by the holder or holders of any
mortgages or deeds of trust covering the Premises or the Project, the damage
shall be repaired by Landlord to the extent such insurance proceeds are
available therefor and provided such repairs can, in Landlord’s sole opinion,
be completed within two hundred seventy (270) days after the necessity for
repairs as a result of such damage becomes known to Landlord, without the
payment of overtime or other premiums, and until such repairs are completed
rent shall be abated in proportion to the part of the Premises which is
unusable by Tenant in the conduct of its business (but there shall be no
abatement of rent by reason of any portion of the Premises being unusable for a
period equal to one (1) day or less). However, if the damage is due to the
fault or neglect of Tenant, its employees, agents, contractors, guests,
invitees and the like, there shall be no abatement of rent, unless and to the
extent Landlord receives rental income insurance proceeds. Upon the occurrence of
any damage to the Premises, Tenant shall assign to Landlord (or to any party
designated by Landlord) all insurance proceeds payable to Tenant under Section
14(a)(ii)(A) above; provided, however, that if the cost of repair of
improvements within the Premises by Landlord exceeds the amount of insurance
proceeds received by Landlord from Tenant’s insurance carrier, as so assigned
by Tenant, such excess costs shall be paid by Tenant to Landlord on a monthly
prorata basis throughout the course of repair of such damage. If repairs
cannot, in Landlord’s opinion, be completed within two hundred seventy (270)
days after the necessity for repairs as a result of such damage becomes known
to Landlord without the payment of overtime or other premiums, Landlord may, at
its option, either (i) make such repairs in a reasonable time and in such event
this Lease shall continue in effect and the rent shall be abated, if at all, in
the manner provided in this Article 16, or (ii) elect not to effect such
repairs and instead terminate this Lease, by notifying Tenant in writing of
such termination within sixty (60) days after Landlord learns of the necessity
for repairs as a result of damage, such notice to include a termination date
giving Tenant sixty (60) days to vacate the Premises. In addition, Landlord may
elect to terminate this Lease if the Project shall be damaged by fire or other
casualty or cause, whether or not the Premises are affected, if the damage is
not fully covered, except for deductible amounts, by Landlord’s insurance
policies. Finally, if the Premises or the Project is damaged to any substantial
extent during the last twelve (12) months of the Term, then notwithstanding
anything contained in this Article 16 to the contrary, Landlord shall have the
option to terminate this Lease by giving written notice to Tenant of the
exercise of such option within sixty (60) days after Landlord learns of the
necessity for repairs as the result of such damage. A total destruction of the
Project shall automatically terminate this Lease. Except as provided in this
Article 16, there shall be no abatement of rent and no liability of Landlord by
reason of any injury to or interference with Tenant’s business or property
arising from such damage or destruction or the making of any repairs,
alterations or improvements in or to any portion of the Project or the Premises
or in or to fixtures, appurtenances and equipment therein. Tenant understands
that Landlord will not carry insurance of any kind on Tenant’s furniture,

 15
 

furnishings, trade fixtures or equipment, and that
Landlord shall not be obligated to repair any damage thereto or replace the
same. Tenant acknowledges that Tenant shall have no right to any proceeds of
insurance carried by Landlord relating to property damage. With respect to any
damage which Landlord is obligated to repair or elects to repair, Tenant, as a
material inducement to Landlord entering into this Lease, irrevocably waives
and releases its rights under the provisions of Sections 1932 and 1933 of the
California Civil Code.

ARTICLE
17

SUBORDINATION

This
Lease is subject and subordinate to all ground or underlying leases, mortgages
and deeds of trust which affect the property or the Project, including all
renewals, modifications, consolidations, replacements and extensions thereof;
provided, however, if the lessor under any such lease or the holder or holders
of any such mortgage or deed of trust shall advise Landlord that they desire or
require this Lease to be prior and superior thereto, upon written request of
Landlord to Tenant, Tenant agrees to promptly execute, acknowledge and deliver
any and all documents or instruments which Landlord or such lessor, holder or
holders deem necessary or desirable for purposes thereof. Landlord shall have
the right to cause this Lease to be and become and remain subject and
subordinate to any and all ground or underlying leases, mortgages or deeds of
trust which may hereafter be executed covering the Premises, the Project or the
property or any renewals, modifications, consolidations, replacements or
extensions thereof, for the full amount of all advances made or to be made
thereunder and without regard to the time or character of such advances,
together with interest thereon and subject to all the terms and provisions
thereof; provided, however, that Landlord obtains from the lender or other
party in question a written undertaking in favor of Tenant to the effect that
such lender or other party will not disturb Tenant’s right of possession under
this Lease if Tenant is not then or thereafter in breach of any covenant or
provision of this Lease. Tenant agrees, within ten (10) days after Landlord’s
written request therefor, to execute, acknowledge and deliver upon request any
and all documents or instruments requested by Landlord or necessary or proper
to assure the subordination of this Lease to any such mortgages, deed of trust,
or leasehold estates. Tenant agrees that in the event any proceedings are
brought for the foreclosure of any mortgage or deed of trust or any deed in
lieu thereof, to attorn to the purchaser or any successors thereto upon any
such foreclosure sale or deed in lieu thereof as so requested to do so by such
purchaser and to recognize such purchaser as the lessor under this Lease;
Tenant shall, within five (5) days after request execute such further
instruments or assurances as such purchaser may reasonably deem necessary to
evidence or confirm such attornment. Tenant agrees to provide copies of any
notices of Landlord’s default under this Lease to any mortgagee or deed of
trust beneficiary whose address has been provided to Tenant and Tenant shall
provide such mortgagee or deed of trust beneficiary a commercially reasonable
time after receipt of such notice within which to cure any such default. Tenant
waives the provisions of any current or future statute, rule or law which may
give or purport to give Tenant any right or election to terminate or otherwise
adversely affect this Lease and the obligations of the Tenant hereunder in the
event of any foreclosure proceeding or sale.

ARTICLE
18

EMINENT DOMAIN

If
the whole of the Premises or the Project or so much thereof as to render the
balance unusable by Tenant shall be taken under power of eminent domain, or is
sold, transferred or conveyed in lieu thereof, this Lease shall automatically
terminate as of the date of such condemnation, or as of the date possession is
taken by the condemning authority, at Landlord’s option. No award for any
partial or entire taking shall be apportioned, and Tenant hereby assigns to
Landlord any award which may be made in such taking or condemnation, together
with any and all rights of Tenant now or hereafter arising in or to the same or
any part thereof; provided, however, that nothing contained herein shall be
deemed to give Landlord any interest in or to require Tenant to assign to
Landlord any award made to Tenant for the taking of personal property and trade
fixtures belonging to Tenant and removable by Tenant at the expiration of the
Term hereof as provided hereunder or for the interruption of, or damage to,
Tenant’s business. In the event of a partial taking described in this Article
18, or a sale, transfer or conveyance in lieu thereof, which does not result in
a termination of this Lease, the rent shall be apportioned according to the ratio
that the part of the Premises remaining useable by Tenant bears to the total

 16
 

area of the Premises. Tenant hereby waives any and all
rights it might otherwise have pursuant to Section 1265.130 of the California
Code of Civil Procedure.

ARTICLE
19

DEFAULT

Each
of the following acts or omissions of Tenant or of any guarantor of Tenant’s
performance hereunder, or occurrences, shall constitute an “Event of Default”:

(a)       Failure or refusal to pay Basic Rental,
Additional Rent or any other amount to be paid by Tenant to Landlord hereunder
within five (5) calendar days after notice that the same is due or payable
hereunder; said five (5) day period shall be in lieu of, and not in addition
to, the notice requirements of Section 1161 of the California Code of Civil
Procedure or any similar or successor law;

(b)       Except as set forth in items (a) above
and (c) through and including (g) below, failure to perform or observe any
other covenant or condition of this Lease to be performed or observed within
thirty (30) days following written notice to Tenant of such failure. Such
thirty (30) day notice shall be in lieu of, and not in addition to, any
required under Section 1161 of the California Code of Civil Procedure or any
similar or successor law;

(c)       Abandonment or vacating or failure to
accept tender of possession of the Premises or any significant portion thereof;

(d)       The taking in execution or by similar
process or law (other than by eminent domain) of the estate hereby created;

(e)       The filing by Tenant or any guarantor
hereunder in any court pursuant to any statute of a petition in bankruptcy or
insolvency or for reorganization or arrangement for the appointment of a
receiver of all or a portion of Tenant’s property; the filing against Tenant or
any guarantor hereunder of any such petition, or the commencement of a
proceeding for the appointment of a trustee, receiver or liquidator for Tenant,
or for any guarantor hereunder, or of any of the property of either, or a
proceeding by any governmental authority for the dissolution or liquidation of
Tenant or any guarantor hereunder, if such proceeding shall not be dismissed or
trusteeship discontinued within thirty (30) days after commencement of such
proceeding or the appointment of such trustee or receiver; or the making by
Tenant or any guarantor hereunder of an assignment for the benefit of
creditors. Tenant hereby stipulates to the lifting of the automatic stay in
effect and relief from such stay for Landlord in the event Tenant files a
petition under the United States Bankruptcy laws, for the purpose of Landlord
pursuing its rights and remedies against Tenant and/or a guarantor of this
Lease;

(f)        Tenant’s failure to cause to be released
any mechanics liens filed against the Premises or the Project within twenty
(20) days after the date the same shall have been filed or recorded; or

(g)       Tenant’s failure to observe or perform
according to the provisions of Articles 7, 14, 17 or 25 within five (5)
business days after notice from Landlord.

All
defaults by Tenant of any covenant or condition of this Lease shall be deemed
by the parties hereto to be material.

ARTICLE
20

REMEDIES

(a)       Upon the occurrence of an Event of
Default under this Lease as provided in Article 19 hereof, Landlord may
exercise all of its remedies as may be permitted by law, including but not
limited to the remedy provided by Section 1951.4 of the California Civil Code,
and including without limitation, terminating this Lease, reentering the
Premises and removing all persons and property therefrom, which property may be
stored by Landlord at a warehouse or elsewhere at the risk, expense and for the
account of Tenant. If Landlord elects to terminate this Lease, Landlord shall
be entitled to recover from Tenant the aggregate of all amounts permitted by
law, including but not limited to (i) the worth at the time of award of the
amount of any

 17
 

unpaid rent which had been earned at the time of such
termination; plus (ii) the worth at the time of award of the amount by which
the unpaid rent which would have been earned after termination until the time
of award exceeds the amount of such rental loss that Tenant proves could have
been reasonably avoided; plus (iii) the worth at the time of award of the
amount by which the unpaid rent for the balance of the Term after the time of
award exceeds the amount of such rental loss that Tenant proves could have been
reasonably avoided; plus (iv) 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 therefrom, specifically including but not limited to, tenant
improvement expenses, brokerage commissions and advertising expenses incurred,
expenses of remodeling the Premises or any portion thereof for a new tenant,
whether for the same or a different use, and any special concessions made to
obtain a new tenant; and (v) at Landlord’s election, such other amounts in
addition to or in lieu of the foregoing as may be permitted from time to time
by applicable law. The term “rent” as used in this Section 20(a) shall be
deemed to be and to mean all sums of every nature required to be paid by Tenant
pursuant to the terms of this Lease, whether to Landlord or to others. As used
in items (i) and (ii), above, the “worth at the time of award” shall be
computed by allowing interest at the rate set forth in item (e), below, but in
no case greater than the maximum amount of such interest permitted by law. As
used in item (iii), above, the “worth at the time of award” shall be computed
by discounting such amount at the discount rate of the Federal Reserve Bank of
San Francisco at the time of award plus one percent (1%).

(b)       Nothing in this Article 20 shall be
deemed to affect Landlord’s right to indemnification for liability or
liabilities arising prior to the termination of this Lease for personal
injuries or property damage under the indemnification clause or clauses
contained in this Lease.

(c)       Notwithstanding anything to the contrary
set forth herein, Landlord’s re-entry to perform acts of maintenance or
preservation of or in connection with efforts to relet the Premises or any
portion thereof, or the appointment of a receiver upon Landlord’s initiative to
protect Landlord’s interest under this Lease shall not terminate Tenant’s right
to possession of the Premises or any portion thereof and, until Landlord does
elect to terminate this Lease, this Lease shall continue in full force and
effect and Landlord may enforce all of Landlord’s rights and remedies hereunder
including, without limitation, the remedy described in California Civil Code
Section 1951.4 (lessor may continue lease in effect after lessee’s breach and
abandonment and recover rent as it becomes due, if lessee has the right to sublet
or assign, subject only to reasonable limitations). Accordingly, if Landlord
does not elect to terminate this Lease on account of any default by Tenant,
Landlord may, from time to time, without terminating this Lease, enforce all of
its rights and remedies under this Lease, including the right to recover all
rent as it becomes due.

(d)       All rights, powers and remedies of
Landlord hereunder and under any other agreement now or hereafter in force
between Landlord and Tenant shall be cumulative and not alternative and shall
be in addition to all rights, powers and remedies given to Landlord by law, and
the exercise of one or more rights or remedies shall not impair Landlord’s
right to exercise any other right or remedy.

(e)       Any amount due from Tenant to Landlord
hereunder which is not paid when due shall bear interest at the lower of
eighteen percent (18%) per annum or the maximum lawful rate of interest from
the due date until paid, unless otherwise specifically provided herein, but the
payment of such interest shall not excuse or cure any default by Tenant under
this Lease. In addition to such interest: (i) if Basic Rental is not paid on or
before the fifth (5th)
day of the calendar month for which the same is due, a late charge equal to
five percent (5%) of the amount overdue or $100, whichever is greater, shall be
immediately due and owing and shall accrue for each calendar month or part
thereof until such rental, including the late charge, is paid in full, which
late charge Tenant hereby agrees is a reasonable estimate of the damages
Landlord shall suffer as a result of Tenant’s late payment and (ii) an
additional charge of $25 shall be assessed for any check given to Landlord by
or on behalf of Tenant which is not honored by the drawee thereof; which damages
include Landlord’s additional administrative and other costs associated with
such late payment and unsatisfied checks and the parties agree that it would be
impracticable or extremely difficult to fix Landlord’s actual damage in such
event. Such charges for interest and late payments and unsatisfied checks are
separate and cumulative and are in

 18
 

addition to and shall not diminish or represent a
substitute for any or all of Landlord’s rights or remedies under any other provision of this
Lease.

(f)        In the event of any default, breach or
violation of Tenant’s rights under this Lease by Landlord, Tenant’s exclusive
remedies shall be an action for specific performance or action for actual
damages. Without limiting any other waiver by Tenant which may be contained in
this Lease, Tenant hereby waives the benefit of any law granting it the right
to perform Landlord’s obligation, or the right to terminate this Lease on
account of any Landlord default.

ARTICLE
21

TRANSFER OF LANDLORD’S
INTEREST

In
the event of any transfer or termination of Landlord’s interest in the Premises
or the Project by sale, assignment, transfer, foreclosure, deed-in-lieu of
foreclosure or otherwise whether voluntary or involuntary, Landlord shall be
automatically relieved of any and all obligations and liabilities on the part
of Landlord from and after the date of such transfer or termination, including
furthermore without limitation, the obligation of Landlord under Article 4 and
California Civil Code 1950.7 above to return the security deposit, provided
said security deposit is transferred to said transferee. Tenant agrees to
attorn to the transferee upon any such transfer and to recognize such
transferee as the lessor under this Lease and Tenant shall, within five (5)
days after request, execute such further instruments or assurances as such
transferee may reasonably deem necessary to evidence or confirm such
attornment.

ARTICLE
22

BROKER

In
connection with this Lease, Landlord and Tenant warrant and represent that they
have had dealings only with the firm(s) set forth in Article 1.H. of the Basic
Lease Provisions and that they know of no other person or entity who is or
might be entitled to a commission, finder’s fee or other like payment in
connection herewith. Landlord and Tenant hereby indemnify and agree to hold
each other and their agents, members, partners, representatives, officers,
affiliates, shareholders, employees, successors and assigns harmless from and
against any and all loss, liability and expenses that they may incur should
such warranty and representation prove incorrect, inaccurate or false.

ARTICLE
23

PARKING

Tenant
shall rent from Landlord, commencing on the Commencement Date, the number of
parking passes set forth in Article 1.I. of the Basic Lease Provisions, which
parking passes shall pertain to the Project parking facility. Of such
sixty-three (63) parking passes, fifty-one (51) shall be for unreserved parking
and the remaining twelve (12) such passes shall be for reserved parking at the
locations shown on Exhibit “E” attached hereto and made a part hereof. Of such
twelve (12) reserved parking spaces, six (6) shall be for employee parking and
six (6) shall be for customer parking as designated on Exhibit “E”. Tenant
shall pay to Landlord for parking passes the prevailing rate charged from time
to time at the location of such parking passes; provided, however, that the
rate for unreserved parking for the first five (5) Lease Years shall be Fifty
Dollars ($50.00) per unreserved parking pass per month and the rate for all such
reserved parking for the first five (5) Lease Years shall be One Hundred
Dollars ($100.00) per reserved parking space per month, In addition, Tenant
shall be responsible for the full amount of any taxes imposed by any
governmental authority in connection with the renting of such parking passes by
Tenant or the use of the parking facility by Tenant. Tenant’s continued right
to use the parking passes is conditioned upon Tenant abiding by all rules and
regulations which are prescribed from time to time for the orderly operation
and use of the parking facility where the parking passes are located, including
any sticker or other identification system established by Landlord, Tenant’s
cooperation in seeing that Tenant’s employees and visitors also comply with
such rules and regulations, and Tenant not being in default under this Lease.
Landlord specifically reserves the right to change the size, configuration,
design, layout and all other aspects of the Project parking facility at any
time and Tenant acknowledges and agrees that Landlord may, without incurring
any liability to Tenant and without any abatement of rent under

 19
 

this Lease, from time to time, close-off or restrict
access to the Project parking facility for purposes of permitting or
facilitating any such construction, alteration or improvements. Landlord may,
from time to time, relocate any reserved parking spaces (if any) rented by
Tenant to another location in the Project parking facility. Landlord may
delegate its responsibilities hereunder to a parking operator or a lessee of
the parking facility in which case such parking operator or lessee shall have
all the rights of control attributed hereby to the Landlord. The parking passes
rented by Tenant pursuant to this Article 23 are provided to Tenant solely for
use by Tenant’s own personnel and such passes may not be transferred, assigned,
subleased or otherwise alienated by Tenant without Landlord’s prior approval.
Tenant may validate visitor parking by such method or methods as the Landlord
may establish, at the validation rate from time to time generally applicable to
visitor parking.

ARTICLE
24

WAIVER

No
waiver by Landlord of any provision of this Lease shall be deemed to be a
waiver of any other provision hereof or of any subsequent breach by Tenant of
the same or any other provision. No provision of this Lease may be waived by
Landlord, except by an instrument in writing executed by Landlord. Landlord’s
consent to or approval of any act by Tenant requiring Landlord’s consent or
approval shall not be deemed to render unnecessary the obtaining of Landlord’s
consent to or approval of any subsequent act of Tenant, whether or not similar
to the act so consented to or approved. No act or thing done by Landlord or
Landlord’s agents during the Term of this Lease shall be deemed an acceptance
of a surrender of the Premises, and no agreement to accept such surrender shall
be valid unless in writing and signed by Landlord. The subsequent acceptance of
rent hereunder by Landlord shall not be deemed to be a waiver of any preceding
breach by Tenant of any term, covenant or condition of this Lease, other than
the failure of Tenant to pay the particular rent so accepted, regardless of
Landlord’s knowledge of such preceding breach at the time of acceptance of such
rent. Any payment by Tenant or receipt by Landlord of an amount less than the
total amount then due hereunder shall be deemed to be in partial payment only
thereof and not a waiver of the balance due or an accord and satisfaction,
notwithstanding any statement or endorsement to the contrary on any check or
any other instrument delivered concurrently therewith or in reference thereto.
Accordingly, Landlord may accept any such amount and negotiate any such check
without prejudice to Landlord’s right to recover all balances due and owing and
to pursue its other rights against Tenant under this Lease, regardless of
whether Landlord makes any notation on such instrument of payment or otherwise
notifies Tenant that such acceptance or negotiation is without prejudice to
Landlord’s rights.

ARTICLE
25

ESTOPPEL CERTIFICATE

Tenant
shall, at any time and from time to time, upon not less than ten (10) days’
prior written notice from Landlord, execute, acknowledge and deliver to
Landlord a statement in writing certifying the following information, (but not
limited to the following information in the event further information is
requested by Landlord): (i) that this Lease is unmodified and in full force and
effect (or, if modified, stating the nature of such modification and certifying
that this Lease, as modified, is in full force and effect); (ii) the dates to
which the rental and other charges are paid in advance, if any; (iii) the
amount of Tenant’s security deposit, if any; and (iv) acknowledging that there
are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord
hereunder, and no events or conditions then in existence which, with the
passage of time or notice or both, would constitute a default on the part of
Landlord hereunder, or specifying such defaults, events or conditions, if any
are claimed. It is expressly understood and agreed that any such statement may
be relied upon by any prospective purchaser or encumbrancer of all or any
portion of the Real Property. Tenant’s failure to deliver such statement within
such time shall constitute an admission by Tenant that all statements contained
therein are true and correct. Tenant hereby irrevocably appoints Landlord as
Tenant’s attorney-in-fact and in Tenant’s name, place and stead to execute any
and all documents described in this Article 25 if Tenant fails to do so within
the specified time period.

 20
 

ARTICLE 26

LIABILITY OF LANDLORD

Notwithstanding
anything in this Lease to the contrary, any remedy of Tenant for the collection
of a judgment (or other judicial process) requiring the payment of money by
Landlord in the event of any default by Landlord hereunder or any claim, cause
of action or obligation, contractual, statutory or otherwise by Tenant against
Landlord or the Landlord Parties concerning, arising out of or relating to any
matter relating to this Lease and all of the covenants and conditions or any
obligations, contractual, statutory, or otherwise set forth herein, shall be
limited solely and exclusively to an amount which is equal to the lesser of (i)
the interest of Landlord in and to the Project, and (ii) the interest Landlord
would have in the Project if the Project were encumbered by third party debt in
an amount equal to seventy percent (70%) of the then current value of the
Project. However, subsection 26(ii) above shall apply only to the extent that
Arden Realty Limited Partnership (or any entity which is controlled, controlled
by or is under common control with Arden Realty Limited Partnership) is the
owner of the Project or if the Project is not encumbered by a mortgage or deed
of trust; otherwise, such limitation shall apply only to the amount specified
in subsection 26(i) above (rather than the lesser of such two (2) amounts). No
other property or assets of Landlord or any Landlord Party shall be subject to
levy, execution or other enforcement procedure for the satisfaction of Tenant’s
remedies under or with respect to this Lease, Landlord’s obligations to Tenant,
whether contractual, statutory or otherwise, the relationship of Landlord and
Tenant hereunder, or Tenant’s use or occupancy of the Premises.

ARTICLE
27

INABILITY TO PERFORM

This
Lease and the obligations of Tenant hereunder shall not be affected or impaired
because Landlord is unable to fulfill any of its obligations hereunder or is
delayed in doing so, if such inability or delay is caused by reason of any
prevention, delay, stoppage due to strikes, lockouts, acts of God, or any other
cause previously, or at such time, beyond the reasonable control or
anticipation of Landlord (collectively, a “Force
Majeure”) and Landlord’s obligations under this Lease shall be
forgiven and suspended by any such Force Majeure.

ARTICLE
28

HAZARDOUS WASTE

(a)       Tenant shall not cause or permit any
Hazardous Material (as defined in Section 28(d) below) to be brought, kept or
used in or about the Project by Tenant, its agents, employees, contractors, or
invitees. Tenant indemnifies Landlord and the Landlord Parties from and against
any breach by Tenant of the obligations stated in the preceding sentence, and
agrees to defend and hold Landlord and the Landlord Parties harmless from and
against any and all claims, judgments, damages, penalties, fines, costs,
liabilities, or losses (including, without limitation, diminution in value of
the Project, damages for the loss or restriction or use of rentable or usable
space or of any amenity of the Project, damages arising from any adverse impact
or marketing of space in the Project, and sums paid in settlement of claims,
attorneys’ fees and costs, consultant fees, and expert fees) which arise during
or after the Term of this Lease as a result of such breach. This
indemnification of Landlord and the Landlord Parties by Tenant includes,
without limitation, costs incurred in connection with any investigation of site
conditions or any cleanup, remedial, removal, or restoration work required by
any federal, state, or local governmental agency or political subdivision
because of Hazardous Material present in the soil or ground water on or under
the Project. Without limiting the foregoing, if the presence of any Hazardous
Material on the Project caused or permitted by Tenant results in any
contamination of the Project, then subject to the provisions of Articles 9, 10
and 11 hereof, Tenant shall promptly take all actions at its sole expense as
are necessary to return the Project to the condition existing prior to the
introduction of any such Hazardous Material and the contractors to be used by
Tenant for such work must be approved by Landlord, which approval shall not be
unreasonably withheld so long as such actions would not potentially have any
material adverse long-term or short-term effect on the Project and so long as
such actions do not materially interfere with the use and enjoyment of the
Project by the other tenants thereof; provided however, Landlord shall also
have the right, by written notice to Tenant, to directly

 21
 

undertake any such mitigation efforts with regard to
Hazardous Materials in or about the Project due to Tenant’s breach of its obligations
pursuant to this Section 28(a), and to charge Tenant, as Additional
Rent, for the costs thereof.

(b)       Landlord and Tenant agree that the cost
of complying with Laws relating to Hazardous Material on the Project for which
Landlord is legally liable and which are paid or incurred by Landlord shall be
borne by Landlord and excluded from Operating Costs unless the cost of such
compliance as between Landlord and Tenant, is made the responsibility of Tenant
pursuant to Section 28(a) above.

(c)       It shall not be unreasonable for Landlord
to withhold its consent to any proposed Transfer if (i) the proposed transferee’s
anticipated use of the Premises involves the generation, storage, use,
treatment, or disposal of Hazardous Material; (ii) the proposed Transferee has
been required by any prior landlord, lender, or governmental authority to take
remedial action in connection with Hazardous Material contaminating a property
if the contamination resulted from such Transferee’s actions or use of the
property in question; or (iii) the proposed Transferee is subject to an
enforcement order issued by any governmental authority in connection with the
use, disposal, or storage of a Hazardous Material.

(d)       As used herein, the term “Hazardous Material” means any hazardous or
toxic substance, material, or waste which is or becomes regulated by any local
governmental authority, the State of California or the United States
Government. The term “Hazardous Material” includes, without limitation, any
material or substance which is (i) defined as “Hazardous Waste,” “Extremely
Hazardous Waste,” or “Restricted Hazardous Waste” under Sections 25115, 25117
or 25122.7, or listed pursuant to Section 25140, of the California Health and
Safety Code, Division 20, Chapter 6.5 (Hazardous Waste Control Law), (ii) defined
as a “Hazardous Substance” under Section 25316 of the California Health and
Safety Code, Division 20, Chapter 6.8 (Carpenter-Presley-Tanner Hazardous
Substance Account Act), (iii) defined as a “Hazardous Material,” “Hazardous
Substance,” or “Hazardous Waste” under Section 25501 of the California Health
and Safety Code, Division 20, Chapter 6.95 (Hazardous Materials Release
Response Plans and Inventory), (iv) defined as a “Hazardous Substance” under
Section 25281 of the California Health and Safety Code, Division 20, Chapter
6.7 (Underground Storage of Hazardous Substances), (v) petroleum, (vi)
asbestos, (vii) listed under Article 9 or defined as Hazardous or extremely
hazardous pursuant to Article 11 of Title 22 of the California Administrative
Code, Division 4, Chapter 20, (viii) designated as a “Hazardous Substance”
pursuant to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. §
1317), (ix) defined as a “Hazardous Waste” pursuant to Section 1004 of the
Federal Resource Conservation and Recovery Act, 42 U.S.C. § 6901 et seq. (42
U.S.C. § 6903), or (x) defined as a “Hazardous Substance” pursuant to Section
101 of the Comprehensive Environmental Response, Compensation and Liability
Act, 42 U.S.C. § 9601 et seq. (42 U.S.C. § 9601).

(e)       As
used herein, the term “Laws” means
any applicable federal, state or local law, ordinance, or regulation relating
to any Hazardous Material affecting the Project, including, without limitation,
the laws, ordinances, and regulations referred to in Section 28(d) above.

ARTICLE
29

SURRENDER OF PREMISES;
REMOVAL OF PROPERTY

(a)       The
voluntary or other surrender of this Lease by Tenant to Landlord, or a mutual
termination hereof, shall not work a merger, and shall at the option of
Landlord, operate as an assignment to it of any or all subleases or
subtenancies affecting the Premises.

(b)       Upon
the expiration of the Term of this Lease, or upon any earlier termination of
this Lease, Tenant shall quit and surrender possession of the Premises to
Landlord in good order and condition, 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 debris and
rubbish, all furniture, equipment, business and trade fixtures, free-standing
cabinet work, moveable partitioning, telephone and data cabling and other
articles of personal property in the Premises (except to the extent Landlord
elects by notice to Tenant to exercise its option to have any subleases or
subtenancies assigned to it), and Tenant shall repair all damage to the
Premises resulting from the removal of such items from the Premises.

 22
 

(c)       Whenever Landlord shall reenter the
Premises as provided in Article 20 hereof, or as otherwise provided in this
Lease, any property of Tenant not removed by Tenant upon the expiration of the
Term of this Lease (or within forty-eight (48) hours after a termination by
reason of Tenant’s default), as provided in this Lease, shall be considered
abandoned and Landlord may remove any or all of such items and dispose of the
same in any manner or store the same in a public warehouse or elsewhere for the
account and at the expense and risk of Tenant, and if Tenant shall fail to pay
the cost of storing any such property after it has been stored for a period of
thirty (30) days or more, Landlord may sell any or all of such property at
public or private sale, in such manner and at such times and places as
Landlord, in its sole discretion, may deem proper, without notice to or demand
upon Tenant, for the payment of all or any part of such charges or the removal
of any such property, and shall apply the proceeds of such sale as follows:
first, to the cost and expense of such sale, including reasonable attorneys’
fees and costs for services rendered; second, to the payment of the cost of or
charges for storing any such property; third, to the payment of any other sums
of money which may then or thereafter be due to Landlord from Tenant under any
of the terms hereof; and fourth, the balance, if any, to Tenant.

(d)       All fixtures, Tenant Improvements,
Alterations and/or appurtenances attached to or built into the Premises prior
to or during the Term, whether by Landlord or Tenant and whether at the expense
of Landlord or Tenant, or of both, shall be and remain part of the Premises and
shall not be removed by Tenant at the end of the Term unless otherwise
expressly provided for in this Lease or unless such removal is required by
Landlord. Such fixtures, Tenant Improvements, Alterations and/or appurtenances
shall include but not be limited to: all floor coverings, drapes, paneling,
built-in cabinetry, molding, doors, vaults (including vault doors), plumbing
systems, security systems, electrical systems, lighting systems, communication
systems, all fixtures and outlets for the systems mentioned above and for all
telephone, radio and television purposes, and any special flooring or ceiling
installations.

ARTICLE
30

MISCELLANEOUS

(a)       SEVERABILITY; ENTIRE AGREEMENT. ANY PROVISION OF THIS LEASE WHICH SHALL PROVE TO BE INVALID, VOID, OR
ILLEGAL SHALL IN NO WAY AFFECT, IMPAIR OR INVALIDATE ANY OTHER PROVISION HEREOF
AND SUCH OTHER PROVISIONS SHALL REMAIN IN FULL FORCE AND EFFECT. THIS LEASE AND
THE EXHIBITS AND ANY ADDENDUM ATTACHED HERETO CONSTITUTE THE ENTIRE AGREEMENT
BETWEEN THE PARTIES HERETO WITH REGARD TO TENANT’S OCCUPANCY OR USE OF ALL OR
ANY PORTION OF THE PROJECT, AND NO PRIOR AGREEMENT OR UNDERSTANDING PERTAINING
TO ANY SUCH MATTER SHALL BE EFFECTIVE FOR ANY PURPOSE. NO PROVISION OF THIS
LEASE MAY BE AMENDED OR SUPPLEMENTED EXCEPT BY AN AGREEMENT IN WRITING SIGNED
BY THE PARTIES HERETO OR THEIR SUCCESSOR IN INTEREST. THE PARTIES AGREE THAT
ANY DELETION OF LANGUAGE FROM THIS LEASE PRIOR TO ITS MUTUAL EXECUTION BY
LANDLORD AND TENANT SHALL NOT BE CONSTRUED TO HAVE ANY PARTICULAR MEANING OR TO
RAISE ANY PRESUMPTION, CANON OF CONSTRUCTION OR IMPLICATION INCLUDING, WITHOUT
LIMITATION, ANY IMPLICATION THAT THE PARTIES INTENDED THEREBY TO STATE THE
CONVERSE, OBVERSE OR OPPOSITE OF THE DELETED LANGUAGE.

(b)       Attorneys’ Fees; Waiver of Jury Trial.

(i)        In any action to enforce the terms of
this Lease, including any suit by Landlord for the recovery of rent or
possession of the Premises, the losing party shall pay the successful party a
reasonable sum for attorney’s, fees and costs in such suit and such attorneys’
fees and costs shall be deemed to have accrued prior to the commencement of
such action and shall be paid whether or not such action is prosecuted to
judgment. Tenant shall also reimburse Landlord for all costs incurred by
Landlord in connection with enforcing its rights under this Lease against
Tenant following a bankruptcy by Tenant or otherwise, including, without
limitation, legal fees, experts’ fees and expenses, court costs and consulting
fees.

 23
 

(ii)       Should Landlord, without fault on
Landlord’s part, be made a party to any litigation instituted by Tenant or by
any third party against Tenant, or by or against any person holding under or
using the Premises by license of Tenant, or for the foreclosure of any lien for
labor or material furnished to or for Tenant or any such other person or
otherwise arising out of or resulting from any act or transaction of Tenant or
of any such other person, Tenant covenants to save and hold Landlord harmless
from any judgment rendered against Landlord or the Premises or any part thereof
and from all costs and expenses, including reasonable attorneys’ fees and costs
incurred by Landlord in connection with such litigation.

(iii)      TO THE EXTENT PERMITTED
BY LAW, EACH PARTY HEREBY WAIVES ANY RIGHT TO A TRIAL BY JURY IN ANY ACTION
(FOR UNLAWFUL DETAINER OR OTHERWISE) BY LANDLORD TO RECOVER POSSESSION OF THE
PREMISES.

(c)       Time
of Essence. Each of Tenant’s covenants herein is a condition and time is of
the essence with respect to the performance of every provision of this Lease.

(d)       Headings;
Joint and Several. The article headings contained in this Lease are for
convenience only and do not in any way limit or amplify any term or provision
hereof. The terms “Landlord” and “Tenant” as used herein shall include the
plural as well as the singular, the neuter shall include the masculine and
feminine genders and the obligations herein imposed upon Tenant shall be joint
and several as to each of the persons, firms or corporations of which Tenant
may be composed.

(e)       Reserved
Area. Tenant hereby acknowledges and agrees that the exterior walls of the
Premises and the area between the finished ceiling of the Premises and the slab
of the floor of the Project thereabove have not been demised hereby and the use
thereof together with the right to install, maintain, use, repair and replace
pipes, ducts, conduits, wiring and cabling leading through, under or above the
Premises or throughout the Project in locations which will not materially
interfere with Tenant’s use of the Premises and serving other parts of the
Project are hereby excepted and reserved unto Landlord.

(f)        NO
OPTION. THE SUBMISSION OF THIS LEASE BY LANDLORD, ITS AGENT OR
REPRESENTATIVE FOR EXAMINATION OR EXECUTION BY TENANT DOES NOT CONSTITUTE AN
OPTION OR OFFER TO LEASE THE PREMISES UPON THE TERMS AND CONDITIONS CONTAINED
HEREIN OR A RESERVATION OF THE PREMISES IN FAVOR OF TENANT, IT BEING INTENDED
HEREBY THAT THIS LEASE SHALL ONLY BECOME EFFECTIVE UPON THE EXECUTION HEREOF BY
LANDLORD AND TENANT AND DELIVERY OF A FULLY EXECUTED LEASE TO TENANT.

(g)       Use
ofProject Name; Improvements.
Tenant shall not be allowed to use the name, picture or representation of the
Project, or words to that effect, in connection with any business carried on in
the Premises or otherwise (except as Tenant’s address) without the prior
written consent of Landlord. In the event that Landlord undertakes any
additional improvements on the Real Property including but not limited to new
construction or renovation or additions to the existing improvements, Landlord
shall not be liable to Tenant for any noise, dust, vibration or interference
with access to the Premises or disruption in Tenant’s business caused thereby.

(h)       Rules
and Regulations. Tenant shall observe faithfully and comply strictly with
the rules and regulations (“Rules and
Regulations”) attached to this Lease as Exhibit “B” and made a part
hereof, and such other Rules, and Regulations as Landlord may from time to time
reasonably adopt for the safety, care and cleanliness of the Project, the
facilities thereof, or the preservation of good order therein. Landlord shall
not be liable to Tenant for violation of any such Rules and Regulations, or for
the breach of any covenant or condition in any lease by any other tenant in the
Project. A waiver by Landlord of any Rule or Regulation for any other tenant
shall not constitute nor be deemed a waiver of the Rule or Regulation for this
Tenant.

(i)        Quiet Possession. Upon Tenant’s
paying the Basic Rental, Additional Rent and other sums provided hereunder and
observing and performing all of the covenants, conditions and provisions on
Tenant’s part to be observed and performed hereunder, Tenant shall have quiet
possession of the Premises for the entire Term hereof, subject to all of the
provisions of this Lease.

 24
 

(j)        Rent. All payments required to be made
hereunder to Landlord shall be deemed to be rent, whether or not described as
such.

(k)       Successors
and Assigns. Subject to the provisions of Article 15 hereof, all of the covenants,
conditions and provisions of this Lease shall be binding upon and shall inure
to the benefit of the parties hereto and their respective heirs, personal
representatives, successors and assigns.

(l)        Notices. Any notice required or
permitted to be given hereunder shall be in writing and may be given by
personal service evidenced by a signed receipt or sent by registered or
certified mail, return receipt requested, or via overnight courier, and shall
be effective upon proof of delivery, addressed to Tenant at the Premises or to
Landlord at the management office for the Project, with a copy to Landlord, c/o
Arden Realty, Inc., 11601 Wilshire Boulevard, Fourth Floor, Los Angeles,
California 90025, Attn: Legal Department. Either party may by notice to the other
specify a different address for notice purposes except that, upon Tenant’s
taking possession of the Premises, the Premises shall constitute Tenant’s
address for notice purposes. A copy of all notices to be given to Landlord
hereunder shall be concurrently transmitted by Tenant to such party hereafter
designated by notice from Landlord to Tenant. Any notices sent by Landlord
regarding or relating to eviction procedures, including without limitation
three (3) day notices, may be sent by regular mail.

(m)      Persistent
Delinquencies. In the event that Tenant shall be delinquent by more than
fifteen (15) days in the payment of rent on three (3) separate occasions in any
twelve (12) month period, Landlord shall have the right to terminate this Lease
by thirty (30) days written notice given by Landlord to Tenant within thirty
(30) days of the last such delinquency.

(n)       Right of Landlord to Perform. All
covenants and agreements to be performed by Tenant under any of the terms of
this Lease shall be performed by Tenant at Tenant’s sole cost and expense and
without any abatement of rent. If Tenant shall fail to pay any sum of money,
other than rent, required to be paid by it hereunder or shall fail to perform
any other act on its part to be performed hereunder, and such failure shall
continue beyond any applicable cure period set forth in this Lease, Landlord
may, but shall not be obligated to, without waiving or releasing Tenant from
any obligations of Tenant, make any such payment or perform any such other act
on Tenant’s part to be made or performed as is in this Lease provided. All sums
so paid by Landlord and all reasonable incidental costs, together with interest
thereon at the rate specified in Section 20(e) above from the date of such
payment by Landlord, shall be payable to Landlord on demand and Tenant
covenants to pay any such sums, and Landlord shall have (in addition to any
other right or remedy of Landlord) the same rights and remedies in the event of
the nonpayment thereof by Tenant as in the case of default by Tenant in the
payment of the rent.

(o)       Access, Changes in Project,
Facilities, Name.

(i)        Every part of the Project except the
inside surfaces of all walls, windows and doors bounding the Premises
(including exterior building walls, the rooftop, core corridor walls and doors
and any core corridor entrance), and any space in or adjacent to the Premises
or within the Project used for shafts, stacks, pipes, conduits, fan rooms,
ducts, electric or other utilities, sinks or other building facilities, and the
use thereof, as well as access thereto through the Premises for the purposes of
operation, maintenance, decoration and repair, are reserved to Landlord.

(ii)       Landlord reserves the right, without
incurring any liability to Tenant therefor, to make such changes in orto the Project and the fixtures and
equipment thereof, as well as in or to the street entrances, halls, passages,
elevators, stairways and other improvements thereof, as it may deem necessary
or desirable.

(iii)      Landlord may adopt any name for the
Project and Landlord reserves the right, from time to time, to change the name
and/or address of the Project at any time.

(p)       Signing Authority. If Tenant is a
corporation, partnership or limited liability company, each individual
executing this Lease on behalf of said entity represents and warrants that he
or she is duly authorized to execute and deliver this Lease on behalf of said
entity in accordance with: (i) if Tenant is a corporation, a duly adopted
resolution of the Board of Directors of said corporation or in accordance with
the By-laws of said corporation, (ii) if Tenant

 25
 

is a partnership, the terms of the partnership
agreement, and (iii) if Tenant is a limited liability company, the terms of its operating agreement,
and that this Lease is binding upon said entity in accordance with its
terms. Concurrently with Tenant’s execution of this Lease, Tenant shall provide
to Landlord a copy of: (A) if Tenant is a corporation, such resolution of the
Board of Directors authorizing the execution of this Lease on behalf of such
corporation, which copy of resolution shall be duly certified by the secretary
or an assistant secretary of the corporation to be a true copy of a resolution
duly adopted by the Board of Directors of said corporation and shall be in a
form reasonably acceptable to Landlord, (B) if Tenant is a partnership, a copy
of the provisions of the partnership agreement granting the requisite authority
to each individual executing this Lease on behalf of said partnership, and (C)
if Tenant is a limited liability company, a copy of the provisions of its
operating agreement granting the requisite authority to each individual
executing this Lease on behalf of said limited liability company.

(q)       Identification of Tenant.

(i)        If Tenant constitutes more than one
person or entity, (A) each of them shall be jointly and severally liable for
the keeping, observing and performing of all of the terms, covenants,
conditions and provisions of this Lease to be kept, observed and performed by
Tenant, (B) the term “Tenant” as used in this Lease shall mean and include each
of them jointly and severally, and (C) the act of or notice from, or notice or
refund to, or the signature of, any one or more of them, with respect to the
tenancy of this Lease, including, but not limited to, any renewal, extension,
expiration, termination or modification of this Lease, shall be binding upon
each and all of the persons or entities executing this Lease as Tenant with the
same force and effect as if each and all of them had so acted or so given or
received such notice or refund or so signed.

(ii)       If Tenant is a partnership (or is
comprised of two or more persons, individually and as co-partners of a
partnership) or if Tenant’s interest in this Lease shall be assigned to a
partnership (or to two or more persons, individually and as co-partners of a
partnership) pursuant to Article 15 hereof (any such partnership and such
persons hereinafter referred to in this Section 30(q)(ii) as “Partnership Tenant”), the following
provisions of this Lease shall apply to such Partnership Tenant:

(A)      The liability of each of the parties
comprising Partnership Tenant shall be joint and several.

(B)       Each of the parties comprising
Partnership Tenant hereby consents in advance to, and agrees to be bound by,
any written instrument which may hereafter be executed, changing, modifying or
discharging this Lease, in whole or in part, or surrendering all or any part of
the Premises to the Landlord, and by notices, demands, requests or other
communication which may hereafter be given, by the individual or individuals
authorized to execute this Lease on behalf of Partnership Tenant under
Subparagraph (p) above.

(C)       Any bills, statements, notices, demands,
requests or other communications given or rendered to Partnership Tenant or to
any of the parties comprising Partnership Tenant shall be deemed given or
rendered to Partnership Tenant and to all such parties and shall be binding
upon Partnership Tenant and all such parties.

(D)      If Partnership Tenant admits new partners,
all of such new partners shall, by their admission to Partnership Tenant, be
deemed to have assumed performance of all of the terms, covenants and
conditions of this Lease on Tenant’s part to be observed and performed.

(E)       Partnership Tenant shall give prompt
notice to Landlord of the admission of any such new partners, and, upon demand
of Landlord, shall cause each such new partner to execute and deliver to
Landlord an agreement in form satisfactory to Landlord, wherein each such new
partner shall assume performance of all of the terms, covenants and conditions
of this Lease on Partnership Tenant’s part to be observed and performed (but
neither Landlord’s failure to request any such agreement nor the failure of any
such new partner to execute or deliver any such agreement to Landlord shall
terminate the provisions of clause (D) of this Section 30(q)(ii) or relieve any
such new partner of its obligations thereunder).

(r)        Intentionally Omitted.

 26
 

(s)       Survival of Obligations. Any
obligations of Tenant occurring prior to the expiration or earlier termination
of this Lease shall survive such expiration or earlier termination.

(t)        Confidentiality. Tenant
acknowledges that the content of this Lease and any related documents are
confidential information. Tenant shall keep such confidential information
strictly confidential and shall not disclose such confidential information to
any person or entity other than Tenant’s financial, legal and space planning
consultants and any proposed Transferees.

(u)       Governing Law. This Lease shall be
governed by and construed in accordance with the laws of the State of
California. No conflicts of law rules of any state or country (including,
without limitation, California conflicts of law rules) shall be applied to
result in the application of any substantive or procedural laws of any state or
country other than California. All controversies, claims, actions or causes of
action arising between the parties hereto and/or their respective successors
and assigns, shall be brought, heard and adjudicated by the courts of the State
of California, with venue in the County of San Diego. Each of the parties
hereto hereby consents to personal jurisdiction by the courts of the State of
California in connection with any such controversy, claim, action or cause of
action, and each of the parties hereto consents to service of process by any
means authorized by California law and consent to the enforcement of any
judgment so obtained in the courts of the State of California on the same terms
and conditions as if such controversy, claim, action or cause of action had
been originally heard and adjudicated to a final judgment in such courts. Each
of the parties hereto further acknowledges that the laws and courts of
California were freely and voluntarily chosen to govern this Lease and to
adjudicate any claims or disputes hereunder.

(v)       Office of Foreign Assets Control.
Tenant certifies to Landlord that Tenant is not entering into this Lease, nor
acting, for or on behalf of any person or entity named as a terrorist or other
banned or blocked person or entity pursuant to any law, order, rule or
regulation of the United States Treasury Department or the Office of Foreign
Assets Control. Tenant hereby agrees to indemnify, defend and hold Landlord and
the Landlord Parties harmless from any and all claims arising from or related
to any breach of the foregoing certification.

(w)      Financial Statements. Within ten
(10) days after Tenant’s receipt of Landlord’s written request, Tenant shall
provide Landlord with current financial statements of Tenant and financial
statements for the two (2) calendar or fiscal years (if Tenant’s fiscal year is
other than a calendar year) prior to the current financial statement year. Any
such statements shall be prepared in accordance with generally accepted
accounting principles and, if the normal practice of Tenant, shall be audited
by an independent certified public accountant.

(x)       Exhibits. The Exhibits attached
hereto are incorporated herein by this reference as if fullyset forth herein.

(y)       Independent Covenants. This Lease
shall be construed as though the covenants herein between Landlord and Tenant
are independent (and not dependent) and Tenant hereby expressly waives the
benefit of any statute to the contrary and agrees that if Landlord fails to
perform its obligations set forth herein, Tenant shall not be entitled to make
any repairs or perform any acts hereunder at Landlord’s expense or to set off
of any of the rent or other amounts owing hereunder against Landlord.

(z)       Counterparts. This Lease may be
executed in counterparts, each of which shall be deemed an original, but such
counterparts, when taken together, shall constitute one agreement.

ARTICLE
31

OPTIONS
TO EXTEND

(a)       Option Rights. Landlord hereby
grants the Tenant named in this Lease (the “Original
Tenant”) and any Affiliated Assignee (as that term is defined in
Article 15 above) that is then the Tenant under this Lease two (2) separate
options (“Options”)to extend the Term for the entire Premises
for a period of five (5) years each (each, an “Option
Term”),which Options
shall be exercisable only by written notice delivered by Tenant to Landlord as
set forth below. The rights contained in this Article 31 shall be personal to
the Original Tenant or an Affiliated Assignee and may only be exercised by the
Original Tenant or an Affiliated Assignee (and not any other transferee) if the
Original Tenant or an Affiliated Assignee occupies the entire

 27
 

Premises as of the date of Tenant’s Acceptance (as
defined in Section 31(c) below). In no event shall Tenant be entitled to exercise the
second (2nd) Option unless the initial Term has been previously
extended for the first (1st)
Option Term.

(b)       Option Rent. The rent payable by
Tenant during the Option Term (“Option Rent”)
shall be equal to the “Market Rent” (defined below), but in no event shall the
Option Rent be less than Tenant is paying under the Lease on the month
immediately preceding the Option Term for Monthly Basic Rental, including all
escalations, Direct Costs, additional rent and other charges. “Market Rent” shall mean the applicable
Monthly Basic Rental, including all escalations, Direct Costs, additional rent
and other charges at which tenants, as of the time of Landlord’s “Option Rent
Notice” (as defined below), are entering into leases for non-sublease space
which is not encumbered by expansion rights and which is comparable in size,
location and quality to the Premises in renewal transactions for a term
comparable to the Option Term, which comparable space is located in office
buildings comparable to the Project in the UTC area of San Diego, California,
taking into consideration the value of the existing improvements in the
Premises to Tenant, as compared to the value of the existing improvements in
such comparable space, with such value to be based upon the age, quality and
layout of the improvements and the extent to which the same could be utilized
by Tenant with consideration given to the fact that the improvements existing
in the Premises are specifically suitable to Tenant.

(c)       Exercise of Options. The Options
shall be exercised by Tenant only in the following manner: (i) Tenant shall not
be in default, and shall not have been in default under this Lease more than
once, on the delivery date of the Interest Notice and Tenant’s Acceptance; (ii)
Tenant shall deliver written notice (“Interest
Notice”) to Landlord not more than twelve (12) months nor less than
nine (9) months prior to the expiration of the initial Term or first (1st) Option Term, as applicable,
stating that Tenant is interested in exercising the Option, (iii) within
fifteen (15) business days of Landlord’s receipt of Tenant’s written notice,
Landlord shall deliver notice (“Option Rent
Notice”) to Tenant setting forth the Option Rent; and (iv) if Tenant
desires to exercise such Option, Tenant shall provide Landlord written notice
within five (5) business days after receipt of the Option Rent Notice (“Tenant’s Acceptance”).Tenant’s
failure to deliver the Interest Notice or Tenant’s Acceptance on or before the
dates specified above shall be deemed to constitute Tenant’s election not to
exercise the Option. If Tenant timely and properly exercises its Option, the
initial Term or first (1st)
Option Term shall be extended for the Option Term upon all of the terms and
conditions set forth in this Lease, except that the rent for the Option Term
shall be as indicated in the Option Rent Notice.

ARTICLE
32 

RIGHT OF FIRST OFFER

Landlord
hereby grants to Tenant a right of first offer with respect to that space
outlined on Exhibit “A” attached hereto and made a part hereof (“First Offer Space”).Notwithstanding the foregoing (i) such
first offer right of Tenant shall commence only following the expiration or
earlier termination of (A) any existing lease pertaining to the First Offer
Space, and (B) as to any First Offer Space which is vacant as of the date of
this Lease, the first lease pertaining to any portion of such First Offer Space
entered into by Landlord after the date of this Lease (collectively, the “Superior Leases”), including any renewal
or extension of such existing or future lease, whether or not such renewal or
extension is pursuant to an express written provision in such lease, and
regardless of whether any such renewal or extension is consummated pursuant to
a lease amendment or a new lease, and (ii) such first offer right shall be
subordinate and secondary to all rights of expansion, first refusal, first
offer or similar rights granted to (A) the tenants of the Superior Leases and
(B) any other tenant of the Project (the rights described in items (i) and
(ii), above to be known collectively as “Superior
Rights”),and (iii)
such right of first offer shall not be triggered by the lease of space in the
Project by Landlord to an existing tenant in the Project in connection with the
relocation of such existing tenant’s premises in the Project. Tenant’s right of
first offer shall be on the terms and conditions set forth in this Article 32.

(a)       Procedure for Offer. Landlord
shall notify Tenant (the “First Offer Notice”)
from time to time when Landlord determines that Landlord shall commence the
marketing of any First Offer Space because such space shall become available
for lease to third parties, where no holder of a Superior Right desires to
lease such space. The First Offer Notice shall describe the space so offered to
Tenant and shall set forth Landlord’s proposed material economic terms and

 28
 

conditions applicable to Tenant’s lease of such space
(collectively, the “Economic Terms”),including the proposed term of lease and
the proposed rent payable for the First Offer Space. Notwithstanding the
foregoing, Landlord’s obligation to deliver the First Offer Notice shall not
apply during the last nine (9) months of the initial Term unless Tenant has
delivered an Interest Notice to Landlord pursuant to Section 3l(c) above nor
shall Landlord be obligated to deliver the First Offer Notice during the last
eight (8) months of the initial Term unless Tenant has timely delivered Tenant’s
Acceptance to Landlord pursuant to Section 31(c) above and such right of first
offer shall not apply during any applicable Option Term.

(b)       Procedure for Acceptance. If Tenant wishes to exercise Tenant’s
right of first offer with respect to the space described in the First Offer
Notice, then within five (5) business days after delivery of the First Offer
Notice to Tenant, Tenant shall deliver an unconditional irrevocable notice to
Landlord of Tenant’s exercise of its right of first offer with respect to the
entire space described in the First Offer Notice, and the Economic Terms shall
be as set forth in the First Offer Notice. If Tenant does not unconditionally
exercise its right of first offer within the five (5) business day period, then
Landlord shall be free to lease the space described in the First Offer Notice
to anyone to whom Landlord desires on any terms Landlord desires and Tenant’s
right of first offer shall terminate as to the First Offer Space described in
the First Offer Notice. Notwithstanding anything to the contrary contained herein,
Tenant must elect to exercise its right of first offer, if at all, with respect
to all of the space offered by Landlord to Tenant at any particular time, and
Tenant may not elect to lease only a portion thereof.

(c)       Lease of First Offer Space. If
Tenant timely and properly exercises Tenant’s right to lease the First Offer
Space as set forth herein, Landlord and Tenant shall execute an amendment
adding such First Offer Space to this Lease upon the same non-economic terms
and conditions as applicable to the initial Premises, and the economic terms
and conditions as provided in this Article 32. Unless otherwise specified in
Landlord’s Economic Terms, Tenant shall commence payment of rent for the First
Offer Space and the Term of the First Offer Space shall commence upon the date
of delivery of such space to Tenant.

(d)       No Defaults. The rights contained in this Article 32 shall be
personal to the Original Tenant, and may only be exercised by the Original
Tenant (and not any assignee, sublessee or other transferee of the Original
Tenant’s interest in this Lease) if the Original Tenant occupies the entire
Premises as of the date of the First Offer Notice. Tenant shall not have the
right to lease First Offer Space as provided in this Article 32 if, as of the date
of the First Offer Notice, or, at Landlord’s option, as of the scheduled date
of delivery of such First Offer Space to Tenant, Tenant is in default under
this Lease or Tenant has previously been in default under this Lease more than
once.

ARTICLE
33 

SIGNAGE/DIRECTORY

(a)       Suite Entry and Directory.
Provided Tenant is not in default hereunder, Tenant, at Landlord’s sole cost
and expense, shall have the right to one (1) line in the lobby directory and
Project-standard suite entry signage during the Term.

(b)       Exterior Signage. Subject to this
Article 33, Tenant shall be entitled to install, at its sole cost and expense,
signage near the top of the exterior of the west side of the Project and
signage at the Genesee Avenue and Executive Drive entrance to the underground
parking facility for the Project (collectively, the “Signage”).  The
graphics, materials, size, color, design, lettering, lighting (if any),
specifications and exact location of the Signage (collectively, the “Signage Specifications”) shall be subject
to the prior written approval of Landlord, which approval shall not be
unreasonably withheld. However, Landlord hereby approves the Signage
Specifications shown on Exhibit “F” attached hereto and made a part hereof. In
addition, the Signage and all Signage Specifications therefore shall be subject
to Tenant’s receipt of all required governmental permits and approvals, shall
be subject to all applicable governmental laws and ordinances, and all
covenants, conditions and restrictions affecting the Project. Tenant hereby
acknowledges that, notwithstanding Landlord’s approval of the Signage and/or
the Signage Specifications therefor, Landlord has made no representations or
warranty to Tenant with respect to the probability of obtaining such approvals
and permits. In the event Tenant does not receive the necessary permits and
approvals for the Signage, Tenant’s and Landlord’s rights and obligations under
the remaining provisions of this Lease shall not be affected. The cost of

 29
 

installation of the Signage, as well as all costs of
design and construction of such Signage and all other costs associated with
such Signage, including, without limitation, permits, maintenance and repair,
shall be the sole responsibility of Tenant. Tenant’s rights to the Signage shall
be non­exclusive with the signage rights of others. Notwithstanding anything to
the contrary contained herein, in the event that at any time during the Term of
this Lease (or any Option Term, if applicable), Tenant assigns its interest in
this Lease or subleases all or substantially all of the Premises for all or
substantially all of the remainder of the Lease Term to other than an
Affiliated Assignee (as that term is defined in Article 15 above), Tenant’s
right to the Signage shall thereupon terminate and Tenant shall remove such
Signage as provided in this Article 33 below. The rights to the Signage shall
be personal to the Original Tenant and may not be transferred, except that
Tenant’s Signage may be transferred to an Affiliated Assignee if such Affiliated
Assignee’s new name is not an “Objectionable Name.” The term “Objectionable Name” shall mean any name
that Landlord reasonable determines (i) relates to an entity that is of a
character or reputation that is materially inconsistent with the quality of the
Project or which would otherwise reasonably offend a landlord of a building
comparable to the Project, taking into consideration the level and visibility
of Tenant’s Signage, or (ii) conflicts with any covenants in other leases of
space in the Project. Should the Signage require maintenance or repairs as
determined in Landlord’s reasonable judgment, Landlord shall have the right to
provide written notice thereof to Tenant and Tenant shall cause such repairs
and/or maintenance to be performed within thirty (30) days after receipt of
such notice from Landlord at Tenant’s sole cost and expense. Should Tenant fail
to perform such maintenance and repairs within the period described in the
immediately preceding sentence, Landlord shall have the right to cause such
work to be performed and to charge Tenant, as Additional Rent, for the cost of
such work. Upon the expiration or earlier termination of this Lease (or the
termination of Tenant’s Signage right as described above), Tenant shall, at
Tenant’s sole cost and expense, cause the Signage to be removed from the
exterior of the Project and shall cause the exterior of the Project to be
restored to the condition existing prior to the placement of such Signage. If
Tenant fails to remove such Signage and to restore the exterior of the Project
as provided in the immediately preceding sentence within thirty (30) days
following the expiration or earlier termination of this Lease, then Landlord
may perform such work, and all costs and expenses incurred by Landlord in so
performing such work shall be reimbursed by Tenant to Landlord within ten (10)
days after Tenant’s receipt of invoice therefor. The immediately preceding
sentence shall survive the expiration or earlier termination of this Lease.

ARTICLE
34 

TERMINATION OPTION

Provided
Tenant fully and completely satisfies each of the conditions set forth in this
Article 34, Tenant shall have the option (“Termination
Option”) to terminate this Lease effective as of the last day of the
fifth (5th)
Lease Year only (the “Termination Date”).In order to exercise the Termination
Option, Tenant must fully and completely satisfy each and every one of the
following conditions: (a) Tenant must give Landlord written notice (“Termination Notice”) of its exercise of
the Termination Option, which Termination Notice must be delivered to Landlord
at least nine (9) months prior to the Termination Date, (b) at the time of the
Termination Notice, Tenant shall not be in default under this Lease after
expiration of applicable cure periods, and (c) concurrently with Tenant’s
delivery of the Termination Notice to Landlord, Tenant shall pay to Landlord a
termination fee (“Termination Fee”)
equal to the sum of (i) the unamortized balance, as of the Termination Date, of
the (A) Improvement Allowance actually utilized by Tenant, and (B) brokerage
commissions paid by Landlord in connection with this Lease, plus (ii) an amount
equal to four (4) months of monthly Basic Rental calculated at the rate
otherwise payable for the first four (4) months after the Termination Date.
Amortization pursuant to subsection (i), above, shall be calculated on a ten
(10) year amortization schedule commencing as of the Commencement Date based
upon equal monthly payments of principal and interest, with interest imputed on
the outstanding principal balance at the rate of nine percent (9%) per annum.
However, if Tenant exercises its right of first offer pursuant to Article 32
above, the Termination Fee shall be increased by the sum of (A) an amount equal
to four (4) installments of monthly Basic Rental for the First Offer Space at
the rate which would have been payable by Tenant for the First Offer Space for
the first four (4) months after the Termination Date and (B) the unamortized
amount, as of the Termination Date, of any out-of-pocket sums expended by
Landlord to improve the First Offer Space and any brokerage commissions
incurred by Landlord in connection with such expansion, with such amortization
to be calculated over an

 30
 

amortization period from the commencement date for the
First Offer Space until the date of expiration of the initial Lease Term, based
upon equal monthly payments of principal and interest throughout such
amortization period, with interest imputed on the outstanding principal balance
at the rate of nine percent (9%) per annum. Tenant’s exercise of the
Termination Option and Tenant’s payment of Termination Fee shall not relieve
Tenant of any of its obligations to pay Monthly Basic Rental and other
obligations of Tenant under this Lease which become due prior to the
Termination Date.

IN
WITNESS WHEREOF, the parties have executed this Lease, consisting of the
foregoing provisions and Articles, including all exhibits and other attachments
referenced therein, as of the date first above written.

	
  “LANDLORD”

  	
  ARDEN REALTY LIMITED PARTNERSHIP,

  a Maryland limited partnership

  	 

	
   

  	
   

  	 

	
   

  	
  By:

  	
  ARDEN REALTY, INC.,

  	 

	
   

  	
   

  	
  a Maryland corporation

  Its: Sole General Partner

  	 

	
   

  	
   

  	
   

  	 

	
   

  	
   

  	
  By:

  	
  /s/ Robert C. Peddicord

  	 

	
   

  	
   

  	
   

  	
  Its:

  	
  Robert C.
  Peddicord

  	 

	
   

  	
   

  	
   

  	
   

  	
  Chief
  Operating Officer

  	 

	
   

  	
   

  	
   

  	
   

  	 

	
   

  	
   

  	
   

  	
   

  	 

	
  “TENANT”

  	
  1ST PACIFIC BANK OF CALIFORNIA,

  a California corporation

  	 

	
   

  	
   

  	
   

  	
   

  	 

	
   

  	
  By:

  	
  /s/ A. Vincent Siciliano

  	
   

  	 

	
   

  	
  Print Name:

  	
  A. Vincent Siciliano

  	
   

  
	
   

  	
  Title:

  	
  CEO

  	
   

  	 

	
   

  	
   

  	
   

  	
   

  	 

	
   

  	
  By:

  	
  /s/ James
  Burgess

  	
   

  	 

	
   

  	
  Print Name:

  	
  James Burgess

  	
   

  	 

	
   

  	
  Title:

  	
  EVP/CFO

  	
   

  	 

														

 

 31

EXHIBIT “A”

PREMISES AND FIRST OFFER
SPACE

This Exhibit “A” is
provided for informational purposes only and is intended to be only an
approximation of the layout of the Premises and First Offer Space and shall not
be deemed to constitute any representation by Landlord as to the exact layout
or configuration of the Premises and First Offer Space.

 1

EXHIBIT “B”

RULES AND REGULATIONS

1.                          No sign,
advertisement or notice shall be displayed, printed or affixed on or to the
Premises or to the outside or inside of the Project or so as to be visible from
outside the Premises or Project without Landlord’s prior written consent.
Landlord shall have the right to remove any non-approved sign, advertisement or
notice, without notice to and at the expense of Tenant, and Landlord shall not
be liable in damages for such removal. All approved signs or lettering on doors
and walls shall be printed, painted, affixed or inscribed at the expense of
Tenant by Landlord or by a person selected by Landlord and in a manner and
style acceptable to Landlord.

2.                          Tenant
shall not obtain for use on the Premises ice, waxing, cleaning, interior glass
polishing, rubbish removal, towel or other similar services, or accept
barbering or bootblackening, or coffee cart services, milk, soft drinks or
other like services on the Premises, except from persons authorized by Landlord
and at the hours and under regulations fixed by Landlord. No vending machines
or machines of any description shall be installed, maintained or operated upon
the Premises without Landlord’s prior written consent.

3.                          The
sidewalks, halls, passages, exits, entrances, elevators and stairways shall not
be obstructed by Tenant or used for any purpose other than for ingress and
egress from Tenant’s Premises. Under no circumstances is trash to be stored in
the corridors. Notice must be given to Landlord for any large deliveries.  Furniture, freight and other large or heavy
articles, and all other deliveries may be brought into the Project only at
times and in the manner designated by Landlord, and always at Tenant’s sole
responsibility and risk. Landlord may impose reasonable charges for use of
freight elevators after or before normal business hours.  All damage done to the Project by moving or
maintaining such furniture, freight or articles shall be repaired by Landlord
at Tenant’s expense. Tenant shall not take or permit to be taken in or out of
entrances or passenger elevators of the Project, any item normally taken, or
which Landlord otherwise reasonably requires to be taken, in or out through
service doors or on freight elevators. 
Tenant shall move all supplies, furniture and equipment as soon as
received directly to the Premises, and shall move all waste that is at any time
being taken from the Premises directly to the areas designated for disposal.

4.                          Toilet
rooms, toilets, urinals, wash bowls and other apparatus shall not be used for
any purpose other than for which they were constructed and no foreign substance
of any kind whatsoever shall be thrown therein.

5.                          Tenant
shall not overload the floor of the Premises or mark, drive nails, screw or
drill into the partitions, ceilings or floor or in any way deface the Premises.
Tenant shall not place typed, handwritten or computer generated signs in the
corridors or any other common areas. Should there be a need for signage
additional to the Project standard tenant placard, a written request shall be
made to Landlord to obtain approval prior to any installation.  All costs for said signage shall be Tenant’s
responsibility.

6.                          In no
event shall Tenant place a load upon any floor of the Premises or portion of
any such flooring exceeding the floor load per square foot of area for which
such floor is designed to carry and which is allowed by law, or any machinery
or equipment which shall cause excessive vibration to the Premises or
noticeable vibration to any other part of the Project. Prior to bringing any
heavy safes, vaults, large computers or similarly heavy equipment into the
Project, Tenant shall inform Landlord in writing of the dimensions and weights
thereof and shall obtain Landlord’s consent thereto. Such consent shall not
constitute a representation or warranty by Landlord that the safe, vault or
other equipment complies, with regard to distribution of weight and/or
vibration, with the provisions of this Rule 6 nor relieve Tenant from
responsibility for the consequences of such noncompliance, and any such safe,
vault or other equipment which Landlord determines to constitute a danger of
damage to the Project or a nuisance to other tenants, either alone or in
combination with other heavy and/or vibrating objects and equipment, shall be
promptly removed by Tenant, at Tenant’s cost, upon Landlord’s written notice of
such determination and demand for removal thereof.

 1
 

7.                          Tenant
shall not use or keep in the Premises or Project any kerosene, gasoline or inflammable, explosive or combustible fluid or
material, or use any method of heating or air-conditioning other than
that supplied by Landlord.

8.                          Tenant
shall not lay linoleum, tile, carpet or other similar floor covering so that
the same shall be affixed to the floor of the Premises in any manner except as
approved by Landlord.

9.                          Tenant
shall not install or use any blinds, shades, awnings or screens in connection
with any window or door of the Premises and shall not use any drape or window
covering facing any exterior glass surface other than the standard drapes,
blinds or other window covering established by Landlord.

10.                    Tenant shall
cooperate with Landlord in obtaining maximum effectiveness of the cooling
system by closing window coverings when the sun’s rays fall directly on windows
of the Premises. Tenant shall not obstruct, alter, or in any way impair the
efficient operation of Landlord’s heating, ventilating and air-conditioning
system. Tenant shall not tamper with or change the setting of any thermostats
or control valves.

11.                    The Premises
shall not be used for manufacturing or for the storage of merchandise except as
such storage may be incidental to the permitted use of the Premises. Tenant
shall not, without Landlord’s prior written consent, occupy or permit any
portion of the Premises to be occupied or used for the manufacture or sale of
liquor or tobacco in any form, or a barber or manicure shop, or as an
employment bureau. The Premises shall not be used for lodging or sleeping or
for any improper, objectionable or immoral purpose. No auction shall be
conducted on the Premises.

12.                    Tenant shall
not make, or permit to be made, any unseemly or disturbing noises, or disturb
or interfere with occupants of Project or neighboring buildings or premises or
those having business with it by the use of any musical instrument, radio,
phonographs or unusual noise, or in any other way.

13.                    No bicycles,
vehicles or animals of any kind shall be brought into or kept in or about the
Premises, and no cooking shall be done or permitted by any tenant in the
Premises, except that the preparation of coffee, tea, hot chocolate and similar
items for tenants, their employees and visitors shall be permitted. No tenant
shall cause or permit any unusual or objectionable odors to be produced in or
permeate from or throughout the Premises. The foregoing notwithstanding, Tenant
shall have the right to use a microwave and to heat microwavable items
typically heated in an office. No hot plates, toasters, toaster ovens or
similar open element cooking apparatus shall be permitted in the Premises.

14.                    The sashes,
sash doors, skylights, windows and doors that reflect or admit light and air
into the halls, passageways or other public places in the Project shall not be
covered or obstructed by any tenant, nor shall any bottles, parcels or other
articles be placed on the window sills.

15.                    No additional
locks or bolts of any kind shall be placed upon any of the doors or windows by
any tenant, nor shall any changes be made in existing locks or the mechanisms
thereof unless Landlord is first notified thereof, gives written approval, and
is furnished a key therefor. Each tenant must, upon the termination of his
tenancy, give to Landlord all keys and key cards of stores, offices, or toilets
or toilet rooms, either furnished to, or otherwise procured by, such tenant,
and in the event of the loss of any keys so furnished, such tenant shall pay
Landlord the cost of replacing the same or of changing the lock or locks opened
by such lost key if Landlord shall deem it necessary to make such change. If
more than two keys for one lock are desired, Landlord will provide them upon
payment therefor by Tenant. Tenant shall not key or re-key any locks. All locks
shall be keyed by Landlord’s locksmith only.

16.                    Landlord shall
have the right to prohibit any advertising by any tenant which, in Landlord’s
opinion, tends to impair the reputation of the Project or its desirability as
an office building and upon written notice from Landlord any tenant shall
refrain from and discontinue such advertising.

 2
 

17.                    Landlord
reserves the right to control access to the Project by all persons after
reasonable hours of generally recognized business days and at all hours on
Sundays and legal holidays and may at all times control access to the equipment
areas of the Project outside the Premises. Each tenant shall be responsible for
all persons for whom it requests after hours access and shall be liable to
Landlord for all acts of such persons. Landlord shall have the right from time
to time to establish reasonable rules and charges pertaining to freight
elevator usage, including the allocation and reservation of such usage for
tenants’ initial move-in to their premises, and final departure therefrom.
Landlord may also establish from time to time reasonable rules and charges for
accessing the equipment areas of the Project, including the risers, rooftops
and telephone closets.

18.                    Any person
employed by any tenant to do janitorial work shall, while in the Project and
outside of the Premises, be subject to and under the control and direction of
the Office of the Project or its designated representative such as security
personnel (but not as an agent or servant of Landlord, and the Tenant shall be
responsible for all acts of such persons).

19.                    All doors
opening on to public corridors shall be kept closed, except when being used for
ingress and egress. Tenant shall cooperate and comply with any reasonable
safety or security programs, including fire drills and air raid drills, and the
appointment of “fire wardens” developed by Landlord for the Project, or
required by law. Before leaving the Premises unattended, Tenant shall close and
securely lock all doors or other means of entry to the Premises and shut off
all lights and water faucets in the Premises.

20.                    The
requirements of tenants will be attended to only upon application to the Office
of the Project.

21.                    Canvassing,
soliciting and peddling in the Project are prohibited and each tenant shall
cooperate to prevent the same.

22.                    All office
equipment of any electrical or mechanical nature shall be placed by tenants in
the Premises in settings approved by Landlord, to absorb or prevent any
vibration, noise or annoyance.

23.                    No
air-conditioning unit or other similar apparatus shall be installed or used by
any tenant without the prior written consent of Landlord.

24.                    There shall
not be used in any space, or in the public halls of the Project, either by any
tenant or others, any hand trucks except those equipped with rubber tires and
side guards.

25.                    All electrical
ceiling fixtures hung in offices or spaces along the perimeter of the Project
must be fluorescent and/or of a quality, type, design and bulb color approved
by Landlord. Tenant shall not permit the consumption in the Premises of more
than 21⁄2 watts per net usable square foot in the Premises in respect of office
lighting nor shall Tenant permit the consumption in the Premises of more than
11⁄2 watts per net usable square foot of space in the Premises in respect of the
power outlets therein, at any one time. In the event that such limits are
exceeded, Landlord shall have the right to require Tenant to remove lighting
fixtures and equipment and/or to charge Tenant for the cost of the additional
electricity consumed.

26.                    Parking.

(a)                      Project
parking facility hours shall be 7:00 a.m. to 7:00 p.m., Monday through Friday,
and closed on weekends, state and federal holidays, as such hours may be
revised from time to time by Landlord.

(b)                     Automobiles
must be parked entirely within the stall lines on the floor.

(c)                      All
directional signs and arrows must be observed.

(d)                     The speed
limit shall be 5 miles per hour.

(e)                      Parking is
prohibited in areas not striped for parking.

(f)                        Parking
cards or any other device or form of identification supplied by Landlord (or
its operator) shall remain the property of Landlord (or its operator). Such
parking

 3
 

identification device must be displayed as requested
and may not be mutilated in any manner. The serial number of the parking
identification device may not be obliterated. Devices are not transferable or assignable
and any device in the possession of an unauthorized holder will be void. There
will be a replacement charge to the Tenant or person designated by Tenant of
$25.00 for loss of any parking card. There shall be a security deposit of
$25.00 due at issuance for each card key issued to Tenant.

(g)                     The monthly
rate for parking is payable one (1) month in advance and must be paid by the
third business day of each month. Failure to do so will automatically cancel
parking privileges and a charge at the prevailing daily rate will be due. No
deductions or allowances from the monthly rate will be made for days parker
does not use the parking facilities.

(h)                     Tenant may
validate visitor parking by such method or methods as the Landlord may approve,
at the validation rate from time to time generally applicable to visitor
parking.

(i)                         Landlord
(and its operator) may refuse to permit any person who violates the within
rules to park in the Project parking facility, and any violation of the rules
shall subject the automobile to removal from the Project parking facility at
the parker’s expense. In either of said events, Landlord (or its operator)
shall refund a prorata portion of the current monthly parking rate and the
sticker or any other form of identification supplied by Landlord (or its
operator) will be returned to Landlord (or its operator).

(j)                         Project
parking facility managers or attendants are not authorized to make or allow any
exceptions to these Rules and Regulations.

(k)                      All
responsibility for any loss or damage to automobiles or any personal property
therein is assumed by the parker.

(1)                      Loss or
theft of parking identification devices from automobiles must be reported to
the Project parking facility manager immediately, and a lost or stolen report
must be filed by the parker at that time.

(m)                   The parking
facilities are for the sole purpose of parking one automobile per space.
Washing, waxing, cleaning or servicing of any vehicles by the parker or his
agents is prohibited.

(n)                     Landlord (and
its operator) reserves the right to refuse the issuance of monthly stickers or
other parking identification devices to any Tenant and/or its employees who
refuse to comply with the above Rules and Regulations and all City, State or
Federal ordinances, laws or agreements.

(o)                     Tenant agrees
to acquaint all employees with these Rules and Regulations.

(p)                     No vehicle
shall be stored in the Project parking facility for a period of more than one
(1) week.

27.                    The Project is
a non-smoking Project. Smoking or carrying lighted cigars or cigarettes in the
Premises or the Project, including the elevators in the Project, is prohibited.

28.                    Tenant shall
not, without Landlord’s prior written consent (which consent may be granted or
withheld in Landlord’s absolute discretion), allow any employee or agent to
carry any type of gun or other firearm in or about any of the Premises or
Project.

 4

EXHIBIT “C”

NOTICE OF TERM DATES

AND TENANT’S PROPORTIONATE SHARE

	
  TO:

  	
   

  	
   

  	
  DATE:

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  

 

RE:                 Lease
dated                              ,
20   , between                                             
(“Landlord”), and                                                                       
(“Tenant”), concerning Suite                              ,
located at                                                                         .

Ladies and Gentlemen:

In accordance with the
Lease, Landlord wishes to advise and/or confirm the following:

1.                          That the
Premises have been accepted herewith by the Tenant as being substantially
complete in accordance with the Lease and that there is no deficiency in
construction.

2.                          That the
Tenant has taken possession of the Premises and acknowledges that under the provisions of the Lease the Term of
said Lease shall commence as of                                 
for a term of                                   
ending on                                   .

3.                          That in
accordance with the Lease, Basic Rental commenced to accrue on.

4.                          If the
Commencement Date of the Lease is other than the first day of the month, the
first billing will contain a prorata adjustment. Each billing thereafter shall
be for the full amount of the monthly installment as provided for in said
Lease.

5.                          Rent is due and payable in advance on the
first day of each and every month during the Term of said Lease. Your rent
checks should be made payable to                                            
at                                            .

6.                          The
exact number of rentable square feet within the Premises is                              
square feet.

7.                          Tenant’s
Proportionate Share, as adjusted based upon the exact number of rentable square
feet within the Premises is           %.

	
  AGREED AND ACCEPTED:

  	
   

  
	
   

  	
   

  	
   

  
	
  TENANT:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  ,

  
	
   

  	
   

  
	
  a

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
   

  	
   

  
	
   

  	
  Its:

  	
   

  	
   

  
						

 

EXHIBIT ONLY

***DO NOT SIGN – INITIAL ONLY***

 1

EXHIBIT “D”

TENANT WORK LETTER 

[1ST PACIFIC BANK OF CALIFORNIA]

This Tenant Work Letter
shall set forth the terms and conditions relating to the renovation of the
tenant improvements in the Premises. This Tenant Work Letter is essentially
organized chronologically and addresses the issues of the renovation of the
Premises, in sequence, as such issues will arise.

SECTION 1

LANDLORD’S INITIAL
CONSTRUCTION IN THE PREMISES

Landlord
has constructed, at its sole cost and expense, the base, shell and core (i) of the
Premises, and (ii) of the floor of the Project on which the Premises is located
(collectively, the “Base, Shell and Core”).Tenant has inspected and hereby approves
the condition of the Premises and the Base, Shell and Core, and agrees that
except as expressly provided in Article 8 above and this Tenant Work Letter,
the Premises and the Base, Shell and Core shall be delivered to Tenant in their
current “as-is” condition. The renovations to the improvements in the Premises
shall be designed and constructed pursuant to this Tenant Work Letter.

SECTION 2 

IMPROVEMENTS

2.1                    Improvement Allowance. Tenant shall be entitled to a one-time
improvement allowance (the “Improvement
Allowance”) in the amount of $789,400.00 (based on $50.00 per usable
square foot of the Premises) for the costs relating to the initial design and
construction of Tenant’s improvements which are permanently affixed to the
Premises (the “Improvements”).In no event shall Landlord be obligated to
make disbursements pursuant to this Tenant Work Letter in a total amount which
exceeds the Improvement Allowance and in no event shall Tenant be entitled to
any credit for any unused portion of the Improvement Allowance not used by
Tenant by the date which is sixty (60) days after the Lease Commencement Date.

2.2                    Disbursement of the Improvement Allowance. Except as otherwise set forth in this
Tenant Work Letter, the Improvement Allowance shall be disbursed by Landlord
(each of which disbursements shall be made pursuant to Landlord’s disbursement
process provided below) for costs related to the construction of the
Improvements and for the following items and costs (collectively, the “Improvement Allowance Items”): (i) payment
of the fees of the “Architect” and the “Engineers,” as those terms are defined in
Section 3.1 of this Tenant Work Letter, and payment of the fees incurred by,
and the cost of documents and materials supplied by, Landlord and Landlord’s
consultants in connection with the preparation and review of the “Construction
Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter;
(ii) the cost of permits and construction supervision fees; (iii)the cost of any changes in the Base, Shell
and Core required by the Construction Drawings; (iv) the cost of any changes to
the Construction Drawings or Improvements required by applicable building codes
(the “Code”); and (v) the Landlord
Coordination Fee (as that term is defined in Section 4.3.2 below). However, in
no event shall more than Three and 00/100 Dollars ($3.00) per usable square
foot of the Improvement Allowance be used for the items described in (i) and
(ii) above; any additional amount incurred as a result of (i) and (ii) above
shall be paid by Tenant.

Landlord
shall only be obligated to make disbursements from the Improvement Allowance to
the extent costs are incurred by Tenant for Improvement Allowance Items. All
Improvement Allowance Items for which the Improvement Allowance has been made
available shall be deemed Landlord’s property.

2.3                    Standard Tenant Improvement Package. Landlord has established specifications
(the “Specifications”) for the
Project-standard components to be used in the construction of the Improvements
in the Premises (collectively, the “Standard
Improvement Package”), which Specifications are available upon
request. The quality of Improvements shall be equal to or of

 1
 

greater quality than the quality of the
Specifications, provided that Landlord may, at Landlord’s option, require the
Improvements to comply with certain Specifications.

SECTION 3 

CONSTRUCTION DRAWINGS

3.1                    Selection of Architect/Construction Drawings. Tenant shall retain an architect/space
planner reasonably approved by Landlord (the “Architect”)
to prepare the “Construction Drawings,” as that term is defined in this Section
3.1. Tenant shall also retain the engineering consultants designated by
Landlord (the “Engineers”) to
prepare all plans and engineering working drawings relating to the structural,
mechanical, electrical, plumbing, HVAC and lifesafety work of the Improvements.
The plans and drawings to be prepared by Architect and the Engineers hereunder
shall be known collectively as the “Construction
Drawings”. All Construction Drawings shall comply with the drawing
format and specifications as reasonably determined by Landlord, and shall be
subject to Landlord’s reasonable approval. Tenant and Architect shall verify,
in the field, the dimensions and conditions as shown on the relevant portions
of the base building plans, and Tenant and Architect shall be solely
responsible for the same, and Landlord shall have no responsibility in
connection therewith. Landlord’s review of the Construction Drawings as set
forth in this Section 3, shall be for its sole purpose and shall not imply
Landlord’s review of the same, or obligate Landlord to review the same, for
quality, design, Code compliance or other like matters. Accordingly,
notwithstanding that any Construction Drawings are reviewed by Landlord or its
space planner, architect, engineers and consultants, and notwithstanding any
advice or assistance which may be rendered to Tenant by Landlord or Landlord’s
space planner, architect, engineers, and consultants, Landlord shall have no
liability whatsoever in connection therewith and shall not be responsible for
any omissions or errors contained in the Construction Drawings.

3.2                    Final Space Plan. On or before February 23, 2007, Tenant and
the Architect shall prepare the final space plan for Improvements in the
Premises (collectively, the “Final Space
Plan”),which Final Space Plan shall include a layout and designation
of all offices, rooms and other partitioning, their intended use, and equipment
to be contained therein, and shall deliver the Final Space Plan to Landlord for
Landlord’s approval.

3.3                    Final Working Drawings. On or before April 13, 2007, Tenant shall
cause the Architect and the Engineers shall complete the architectural and
engineering drawings for the Premises, and the final architectural working
drawings in a form which is complete to allow subcontractors to bid on the work
and to obtain all applicable permits (collectively, the “Final Working Drawings”) and shall submit
the same to Landlord for Landlord’s approval.

3.4                    Permits. The Final Working Drawings shall be approved by Landlord (the “Approved Working Drawings”) prior to the
commencement of the construction of the Improvements. Tenant shall cause the
Architect to immediately submit the Approved Working Drawings to the
appropriate municipal authorities for all applicable building permits necessary
to allow “Contractor,” as that term is defined in Section 4.1, below, to
commence and fully complete the construction of the Improvements (the “Permits”). No changes, modifications or
alterations in the Approved Working Drawings may be made without the prior
written consent of Landlord, which consent shall not be unreasonably withheld.

SECTION 4

CONSTRUCTION OF THE
IMPROVEMENTS

4.1                    Contractor. The contractor which shall construct the Improvements shall be a
contractor designated by Landlord. The contractor selected may be referred to
herein as the “Contractor”.

4.2                    Cost Proposal. After the Approved Working Drawings are
signed by Landlord and Tenant, Landlord shall provide Tenant with a cost
proposal in accordance with the Approved Working Drawings, which cost proposal
shall include, as nearly as possible, the cost of all Improvement Allowance
Items to be incurred by Tenant in connection with the construction of the
Improvements (the “Cost Proposal”).Tenant shall approve and deliver the Cost
Proposal to Landlord within three (3) business days of the receipt of the same,
and upon receipt of the same

 2
 

by Landlord, Landlord shall be released by Tenant to
purchase the items set forth in the Cost Proposal and to commence the
construction relating to such items. The date by which Tenant must approve and
deliver the Cost Proposal to Landlord shall be known hereafter as the “Cost Proposal Delivery Date.”

4.3                    Construction of Improvements by Contractor
under the Coordination of Landlord.

4.3.1            Over-Allowance Amount. On the Cost Proposal Delivery Date, Tenant
shall deliver to Landlord an amount (the “Over-Allowance
Amount”) equal to the difference between (i) the amount of the Cost
Proposal and (ii) the amount of the Improvement Allowance (less any portion
thereof already disbursed by Landlord, or in the process of being disbursed by
Landlord, on or before the Cost Proposal Delivery Date). The Over-Allowance
Amount shall be disbursed by Landlord prior to the disbursement of any then
remaining portion of the Improvement Allowance, and such disbursement shall be
pursuant to the same procedure as the Improvement Allowance. In the event that,
after the Cost Proposal Delivery Date, any revisions, changes, or substitutions
shall be made to the Construction Drawings or the Improvements, any additional
costs which arise in connection with such revisions, changes or substitutions
or any other additional costs shall be paid by Tenant to Landlord immediately
upon Landlord’s request as an addition to the Over-Allowance Amount.

4.3.2            Landlord’s Retention of Contractor. Landlord shall independently retain
Contractor, on behalf of Tenant, to construct the Improvements in accordance
with the Approved Working Drawings and the Cost Proposal and Landlord shall
coordinate the construction by Contractor, and Tenant shall pay a construction
coordination fee (the “Landlord Coordination
Fee”) to Landlord in an amount equal to the product of (i) three
percent (3%) and (ii) an amount equal to the Improvement Allowance plus the
Over-Allowance Amount (as such Over-Allowance Amount may increase pursuant to
the terms of this Tenant Work Letter).

SECTION 5

MISCELLANEOUS

5.1                    Tenant’s
Representative. The Tenant has designated Larry Prosi as its sole
representative with respect to the matters set forth in this Tenant Work
Letter, who, until further notice to Landlord, shall have full authority and
responsibility to act on behalf of the Tenant as required in this Tenant Work
Letter.

5.2                    Landlord’s Representative. Prior to commencement of construction of
Improvements, Landlord shall designate a representative with respect to the
matters set forth in this Tenant Work Letter, who, until further notice to the
Tenant, shall have full authority and responsibility to act on behalf of the
Landlord as required in this Tenant Work Letter.

5.3                    Time of the Essence in This Tenant Work
Letter. Unless otherwise
indicated, all references herein to a “number of days” shall mean and refer to
calendar days.

 3

EXHIBIT “E”

LOCATION
OF RESERVED PARKING

 1

EXHIBIT “F”

APPROVED
SIGNAGE SPECIFICATIONS

 1

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