Document:

Exhibit 10.44

 

1st, 3rd, 4th, 6th, 9th, 10th,

 

20th, & 21st

 

FLOORS

 

 

THIRD LEASE
ADDENDUM

 

This THIRD LEASE ADDENDUM (“Addendum”)
is made and entered into as of November 1, 2002 (the “Effective Date”) by
and between CITINATIONAL-BUCKEYE BUILDING CO., a California limited partnership
(“Landlord”), and CITY NATIONAL
BANK, a national banking association (“Tenant”),
to amend and supplement that certain Office Building Lease between Landlord and
Tenant, dated as of September 30, 1996, as amended by that certain First
Lease Addendum dated as of May 1, 1998, and by that certain Second Lease
Addendum dated as of November 13, 1998 (collectively, the “Lease”).

 

1.             Terms. All capitalized terms used in this Addendum
that are not otherwise defined herein shall have the same meanings as in the
Lease.

 

2.             Amendment of Paragraph 1 of
the Lease.  Notwithstanding
anything to the contrary contained in Paragraph 1 of the Lease, Tenant shall be
entitled to operate a bank branch in Suite 100 located on the Ground
Floor.

 

3.             Amendment of Paragraph 6 of
the Lease. 
Notwithstanding anything to the contrary contained in Paragraph 6 of the Lease,
Tenant shall be entitled to one hundred (100) automobile parking permits per
month notwithstanding how many parking permits Tenant has used at anytime
during the Term.

 

4.             Amendments of Paragraph 7 of
the Lease.  (a) The
first sentence of Paragraph 7 is hereby amended to read as follows:

 

“The leased premises shall
not be altered, repaired or changed without the written consent of Landlord first
had and obtained, except that Tenant shall have the right to perform
non-structural improvements of the leased premises which do not affect the
Building systems (as hereinafter defined) or substantially alter the layout of
the leased premises up to a total expenditure which does not exceed the sum of
$50,000 for any or all of such improvements within any twelve (12) month
period, without Landlord’s prior written consent.”

 

(b) Notwithstanding
anything to the contrary contained in Paragraph 7 of the Lease, in no event
shall Landlord require any completion bond in connection with any Tenant
improvements, alterations or repairs and in no event shall the administrative
fee for Landlord’s administration of Tenant work under Paragraph 7 exceed 10%
of the contract sum.

 

(c) Notwithstanding
anything to the contrary contained in Paragraph 7 of the Lease, at the
expiration of the terms of the Lease, Tenant shall not be obligated to remove
any alterations made to any porting of the leased premises including, without
limitation, any bank vault, and/or escalator installed in any portion of the
leased premises.

 

 

5.             Amendment of Paragraph 10 of
the Lease.  The second
sentence of Paragraph 10 of the Lease is hereby amended to read as follows:

 

“Notice shall be deemed effective
upon receipt of personal delivery or three (3) days after deposit in any
public depository of the United States mail or one (1) business day after
delivery to an overnight courier service.”

 

6.             Amendment of Paragraph 11 of
the Lease. 
Paragraph 11 of the Lease is hereby amended by adding the following:

 

“Landlord shall procure and
obtain comprehensive public liability insurance naming Tenant as an additional
insured in the minimum amount of $1,000,000 combined single limit.  In
addition, Landlord shall procure and maintain 100% replacement cost insurance
for the Building.”

 

7.             Amendment of Paragraph 12 of
the Lease. 
Notwithstanding anything to the contrary contained in Paragraph 12 of the
Lease, Landlord shall not change the address and/or name of the Building
without sixty (60) days prior notice to Tenant and Tenant’s approval which
shall not be unreasonably withheld, conditioned or delayed.

 

8.             Amendment of Paragraph 13 of
the Lease. 
Paragraph 13 of the Lease is hereby amended in its entirety to read as follows:

 

“If said Building shall be
totally destroyed, this Lease shall thereupon terminate.  If said Building
or the leased premises shall be damaged by fire, earthquake or any other cause
without fault or neglect of Tenant, so that the leased premises become
untenable, then, if the leased premises cannot be made tenantable within one
hundred twenty (120) working days after the date of such damage, this Lease may
be terminated by Tenant; in the event the leased premises cannot be made
tenantable within one hundred eighty (180) days after the date of such damage,
this Lease may be terminated by either party.  In any event, if the leased
premises is rendered partially and permanently untenantable by fire, earthquake
or other caused without the fault or neglect of Tenant, the monthly rental
shall be adjusted in the portion that the rental value of the untenantable
portion of the leased premises bears to the rental value of the whole thereof.”

 

9.             Amendment of Paragraph 22 of
the Lease. 
Notwithstanding anything to the contrary contained in the Lease, any
subordination by Tenant to any lienholder affecting the leased premises shall
be contingent upon Tenant receiving an acceptable non-disturbance agreement.

 

10.          Amendment of Paragraph 29 of
the Lease.  Paragraph
29A of the Lease is hereby amended in its entirety to read as follows:

 

2

 

“It shall, at Landlord’s
option, be deemed at breach of this Lease if (1) the Tenant defaults (a) in
the making of any payment of money pursuant to this Lease within five (5) days
after written notice thereof is given by Landlord to Tenant, or (b) in
pursuing any other term, covenant, condition, provision of this Lease if said
default under this Paragraph 29 continues to exist at the expiration of thirty
(30) business days after notice thereof given by Landlord to Tenant, or (2) or
Tenant shall default with respect to any other lease between (a) Landlord
and Tenant or (b) any parent company or subsidiary company or affiliate or
agent of Landlord and Tenant.”

 

11.          Amendment of Paragraph 41 of
the Lease. 
Paragraph 41 of the Lease is hereby amended in its entirety to read as follows:

 

“During the Term of this
Lease and any extensions thereof, so long as Tenant occupies at least 60,000
square feet of space within the Building, Tenant shall have the exclusive right
to maintain the existing signs on the top of the Building exterior. 
Notwithstanding the foregoing, Tenant shall have the right at any time to
remove its existing signs on the top of the Building so long as it repairs any
damage to the Building occasioned by such removal.  Moreover, Tenant shall
have the right to change its top of the building signage by changing the
lettering and/or logo at any time without the prior approval of Landlord. 
Tenant shall be responsible for all expenses relating to the operation and
maintenance of the signs, including but not limited to utilities, cleaning,
repairs, permits, insurance, taxes and for any damage to the Building occasioned
by the signs.  Upon the expiration or termination of this Lease, Landlord
shall have the right and option, exercisable by written notice to Tenant, to
require Tenant at its sole cost to remove the signs and repair any damage to
the Building occasioned by such installation or removal and restore the
Building to original condition less normal wear and tear.”

 

12.          Amendment of Paragraph 43 of the Lease.  The first sentence of Paragraph 43 C
of the Lease is hereby amended to read as follows:

 

“That Tenant shall pay as
rent during the extended term the fair market rental value which shall be
deemed to be the rental rate then offered to prospective tenants for new leases
as of the date of commencement of the extended term for comparable premises in
comparable buildings is downtown Los Angeles.”

 

13.          Additional Paragraph 44 of the Lease.  The Lease is hereby amended to add the
following as a new Paragraph 44:

 

“Landlord agrees to
indemnify, protect, defend and hold Tenant and its agents, employees, invitees
and representatives, free and

 

3

 

harmless from and against
any and all losses, damages, liabilities, judgments, costs, claims, expenses,
penalties, fines and fees arising out of, relating to, or involving the storage
or use of hazardous substances on the Property (i) by Landlord or (ii) by
other tenants of the Building of which Landlord has actual notice and which
Landlord fails to cause such other tenants to abate within a reasonable
time.  Further, if a release of hazardous substances occurs in the
Building due to the acts of Landlord, or other tenants of the Building which
release is not abated within a reasonable time, then in addition to its rights
under the foregoing indemnity, Tenant shall have the right to terminate any or
all of its Leases for space in the Building upon sixty (60) days’ notice to
Landlord without penalty or liability of any kind, and in such event Tenant
shall not have to pay any early termination fee presently provided in the
Leases.  Provided, however, the foregoing right of termination shall apply
only if and to the extent that (i) Landlord has actual notice of the
hazardous substance release and Landlord fails to cause an abatement thereof to
occur within a reasonable time, and (ii) the release materially interferes
with the continued occupation of the leased space by Tenant, its employees and
its customers.”

 

14.          Additional Paragraph 45 to the Lease.  The Lease is hereby amended to add the
following as a new paragraph 45.

 

“Landlord shall not lease
any space in the Building to the other tenants for purposes other than general
office uses on the first 10 floors without Tenant’s prior written approval
which shall not be unreasonably withheld or delayed.  In the event
Landlord breaches its agreement to limit the use of the other tenants in the
Building in accord with the restrictions outlined above, Tenant shall have the
right at any time to terminate this Lease it has with Landlord upon sixty (60)
days written notice without penalty or the payment of any termination fee,
which right shall not be deemed waived by the failure of Tenant to exercise
such right for any time period after such right arises.”

 

15.          Additional Paragraph 46 to the Lease.  The Lease is hereby amended to add the
following as a new paragraph 46.

 

“Landlord shall at all times
operate, repair and maintain the Building and the parking garage serving the
Building and shall provide services including janitorial, utilities, heating,
ventilation and air conditioning in a manner consistent with and comparable to
those being provided by owners of other first-class buildings of comparable
size and age to the Building in downtown Los Angeles.”

 

4

 

16.          No Other Modifications.  All prior agreements, understandings,
and discussions with respect to the subject matter set forth in this Addendum
are hereby superseded by this Addendum.  Except as modified by the terms
of this Addendum, all provisions of the Lease shall remain unchanged and are in
full force and effect, and shall continue to be binding on the parties hereto.

 

IN WITNESS WHEREOF, Landlord and Tenant have entered into this
Addendum as of Effective Date.

 

 

	
  TENANT:

  	
  LANDLORD:

  
	
   

  	
   

  
	
  CITY
  NATIONAL BANK,

  	
  CITINATIONAL-BUCKEYE
  BUILDING CO.,

  
	
  a
  national banking association

  	
  a
  California limited partnership

  
	
   

  	
   

  
	
   

  	
  By:
  Olive-Sixth Buckeye Co.,

  
	
   

  	
  its
  general partner

  

 

 

	
  By:

  	
  /s/
  [ILLEGIBLE]

  	
   

  	
  By:

  	
  /s/
  Bram Goldsmith

  
	
  Name:

  	
  [ILLEGIBLE]

  	
   

  	
   

  	
  Bram
  Goldsmith

  
	
  Title:

  	
  [ILLEGIBLE]

  	
   

  	
   

  	
  General
  Partner

  
							

 

5

 

Office
Building Lease

 

This Lease, made and executed as of the 30th day of September, 1996, between: -
CITINATIONAL-BUCKEYE BUILDING CO., a California limited partnership, 9100
Wilshire Boulevard, Suite 404, Beverly Hills, California 90212,
hereinafter designated the LANDLORD, and CITY
NATIONAL BANK, a national banking association, 400 North Roxbury Drive, Beverly
Hills, California 90210, hereinafter designated the TENANT, consists
of the following agreements:

 

1.  DEMISED PREMISES, USE AND TERM, EARLY OCCUPANCY.  For and
in consideration of the covenants hereinafter mentioned, the Landlord leases to
the Tenant and the Tenant hereby leases from the Landlord the premises
consisting of Suite No. 100
located on the Ground Floor and the entire 2nd, 3rd, 6th, 9th and 20th Floors
(as per attached plans, marked Exhibit “A”) in the CITY NATIONAL BANK
BUILDING, 606 [ILLEGIBLE] Olive Street, City of Los Angeles, California, 90014
to be used by said Tenant as and for administrative
offices  for a bank or
for general office purposes and for no other purpose, for the term of ten (10) years, commencing on the 1st day of January 1997, and ending on the 31st day of December 2006.  Landlord agrees that it shall not
lease any other Premises in the Building to any other bank or savings and loan
association for use as a home office bank or branch bank serving the general
public without the prior consent of Tenant, which consent shall not be
unreasonably withheld.  Landlord agrees that it shall not lease any other
Premises on the Ground Floor of the Building to any other bank or savings and
loan association for use as a home office bank or branch bank serving the
general public.

 

On September 29, 1996, Landlord completed the construction and
build-out of the 6th Floor premises in accordance with Tenant’s plans and
specifications, and Tenant accepted and moved into the premises prior to the
scheduled commencement date of this Lease on September 30, 1996. 
Landlord and Tenant agree that Tenant’s occupancy from September 30, 1996
through December 31, 1996, and thereafter for the full ten (10) year
Lease Term through December 31, 2006, is under the terms and conditions of
this Lease.

 

On November 15, 1996, Landlord completed the construction and
build-out of the 3rd Floor premises in accordance with Tenant’s plans and
specifications and Tenant accepted and moved into the premises prior to the
scheduled commencement date of this Lease on November 16, 1996. 
Landlord and Tenant agree that Tenant’s occupancy from November 16, 1996
through December 31, 1996, and thereafter for thereafter for the full ten (10) year
Lease Term through December 31, 2006 is under the terms and conditions of
this Lease.

 

2.  RENT. The Tenant agrees to pay to the Landlord as rent
for said leased premises, monthly installments, as follows:

 

	
  From
  September 30, 1996 through November 15, 1996

  	
   

  	
  $

  	
  13,712.00

  	
   

  	
  per
  month

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  From
  November 16, 1996 through December 31, 1996

  	
   

  	
  $

  	
  25,683.00

  	
   

  	
  per
  month 

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  From
  January 1, 1997 through December 31, 2001

  	
   

  	
  $

  	
  80,456.00

  	
   

  	
  per
  month 

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  From
  January 1, 2002 through December 31, 2006

  	
   

  	
  $

  	
  88,526.00

  	
   

  	
  per
  month 

  

 

Each
installment shall be payable in advance on the 1st day of each and every
calendar month during the term hereof, commencing on September 30, 1996,
in lawful money of the United States of America, which the Tenant agrees to pay
to Landlord without deduction or offset, prior notice or demand at the office
of the building or such places as the LANDLORD may designate.  Said rent
is subject to increases as provide in Articles 20, 36 and as otherwise
hereinafter provided.  In the event the actual commencement date of this
lease should fall on other than the 1st day of a calendar month, then the
rental for the first and last month of the lease term will be prorated on a
calendar month basis.  Parking charges are payable as additional rent.

 

3.  SUBLEASE AND ASSIGNMENT. Neither Tenant, nor Tenant’s
legal representatives or successors shall mortgage, encumber, assign or
transfer this lease or sublease, or use or occupy or permit the demised
premises or any part thereof to be used or occupied by others, without the
prior written consent of Landlord in each instance, which consent shall not be
unreasonably withheld or delayed in accordance with the express terms and
conditions of this Articles.  Any such mortgage, encumbrance, sublease or
assignment or permission without such consent shall be voidable, at the option
of Landlord and at the option of Landlord shall terminate this lease.  If
the demised premises or any part thereof be occupied by any party other than
Tenant, without Landlord’s consent.  Landlord may at its option, collect
rent from the occupant and apply the net amount collected to the rent herein
reserved but no such occupancy or collection shall be deemed a waiver of the
conditions of this Article or the acceptance of the occupant as Assignee
or Subtenant or a release of Tenant from the further performance by Tenant of
the obligations on the part of Tenant under this lease.

 

No sublease or assignment may become effective unless and until Tenant
has given Landlord at least thirty (30) days prior written notice of such
proposed bonafide sublease or assignment, such notice to be received by
Landlord at least thirty (30) days prior to the proposed commencement date of
such proposed sublease or assignment.  Said notice shall state and include
the following: the name of the proposed transferee; the status of the proposed
transferee either as, an individual, partnership, corporation or the like: the
present business address of the proposed transferee; a present financial
statement of the proposed transferee; the stated use or purpose and business to
be conducted under the proposed sublease or assignment; the proposed
commencement and termination date of such proposed sublease or assignment: and
whether all or portion of the leased premises is proposed to be subleased under
such proposed sublease.

 

Tenant may sublease or assign all or a portion of the demised premises
only upon the obtaining of Landlord’s written consent and subject to the
following express conditions: A. That Tenant does not sublease or assign to
more than a reasonable number of transferees which number shall be subject to
Landlord’s approval; B. That each transferee shall be subject to the prior
written approval of Landlord which approval shall not be unreasonably withheld,
conditioned or delayed, but without limiting the generality of the foregoing,
it shall be reasonable for Landlord to deny such approval if: (1) The use
to be made of the demised premises by the proposed transferee is (a) not
generally consistent with the character and nature of all other tenancies in
the Building or with Landlord’s leasing policy, or (b) a use which
conflicts with any so called “exclusive” then in favor of another tenant of the
Building or of any of Landlord’s other Buildings which are in the same complex
as the Building, or (c) any use which is the same as that stated in any
percentage lease to another tenant of the Building or any of Landlord’s other
Buildings which are in the same complex as the Building or (d) 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); or (2) The character, moral stability, reputation and 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; C. That in no event shall the
term of such sublease or assignment be for a longer period than the unexpired
term of this lease; D. That each sublease or assignment shall expressly provide
that it is subject and subordinate to this lease; E. That Tenant shall pay to
Landlord, Landlord’s then standard processing fee, which as of the date of
execution of this Lease is currently the sum of $1,000.00; F. That the proposed
transferee shall execute an agreement on Landlord’s then standard form 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 for the period
covered by the sublease or assignment to the extent of the space subleased; G.
That an executed duplicate original of each sublease or assignment and
assumption agreement in a form acceptable to Landlord, together with all sums
due, shall be delivered to Landlord within five (5) days after the
execution thereof and any such sublease or assignment shall not be binding upon
Landlord until the delivery of the foregoing to Landlord and the execution and
delivery of Landlord’s consent thereto and; H. That Landlord shall have the
right upon written demand to require the transferee to pay the rent under the
sublease or assignment directly to the Landlord and/or to require Tenant to pay
to Landlord a sum equal to (i) fifty per cent (50%) of any rent or other
consideration paid to Tenant by any transferee which is in excess of the rent
then being paid by Tenant to Landlord (to the extent of, and as apportionable
to space sought to be subleased) pursuant to the terms of this lease, after
reduction for the reasonable and necessary direct costs actually incurred by
Tenant to obtain the sublease or assignment such as e.g., any brokerage fee and
remodelling costs, but with no reduction for any indirect costs, such as e.g.,
rent and expenses paid by Tenant while the space sought to be subleased or
assigned is vacant, and (ii) fifty per cent (50%) of any other profit or
gain realized by Tenant from any such subleasing.  All sums payable
hereunder by Tenant shall be paid to landlord as additional rent immediately
upon receipt thereof by Tenant.  Any such rent, profit, gain or other
consideration, or sum equal to same, as set forth herein, not so paid to
Landlord as herein required, shall be and is deemed to be held and retained by
Tenant in trust for the sole benefit of Landlord, and, whether actually held or
retained by Tenant or not, shall be and is deemed to be held and retained by
Tenant in trust for the sole benefit of Landlord, and whether actually held or
retained by Tenant or not, shall be chargeable to Tenant and payable to
Landlord upon demand.  Any failure or refusal by Tenant to pay Landlord
same shall constitute a default and material breach of the terms, covenants and
conditions of this lease subjecting Tenant to all the rights and remedies of
Landlord under this lease and applicable law.

 

The consent by Landlord to a sublease or assignment shall not in any
way be construed to relieve Tenant or the transferee from obtaining the express
consent in writing of Landlord to any further transfer.  Any further
transfer shall require the written consent of Tenant and any previous
transferee except that Tenant and any transferee hereunder expressly waive
their right to consent to any further transfer of the premises on their behalf
by Landlord.  The consent by Landlord to a sublease or assignment shall
not in any way be construed to release Tenant from any liability whether past,
present or future under this lease or to release Tenant from any liability
under this lease because of Landlord’s failure to give notice of default under
or in respect to any of the terms, covenants, conditions, provisions or
agreements of this lease.  Notwithstanding the consent of Landlord to an
assignment or sublease, Tenant shall remain liable for payment of all bills
rendered by Landlord for the rent and other charges incurred by the transferee
for services and materials supplied to the demised premises.  If Tenant is
a corporation which, under the then current guidelines published by the
Commissioner or Corporations of the State of California, is not deemed a public
corporation, or if Tenant is an unincorporated association or a partnership,
the transfer, assignment, or hypothecation of any stock or interest in such
corporation, association or partnership in excess of twenty-five (25%) percent
shall be deemed a proposed transfer within the meaning of this Article,
including the requirement of obtaining Landlord’s prior written consent.  Landlord hereby consents to the assignment,
subletting, or transfer of this lease by Tenant to any corporation resulting
from a consolidation, or to the surviving corporation in case of a merger, to
which consolidation or merger Tenant shall be a party, or to any bank acquiring
all or substantially all of the assets of Tenant, or to any corporation
resulting from a reorganization of Tenant.

 

4.  EXPIRATION.   If Tenant shall hold-over after
the expiration of the lease term with the written consent of Landlord, such
holding shall be construed to be a tenancy only from month-to-to-month, but
otherwise in accordance with the terms and conditions hereof insofar as they
are applicable, but Tenant shall pay the rate Landlord is then offering to prospective
tenants for the herein demised premises for such further time as Tenant may
hold the same; but nothing in this Article shall be construed as consent
by Landlord to the occupancy or possession of the demised premises by Tenant
after the expiration of the term hereof.  If Tenant holds over after the
termination of this lease without express written consent of the Landlord,
Tenant shall pay to Landlord rent at the rate landlord is then offering to
prospective tenants for the herein demised premises (but in no event less than
two times the monthly rental which was payable for the last month of the lease
term), plus sums payable under Article 20 and other sums payable as rent
under this lease for the period during which Tenant retains possession of the
premises.  Nothing herein shall be construed as a waiver of any of the
Landlord’s rights or remedies to recover possession of the demised
premises.  Tenant shall be liable to Landlord for any and all reasonably
related damages suffered by Landlord including but not limited to any damages
to the demised premises and any lost rentals, profits or leases suffered
because of Tenant’s holdover of the premises without the written consent of the
Landlord.  This lease shall terminate on the date set forth without the necessity
of notice from either party.

 

5.  

 

6.  AUTOMOBILE PARKING.   A. Invitee Parking.
Automobile parking subject to availability, shall be extended to Tenant’s
invitees, in common with the invitees of other tenants, at reasonable parking
rates and upon other conditions established by Landlord from time to time in
the parking area where designated by Landlord.  During the first five (5) years
of the initial Lease Term, Landlord shall issue transient parking validations
to Tenant allowing its retail banking customers and invitees to park on a
transient basis at 80% of the then current posted validation rate.  As of
the date of execution of this Lease, the current posted validation rate is
$2.40 for each 20 minutes or portion thereof.  After the first five (5) years,
Tenant shall pay the full amount of the then current

 

2

 

posted
validation rate for transient parking [ILLEGIBLE]. Landlord reserves the sole
right and option as to [ILLEGIBLE] or not an attendant will be furnished for
such automobile parking area or areas.  If no attendant is furnished,
Landlord will provide suitable designation of the parking area to Tenant. 
This right to park will be solely for the accommodation of the Tenant and
Tenant expressly agrees that Landlord assumes no responsibility of any kind
whatsoever in reference to such automobile parking areas or the use thereof by
the Tenant, its employees or invitees.

 

B.  Employee Parking.  Commencing January 1, 1997
and on the 1st day of each month thereafter, Landlord will issue Tenant monthly
parking permits for one hundred (100) automobiles at a discounted rate of
$95.00 per car per month.  Tenant shall pay Landlord in advance on the 1st
day of each and every calendar month during the Term hereof, commencing on January 1,
1997, in lawful money of the United States of America, the lump sum of
$9,500.00 per month as additional Rent for said parking permits, without
deduction or offset for any reason including whether the entire amount of authorized
automobiles is being parked at any time, and without prior notice or demand;
provided that the aforesaid lump sum rental rate of $9,500.00 per month is
subject to increase by an additional $500.00 on the 1st day of January of
each year during the Lease Term (so that during the tenth year of the Lease
Term Tenant shall be paying at the rate of $140.00 per authorized automobile);
provided further that in no event shall Tenant be required pay at a rate per
authorized automobile in excess of Landlord’s posted parking rate at any time
during the Lease Term.  Parking for any additional automobiles in excess
of the authorized one hundred shall be subject to the availability of space and
paid for at the Landlord’s posted parking rate.

 

C.   General.  All parking shall beon a
non-reserved, self-park basis in a combination of single and tandem spaces in
accordance with the procedures and directives of Landlord’s parking operator as
issued from time to time to ensure the efficient and economical operation of the
parking garage facility.  Parking shall be in common with other tenants
and invitees during normal building business hours in the parking area inside
the City National Bank Building or within a reasonable distance from said
building.  The location for such parking may be as designated by the
Landlord from time to time, but the Tenant shall not be entitled to have any
specific parking stall or stalls designated for the Tenant’s exclusive
use.  All parking shall be pursuant to the terms and considitons of the
Supplementary Parking Agreement, attached hereto as Exhibit “B” and
incorporated herein by this reference as if set forth in full.  Timely
payment of the consideration herein provided shall expressly be a condition
precedent to the Tenant’s continuing right to exercise the parking rights under
this License.

 

7.  ALTERATIONS-FIXTURES.   The demised premises
shall not be altered, repaired or changed without the written consent of
Landlord first had and obtained, except that Tenant shall have the right to perform
non-structural, cosmetic remodelling improvements of the Premises which does
not affect the Building systems (as hereinafter defined) or substantially alter
the layout of the Premises up to a total expenditure which does not exceed the
sum of $15,000.00 for any or all of such improvements within any twelve (12)
month period, without Landlord’s prior written consent.  All such
alterations, improvements or changes shall be at the sole cost of Tenant, and
Tenant shall hold Landlord and the demised premises harmless and free from any
lien or claim therefore and all other liability, claims and demands arising out
of any work done or material supplied to the demised premises at the instance
of Tenant, and from all actions, suits and costs of suit by any person to
enforce any such lien or claim of lien, liability, claims or demands, together
with the costs of suit and attorney’s fees incurred by Landlord in connecting
therewith.  Tenant shall cause any mechanic’s lien or other lien filed
against the demised premises or the building of which the demised premises are
a part to be released and removed within ten (10) days of such filling
either by the satisfaction of such lien or by the posting of a bond. 
Landlord may impose, as a condition of such consent, such requirements as
Landlord in its sole and reasonable discretion may deem reasonable and
desirable, including, but not limited to, the requirement that Tenant utilize
for such purposes only contractors, materials, mechanics and materialmen
approved by Landlord, and the requirement that Tenant shall furnish Landlord
with a Completion Bond prior to the commencement of any work, Tenant shall
construct such improvements, alterations or repairs in conformance with any and
all applicable rules and regulations of any Federal, State, County or
Municipal code or ordinance.  In any event, Landlord’s contractor shall
perform all mechanical, electrical, plumbing, air conditioning, permanent
partition and ceiling tile work (hereinabove referred to as the “Building
systems”).  Tenant agrees to give Landlord written notice of the
commencement date of any alterations, improvements or repairs to be made in, to
or upon the premises not later than fifteen (15) days prior to the commencement
of any such work, in order to give Landlord time to post notices of
non-responsibility.  In the event any construction, alteration, decorating
or repair work (including any engineering or architectural services or
consultants employed by Landlord relative to tenant’s alterations or improvements)
is performed by Landlord’s contractor, the charges for such work shall include
an administrative fee for Landlord’s administration of the work in the amount
of 20% of the contract sum(s) on each project administered by Landlord at
a cost of $10,000.00 or less, and 15% of the contract sum(s) on each
project administered by Landlord costing more than $10,000.00.  All
charges for work performed by Landlord’s contractor shall be deemed additional
rent under this lease, payable in advance prior to commencement of
construction.  All such alterations, repairs, additions or improvements
(including any alterations, repairs, additions or improvements installed during
Tenant’s prior occupancy of the demised premises pursuant to any previous
lease, sublease or otherwise, and including but not limited to the bank vault,
vault door and pedestrian escalator installed between Suite 100 and the
2nd Floor Premises), shall, unless otherwise provided by written agreement,
become the property of Landlord and shall remain upon and be surrendered with
the premises upon the expiration of this lease or any sooner termination
thereof; provided that upon expiration or termination of this Lease, Landlord
shall have the right and option by written notice to Tenant to require Tenant at
its sole cost to remove any of the alterations, repairs, additions or
improvements installed by or for Tenant and repair any damage to the Premises
occasioned by such installation or removal and restore the Premises to original
condition, normal wear and tear excepted.

 

At the expiration of the term of this lease and provided that Tenant is
not in default hereunder, all Tenant’s free-standing personal property not
attached to the demised premises may be removed by Tenant, at Tenant’s sole
expense, provided, however, Tenant shall pay for any damages caused to the
demised premises by the removal of said items, so that after the removal of
said items, the demised premises will be in the same condition as at the time
prior to the said installations, if any, reasonable wear and tear
excepted.  In any event, at the sole option of Landlord, Tenant at its
expense, must remove said items and repair any damage to the premises
occasioned by said installation and/or removal and restore the premises to
original condition.  If Tenant shall fail to complete such removal or
restoration and repair such damage, Landlord may do so and charge the
reasonable cost thereof to Tenant which sum shall be deemed additional rent
hereunder and shall be due and payable from Tenant to Landlord within ten (10) days
after Landlord has rendered to Tenant a written statement therefor.  Any
improvements, equipment or personal property not removed by Tenant from the
premises upon the end of the term shall be conclusively presumed to have been
abandoned by tenant, and the cost of removal, storage and/or sale of same shall
be deemed additional rent hereunder, payable from Tenant to Landlord in the
same manner as provided above with respect to restoration charges.  Any
tenant improvements for which an allowance is given by Landlord to Tenant and
all carpeting and/or window coverings installed in the premises shall become
part of the realty and become the property of Landlord and remain in the
demised premises upon expiration or sooner termination of the lease or Tenant’s
vacating or abandonment of the demised premises.

 

The provisions of Articles 28 and 39 are incorporated
herein by this reference as if set forth in full.

 

8.  ETHICS.  If Tenant is a member of any
profession, he agrees to abide by the Code of Ethics of the association
recognized as representing that particular profession in the County of Los
Angeles, State of California.

 

3

 

9.  UTILITIES.  Landlord agrees to supply for
standard desk-furnished business offices, during the usual building business
hours on business days, reasonable amounts of domestic water for drinking
purposes, heat, air-conditioning, and electric current for lighting purposes
and power for a reasonable number of fractional horsepower office machines,
together with Landlord’s standard janitorial services five times each week,
Saturdays, Sundays and recognized legal holidays excepted.  Landlord shall
not supply any janitorial services or cleaning for any plumbing fixtures
located in the demised premises.  Tenant shall have the obligation and
responsibility for cleaning and maintaining any such plumbing fixtures.  Landlord shall provided the same services, maintenance
and repairs for the demised premises at Landlord’s cost as Landlord provides to
the other office space tenants  in the building (as distinguished from
ground-floor tenants).

 

Tenant will not, without the written consent of Landlord, use any
office equipment in the premises using current in excess of 110 volts, or which
will in anyway generate heat or increase the amount of electricity, water or
air-conditioning usually furnished or supplied for use of the premises as
general office space; nor connect any apparatus or device for the purposes of
using electric current except through existing electrical outlets or for the
use of water except with existing water pipes in the premises.  If Tenant
requires water or electric current in excess of that usually furnished or
supplied for use of the premises as general office space, Tenant shall first
procure the consent of Landlord, which Landlord may refuse, to the use thereof
and Landlord may cause a water meter or electric current meter to be installed
in the premises, to measure the amount of water and electric current consumed
for any such other use.  The cost of any such meters and of installation,
maintenance and repair thereof shall be paid for by Tenant and Tenant agrees to
pay Landlord promptly upon demand therefor by Landlord for all such water and
electric current consumed as shown by said meters, at the rates charged for
such services by the City of Los Angeles or the local public utility, as the
case may be, for furnishing the same, plus any additional expense incurred in
keeping account of the water and electric current so consumed.

 

In the event Tenant utilizes of consumes utilities or services after
usual building business hours or in amounts which are appreciably in excess of
those utilized or consumed by the average office tenants in the building. 
Tenant shall reimburse landlord, as additional rent, upon receipt of demand
therefor, the cost of such excess consumption.  In the event Tenant
utilizes heating, air conditioning or fan service after normal building
business hours, Tenant shall reimburse Landlord its then current building
standard rate for such services.   As of the date of execution of
this Lease, Landlord’s current building standard rates for these services are:
for heat or air conditioning — $175.00 per hour; for fan service — $75.00 per
hour.

 

Landlord agrees to supply, for any storage areas leased hereunder,
during usual building business hours on business days, reasonable amounts of
electric current for lighting purposes only.  Landlord shall have no
obligation to supply to storage areas, water, heat, air-conditioning or
electric current for any purposes other than lighting.

 

The normal building business hours are from 6:00 A.M. to 6:00 P.M.,
Monday through Friday, recognized legal holidays excepted.  At any time
during the term of this lease, normal building business hours for the
furnishing of any utilities or services to the Building may be curtailed by
Landlord without abatement of rent, due to any Energy or Natural Resource Conservation
Act now or hereinafter enacted or the directive of any Energy or Natural
Resource Agency or any other similar or dissimilar statute or directive of any
federal, state or other governmental, or quasi-governmental agency, or public
utility, or any other entity vested with the power to regulate utilities or
services.

 

10.  NOTICES.  All notices to be given hereunder by
Landlord to Tenant shall be in writing and may be served either personally or
by depositing the same in the United States mail, postage prepaid, either by
ordinary, registered or certified mail, and addressed to Tenant at 400 North Roxbury Drive, Beverly Hills, California 90210, with a copy
addressed to the attention of the Senior Vice-President — Corporate Premises,
at the same address.  Said notice shall be deemed effective
upon deposit in any public depository of the United States mail.  If there
be more than one tenant, then notice to any of them shall constitute notice to
all and notice from any of them shall constitute notice from all.  If
Tenant be a corporation, then such service upon any employee shall constitute
service upon the corporation and in this regard Tenant specifically waives any
rights as to methods of service as set out in Sections 1161 and 1162 of the
California Code of Civil Procedure.  Tenant hereby waives all other
methods of notice prescribed by the Codes of California.

 

Any notice desired to be served on Landlord by Tenant must be sent by
prepaid United States registered or certified mail to Landlord at 9100 Wilshire
Boulevard, Suite 404, Beverly Hills, California 90212, or at such other
place as Landlord may from time to time designate in writing.

 

11.  INSURANCE.  Tenant shall at its sole expense,
procure and maintain comprehensive public liability insurance naming Landlord
as an additional insured for the demised premises during the term of this lease
in minimum amounts of $1,000,000.00 combined single limit.  Tenant shall
furnish Landlord with evidence of such insurance, in a form satisfactory to
Landlord, which shall provide that the coverage shall not be canceled or
reduced without ten (10) days prior written notice to Landlord.  The parties to this lease shall each procure an
appropriate clause in, or an endorsement on, any policy of fire or extended
coverage insurance covering the premises and the building of which the premises
are a part, and the improvements, furniture, fixtures, and equipment located in
or on the premises, pursuant to which the insurance companies waive subrogation
or consent to a waiver of right of recovery, and having obtained such clauses
or endorsements of waiver or subrogation or consent to a waiver of right of
recovery, each party hereby agrees that it shall not make any claim against or
seek to recover from the other for any loss or damage to its property, or the
property of others, including consequential loss or damage resulting from fire
or other hazards covered by such fire and extended coverage insurance including
negligent acts.

 

12.  RIGHTS OF LANDLORD.  Landlord reserves the following
rights: (a) upon prior notice to Tenant, to change the address and/or name
of the building without liability to Tenant; (b) to designate all sources
furnishing sign painting or lettering, ice, bottled water and toilet supplies
used on the premises; (c) constantly to have pass keys to the premises; (d) to
grant anyone the exclusive right to conduct any particular business or
undertaking in the building in which the demised premises are situated; (e) to
enter the demised premises at anytime whether or not Tenant is present to admit
Landlord for inspections, repairs, alterations or additions to the premises or
the building in which the premises are situated for window cleaning and
janitorial services, to exhibit the premises to others, to affix and display “For
Rent” signs, and for any purpose whatsoever related to the safety, protection,
preservation or improvement of the premises, the said building or Landlord’s
interest, without being deemed guilty of an eviction or disturbance of Tenant’s
use and possession, and without being liable in any manner to Tenant on account
thereof; (f) at any time, and from time to time, whether at the instance
of Landlord or pursuant to governmental requirements, at Landlord’s expense, to
make repairs, alterations, additions, improvements or decorating, whether
structural or otherwise, in or to the building or any part thereof, including
the demised premises.  Without limiting the generality of the foregoing
rights, Landlord shall specifically have the right to remove, alter, improve or
rebuild the lobby and all other public and rentable areas of the building as
the same are presently or shall hereafter be constituted, or any part or parts
thereof.  Landlord shall not be liable to Tenant for any expense, injury,
loss or damage resulting from any work so done in or about the demised premises
or the building or any adjacent or nearby buildings, land, street or alley, all
claims against the Landlord for any and all such liability being hereby
expressly released by Tenant, unless caused by Landlord’s or its agents
negligence or willful misconduct.  In connection with making repairs,
alterations, decorating, additions or improvements under the terms of this
Article, Landlord shall have the right to access through the demised premises,
as well as the right to take into and upon and through said premises or any
other part of the building all material that may be required to make such
repairs, alterations, decorating, additions or improvements, as well as the
right in the course of such work to close entrances, doors, corridors,
elevators, or other building facilities, or temporarily to abate the operation
of such facilities, without being deemed or held guilty of an eviction of
Tenant and without liability for damages to

 

4

 

Tenant’s
property, business or person and without liability to Tenant by reason of
interference with the business of Tenant or inconvenience or annoyance to
Tenant or the customers of Tenant.  The rent reserved herein shall in no
way abate while said repairs, alterations, decorating, additions or improvement
are being made, and Tenant shall not be entitled to maintain any set-off or
counter-claim for damages of any kind against Landlord by reason thereof, all
such claims being hereby expressly released by Tenant.  However, all such
work shall be done in such manner as to cause Tenant the least inconvenience
practicable. Landlord reserves and shall have the right to enter upon the
demised premises for the purpose of posting and maintaining such notices on the
premises as may be necessary to protect Landlord against mechanic’s,
materialmen’s or other liens and any other notices that may be proper and
necessary.

 

13.  DESTRUCTION-FIRE OR OTHER CAUSE.  If said building
shall be totally destroyed, this lease shall thereupon terminate.  If said
building or demised premises shall be damaged by fire, earthquake, or any other
cause without fault or neglect of Tenant, so that the leased premises become
untenantable, then, if the leased premises cannot be made tenantable within one
hundred twenty (120) working days from the date of such damage, this lease may
be terminated by Landlord in the event the leased premises cannot be made
tenantable within one hundred eighty (180) days, this lease may be terminated
by either party.  In any case where the leased premises are rendered
partially and permanently untenantable by fire, earthquake, or other cause
without the fault or neglect of Tenant, the monthly rental shall be adjusted in
the proportion that the rental value of the untenantable portion of the demised
premises bears to the rental value of the whole thereof.  In any case,
where the leased premises are rendered partially but only temporarily
untenantable by the aforementioned causes, there shall be no abatement of
rental.

 

14.  RIGHT OF REPOSSESSION.  If, in compliance with any
law, or ordinance now or hereafter enacted, or if required to comply with the
directions or requirements of any public officer, board or commission, it
becomes necessary for Landlord to acquire permanently all or any portion of the
demised premises, Landlord or its assigns shall have the right to repossess the
demised premises, or any portion thereof, at any time upon thirty days’ written
notice to Tenant, and when said space shall have been so permanently
repossessed, Landlord shall, in lieu of any and all claims for damages, allow
Tenant a credit on Tenant’s rent in the proportion that the rental value of the
space taken bears to the rental value of the whole of the demised premises;
provided, however, that if the space taken is of  such an amount or size
as to make the remaining space unusable to Tenant, then Landlord, upon thirty
(30) days’ written notice from Tenant, will endeavor, if available, to furnish
Tenant with comparable space elsewhere in the building and to place Tenant in
such new space, and this lease and each and all of the terms, covenants and
conditions thereof shall thereupon remain in full force and effect and be
deemed applicable to such new space; provided, however, that if Landlord shall
be unable to provide Tenant with such other space, then this lease shall
thereupon cease and terminate.  No exercise by Landlord of any right
herein reserved shall entitle Tenant to damages for any injury or inconvenience
occasioned thereby, nor shall Tenant by reason thereof be entitled to any
abatement in rent (except as above set forth in case of taking of space
permanently.)

 

15.  EMINENT DOMAIN.  Should Landlord, at any time
during the continuance in force of this lease, be deprived of the building in
which the demised premises are situated, or any part thereof, or any part of
the land on which the building or appurtenances are situated, by condemnation
or eminent domain proceedings, this lease shall terminate, at Landlord’s
option, on the date when Landlord is actually deprived of possession of said
land or building, or some part thereof, and thereupon the parties hereto shall
be released from all further obligations hereunder.  Should Tenant, at any
time during the continuance in force of this lease, be deprived of the demised
premises or any substantial part thereof preventing Tenant from using the
remainder of the Premises for the purposes intended under this Lease, by
condemnation or eminent domain proceedings, this lease shall terminate, at
Tenant’s option, on the date when Tenant is actually deprived of possession of
the Premises, or said substantial part thereof, and thereupon the parties
hereto shall be released from all further obligations hereunder.  Upon the
termination of this Lease as aforesaid, Landlord shall thereupon repay to
Tenant any rental theretofore paid by Tenant and unearned at the date of such
termination.  Tenant shall not be entitled to any compensation, allowance,
claim or offset of any kind against the Landlord, as damages or otherwise, by
reason of such condemnation or eminent domain proceedings or by reason of being
deprived of the demised premises or the termination of this lease, and said
Tenant does hereby waive, renounce and quit-claim to Landlord any right in any
to any award, judgment, payment or compensation which shall or may be made or
given because of the taking of said premises, or any portion thereof, by virtue
of any such condemnation or eminent domain proceedings, whether received in any
such action or in settlement or compromise thereof by Landlord, except that
Tenant shall have the right to file a separate claim to recover the value of
its personal property in the eminent domain proceedings.

 

16.  USE OF BUILDING.  Tenant shall not be allowed to
use the name of the building in which the demised premises are located or words
to that effect, in connection with any business carried on in said premises
(except as Tenant’s address) without written consent of Landlord.  Tenant
shall not engage in any advertising whatsoever, which in any way shall
adversely affect the character of the building of which the demised premises
are a part.  Tenant further covenants
and agrees not to suffer or permit said premises, or any part thereof to be
used in any manner that will injure to impair the structural strength of said
building, and not to suffer or permit to be installed in said premises, any
machinery or apparatus, the weight of vibration of which will tend to injure or
impair the structural strength of said building.

 

17.  SUCCESSORS.  Subject to the aforementioned
restrictions on assignment of this lease on the part of Tenant, the words “Landlord”
and “Tenant” as used herein include, apply to, and bind and benefit the heirs,
executors, administrators, assigns and successors of Landlord and Tenant. 
In the event of any change of name, Tenant agrees to furnish Landlord with a
change of business or corporate name with appropriate supporting documentation.

 

18.  CO-TENANTS. All persons comprising Tenant, together with
all assignees and Subtenants, should Landlord elect to treat said assignees and
Subtenants as Tenants, are to be held and hereby agree to be held jointly and
severally responsible for the payment of rent and the faithful performance of
all the terms, covenants and conditions of this lease.  Landlord shall
have the right to proceed against any person liable under this lease without
the necessity of first proceeding against any other person and without first
pursuing any other remedy.  Payment or refund by Landlord to any person
who is one of the Tenants hereunder of any sums, including but not limited to
the security deposit due under this lease, shall constitute payment or refuse
to any persons comprising Tenant.

 

19.  NON-LIABILITY OF LANDLORD.  Except in the event of
Landlord’s negligence or willful misconduct, Landlord shall not liable to
Tenant, or to any other person or persons whomsoever, and Tenant hereby waives
any and all claims for any damages to the leased premises or for or on account
of any loss, damage, theft, injury to any person or property in or about said
premises, or the building of which the demised premises are a part, or the
approaches

 

5

 

or
entrances thereto, or on the streets, [ILLEGIBLE], parking areas or corridors
thereof, caused or occasioned by said premises being out of repair, by defects
in said building or said premises or equipment contained therein, including but
not limited to, any security system located in or about the demised premises
whether or not installed by Landlord, or by the failure to keep the same in
good order and  repair, or by fire, gas, water, electricity, failure or
malfunction of the air-conditioning, or by the breaking, overflowing or leaking
of roofs, pipes, or walls of said building, or for any other damage or injury
caused by any acts or events whatsoever beyond the control of landlord,
including, but not limited to, the acts and omissions of other Tenants and
invitees of the building.  Landlord shall not be liable and Tenant hereby
waives all claims for damages that may be caused by Landlord in re-entering and
taking possession of the premises as herein provided.

 

20.  INCREASE OF TAXES AND OPERATING COSTS. Tenant shall pay
all taxes assessed during the term of this lease against Tenant’s personal
property and trade fixtures and against tenant improvements which exceed the
building standard tenant improvements whether installed by Landlord or by
Tenant, or in Tenant’s possession in, upon or about the demised premises. 
Tenant shall also pay gross receipts tax or any excise or other taxes or
licenses on or measured by or allocable to the rent payable hereunder (whether
charged to Landlord or to Tenant, or to either or both of them, and whether or
not now customary or within the contemplation of the parties hereto).  In
the event any such taxes or licenses shall be or have been imposed against the
Landlord or the real property of which the demised premises forms a part, then
the amount of such taxes shall be paid by Tenant, as additional rent upon
demand for payment by Landlord.  Said sum shall be payable in advance in
equal monthly installments based upon Landlord’s estimate of the total amount
due.  Said estimated monthly payments shall be adjusted annually to the
actual tax or license due by payment by Tenant or credit by Landlord of any
difference.

 

If, (a) in any property tax fiscal year during the term of this
lease Taxes shall be increased above the Taxes for the base fiscal year, and/or
(b) if in any calendar year during term of this lease Operating Costs
shall be increased above those in effect during the base year, both as
hereinafter defined, Tenant shall pay to Landlord, upon receipt of a statement
therefor and in the manner hereinafter set forth, as additional rent, 24.82% of the amount of such increase in
Taxes and 24.82% of the amount of
increase in Operating Costs.

 

A.  Definitions.  (1) “Taxes”
shall mean taxes and assessments upon or with respect to the building of which
the demises premises forms a part, ancillary parking facilities servicing the
building, and land upon which they are located including but not limited to
drive-ways, landscaped areas and courtyard entrance areas (in this Article collectively
referred to as the “land and/or improvements”), imposed by Federal, State or
local governments.  If, because of any change in the method of taxation of
real estate, any tax or assessment is imposed upon Landlord or upon the owner
of the land and/or improvements, or upon or with respect to the land and/or
improvements or the rents or income therefrom, in substitution of or in lieu of
any tax or assessment which would otherwise be a real estate tax, such other
tax or assessment shall be deemed to be a real estate tax.  In case there
shall be a reduction of the assessed valuation on the land and/or improvements
for any fiscal year which affects the taxes in any year for which a rent
adjustment shall have been made, the rent adjustment shall be recalculated on
the basis of the revised assessed valuation and Landlord will credit against
the rent next becoming due from Tenant such sums as may be due to Tenant by
reason of the recalculation, less the expenses and costs incurred in effecting
such reduction, including but not limited to attorneys fees, Property Tax
Consultants fee, and other professional fees provided that such rent adjustment
shall not reduce the rent payable hereunder below the basic monthly rent
payable as set forth in Article 2 of this lease.  During the first five (5) years of the Lease
Term, “Taxes” shall not include any increase in property taxes resulting from
any transfer or conveyance of the realty of which the demised premises forms a
part or from any transfer or conveyance of any ownership interest in any entity
owning said realty or any part thereof. During the last five (5) years of
the lease Term, “Taxes” shall include any property taxes resulting
from any transfer or conveyance of the realty of which the demised premises
forms a part or from any transfer or conveyance of any ownership interest in
any entity owning said realty or any part thereof, even if said transfer or conveyance occurs during the first five (5) years
of the Lease Term. (2) “Operating Costs” shall mean (a) wage
and labor costs applicable to persons engaged in the management, operations,
maintenance, overhaul, improvement or repair of the land and/or
improvements, whether said persons be employed by Landlord or by an independent
contractor, with whom Landlord shall have contracted or may contract for such
services.  It is hereby understood that any increase or decrease in the
hours of employment or the number of paid holidays, or vacation days, social
security taxes, unemployment insurance taxes and the costs, if any, of providing
disability, hospitalization, medical welfare, pension, retirement or other
employee benefits imposed by law or by any collective bargaining agreement, or
any voluntary employee benefit plans, applicable with respect to such
employees, shall correspondingly affect the wage and labor costs; and (b) cost
of utilities, fuel, supplies, all insurance, service contracts, improvements
(excluding the interior of tenant spaces) of or on the land and/or
improvements, amortized over the useful life of such improvements in accordance
with generally accepted accounting principles; and (c) such other items as
are customarily included in the cost of managing (including but not limited to
management fees), operating (including but not limited to ground rent),
maintaining (including but not limited to cleaning and janitorial services),
overhauling, improving and repairing the land and/or improvements in accordance
with generally accepted accounting or management principles or practices.

 

Notwithstanding anything to the contrary in the definition of ‘Operating
Costs’, Operating Costs shall not include the following:

 

(i)  Any ground lease rental (but rental and other access
fees on the access tunnel to the Pershing Square Garage are included in
operating costs);

 

(ii)  Capital expenditures required by Landlord’s failure to
comply with laws enacted on or before the date the Building’s Temporary
Certificate of Occupancy is validly issued;

 

(iii)  Costs incurred by Landlord with respect to goods and
services (including utilities sold and supplied to tenants and occupants of the
Building) to the extent that Landlord is entitled to reimbursement for such
costs;

 

(iv)  Costs incurred by Landlord for the repair of damage to
the Building to the extent that Landlord is reimbursed by insurance proceeds;

 

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

 

(vi)  Depreciation and amortization (except as otherwise
provided herein to be includable in operating expenses);

 

(vii)  Leasing commissions, attorneys’ fees, and other costs
and expenses incurred in connection with negotiations or disputes with present
or prospective tenants or other occupants of the Building;

 

(viii)  Wages incurred in connection with the operation of
the parking structure;

 

(ix)  Costs of a capital nature, including without
limitation, costs incurred by Landlord for alterations which are considered
capital improvements, (but capital repairs and capital replacements, and
capital equipment and capital tools purchased by Landlord to enable Landlord to
supply services Landlord might otherwise contract for with a third party, shall
be included in operating expenses in accordance with generally accepted
accounting principles, consistently applied);

 

(x)  Expenses in connection with services or other benefits
which are not provided to Tenant or for which Tenant is charged for directly or
which are selectively provided to another tenant or occupant of the Building;

 

(xi)  Interest, points and fees on debt or amortization on
any mortgage or mortgages encumbering the Building or the land on which the
Building

 

6

 

is
located;

 

(xii)  Expenses and costs not normally, in accordance with
generally accepting accounting principles, included in Operating Costs by
landlords of first-class institutional office Buildings;

 

(xiii)  Advertising and promotional expenditures;

 

(xiv)  Any bad debt loss, rent loss, or reserves for bad debts or
rent loss;

 

The following shall also be excluded from the taxes and operating
costs:  Federal and State income taxes imposed on Landlord’s net income
and any and all costs of any expenses to procure tenants for the building,
including but not limited to brokerage commissions, legal fees, and remodeling
costs of suites. (3) “Base Year” shall mean (a) for computation of
Tax increases, the fiscal tax year ended June 30th, 1997, and (b) for computation of
Operating Cost increases, the calendar year 1997.
(4) “Subsequent Year” shall mean each and every tax or calendar year, as
the case may be, following the base year failing wholly or party within the
term of this lease.

 

B.  Statements for TENANT.  On or
about the 1st day of April, in each and every Subsequent Year, and within
ninety (90) days after the expiration or earlier termination of the term of
this lease, Landlord will furnish to Tenant a comparative statement which shall
show a comparison of all pertinent costs, either actual or estimated, and
information applicable to the Taxes in the Base Year and in the current tax
year and applicable in Operating Costs in the Base Year and in the calendar
year preceding the year in which the comparative statement is submitted, and
the amount, if any, of the increased in Taxes and Operating Costs and the
amount thereof to be paid by Tenant.  In the event that the Building is
not at least ninety-five percent (95%) occupied during any Base Year or
Subsequent Year, then the costs for such year, either actual or estimated,
shall be adjusted and increased to reflect what expenses would have been, had
such occupancy been ninety-five percent (95%) during such entire year. 
The failure of Landlord to furnish a comparative statement for any year in
accordance with this Paragraph B shall be without prejudice to the right of
Landlord to furnish comparative statements in subsequent years.  In the
event that Landlord shall, for any reason, be unable to furnish a comparative
statement on or about April 1st of any year, or within ninety (90) days
after the expiration or earlier termination of this lease, Landlord may furnish
such statement as soon thereafter as practicable, with the same force and
effect as a comparative statement would have had, if delivered as aforesaid.

 

C.  Payment of Increase in Rent.  (1) The
payment of any additional rent on account of Taxes and Operating Cost increase,
pursuant to the provisions of this Article 20 shall be made as
follows:  On the first day of the month following the furnishing of a
comparative statement, Tenant shall pay to landlord as additional rent (a) a
sum equal to 1/12th of Tenant’s share of tax increase multiplied by the number
of months then elapsed from the date commencing with the 1st day of the current
fiscal tax year up to the date of the comparative statement (less and payments
made in advance under the last previous comparative statement submitted, if
any) plus (b) a sum equal to 1/12th of Tenant’s share of Operating Costs
increase multiplied by the number of months then elapsed from the date
commencing with the first day of the preceding calendar year up to the date of
the comparative statement (less any payments made in advance under the last
previous comparative statement submitted, if any), plus (c) in advance,
1/12th of such share of both Tax and Operating Cost increases with respect to
the then current month, and each month thereafter as additional rent until a
different comparative statement shall be submitted as above provided. (2) When
the next comparative statement is submitted by Landlord to Tenant, in the event
than such comparative statement shall show an increase in Taxes and/or
Operating Costs which shall be different from the increase paid or which was to
be paid in advance under the last previous comparative statement, then the
additional rent that had been or was to be paid in advance on account of Taxes
and Operating Cost increases, shall be increased or decreased accordingly. (3) The
additional rent due to Landlord or any credit due to Tenant, as disclosed by
the comparative statement furnished Tenant, shall be paid or credited within
Ten (10) days after the furnishing of such comparative statement. (4) In
the Event Tenant should dispute any cost items in any comparative statement
furnished by Landlord pursuant to this Article, Landlord and Tenant
specifically agree that provided Tenant is not otherwise in default in the
payment of the basic monthly rent under this lease and Tenant first deposits
with Landlord the total sum in dispute hereunder, the cost items in dispute
shall be submitted to an independent Certified Public Accountant engaged by
Landlord and reasonably approved by Tenant, for audit and verification of the
cost items disputed, and the finding and determination of said independent
Certified Public Accountant, shall be deemed conclusively correct, final and
binding between parties hereto without further remedy or recourse to legal
proceedings.  In the event such audit discloses that the aggregate of the
true amount of such cost items as verified is within three per cent (3%) of the
aggregate items disputed, Tenant shall pay the cost of such audit, which shall
be in accordance with the reasonable charges generally prevailing for such
work.  Sums payable under this Article are deemed independent
additional rent and are payable in addition to the rental specified in Article 2
of this lease, any guaranteed minimum monthly rental, and any percentage rental
payable under this lease.

 

D.  Arbitration.  Provided Tenant is
not otherwise in default in the payment of the basic monthly rent under this
lease, the interpretation, construction, performance, or breach of this Article 20,
may be settled by arbitration pursuant to the rules and regulations of the
American Arbitration Association.  Either party requesting arbitration
under this Article 20 shall make a demand on the other party by registered
or certified mail with a copy to the American Arbitration Association.  It
is a condition precedent to Tenant’s right to arbitration that Tenant first
deposit with Landlords the total amount of the sum in dispute.  The
arbitration shall take place as noticed by the American Arbitration Association
regardless of whether one of the parties fails or refuses to participate. 
In no event shall any sum payable hereunder be withheld by Tenant pending
completion of such arbitration.

 

21.  GENDER.  In this lease, whenever the context so requires,
the masculine gender herein used shall include the feminine or neuter and the
singular number shall include the plural.  The captions set forth in the
various Articles of this lease are for identification and convenience only and
are not intended to, and shall not be deemed to limit or expand the contents of
the respective Article.  If Tenant is a corporation, Tenant agrees to
provide Landlord, upon execution of this lease by Tenant, with a notarized copy
of corporate resolution authorizing the Tenant corporation to execute this
lease and any appurtenant documents.

 

22.  SUBORDINATION.  Tenant expressly agrees that at the
sole option of Landlord, this lease shall be either subject and subordinate, or
paramount, to all ground or underlying lease, mortgages.  Deeds of Trust,
or any other encumbrances now placed or which may be placed in the future upon
the real property of which the demised premises are a part by the owners
thereof, and to all renewals, modifications, replacements or extensions thereof. 
And Tenant further agrees that, whenever requested to do so by Landlord, Tenant
will execute, sign and deliver any documents required to effectuate such
subordination or superiority.  Tenant shall, upon request from Landlord,
execute and deliver to Landlord any certificate or other instrument stating the
date this lease will terminate, the date to which rent has been paid, that this
lease is in full force and effect without modification, and that Tenant has no
rights of deduction or offset hereunder or, if this lease has been modified or
if Tenant claims a deduction or offset hereunder, stating the effect of such
modification and/or the claimed deduction or offset.  Tenant hereby
irrevocably constitutes and appoints Landlord as Tenants’ attorney in fact to
execute (and to deliver to any third party) any documents required to effect
such subordination or superiority and nay such certificate or instrument for an
on behalf of Tenant.  If Tenant shall have failed to do so within ten (10) days
after request therefore by Landlord, and in such event Landlord shall be
conclusively deemed not in

 

7

 

default
under this lease.  Any right, either expressed or implied, to quiet
enjoyment of the premises which Tenant may have under this lease shall be
subject to any subordination of this lease under this Article.

 

Notwithstanding anything to the contrary in the foregoing, Landlord
agrees that it shall reasonably cooperate with and assist Tenant in Tenant’s
obtaining a lender’s standard form Non-Disturbance Agreement by requesting such
an agreement from the lender on behalf of Tenant.  Any and all costs and
expenses incurred in obtaining a Non-Disturbance Agreement shall be Tenant’s
sole responsibility, including but not limited to any fees or costs imposed by
the lender and any and all attorneys’ fees incurred by Tenant or
Landlord.  Any negotiations or modifications of lender’s standard form
Non-Disturbance Agreement shall be Tenant’s sole responsibility.

 

23.  DELAY IN OCCUPANCY.  Tenant, agrees that, in the
event Landlord does not deliver to Tenant timely possession of the demised
premises at the commencement of the term, due to failure of a previous tenant
to promptly vacate the premises, or due to delays of Landlord or its contractor
in completing the remodeling of the premises, or due to any other delays,
Landlord shall not be liable for any damage caused thereby; nor shall this
lease be void or voidable if possession is given to Tenant within one hundred
twenty (120) days after the date set for commencement of this lease, but in no
event shall Tenant be liable for rent until such time as Landlord offers to
deliver possession of said  premises to Tenant.  However, the term
hereof shall not be extended by
such delay.  If Tenant, with Landlord’s consent, takes possession of the
demised premises prior to the commencement of this lease, then Tenant shall be
subject to all the covenants and conditions hereof and shall pay rent for the
period ending with the commencement of said term at the monthly rate prescribed
for the first month of the said term.  In the event that the delay in
delivering to Tenant possession of said premises at the commencement of said
term is caused by Tenant, rentals shall nevertheless commence on the date set
out in this lease for the commencement of the term of this lease.

 

24.  CONDITIONS OF COVENANTS.  Each and all of the
provisions of this lease are conditions precedent to be faithfully and fully
performed and observed by Tenant to entitle Tenant to obtain and continue in
possession of the premises hereunder, said conditions are also covenants on the
part of Tenant and time of performance of each is of essence of this agreement.

 

25.  ATTORNEYS’ FEES  If any action or actions be
commenced for the breach of any covenants or conditions of this lease, or for
any rent, or any other action arising out of this lease, or for the possession
of said premises, or if arbitration of Article 20 is requested by either
party hereto, or if Landlord necessarily intervenes in, or becomes a party, or
is made a party to, any action or actions accruing out of this lease in order
to protect is rights, then losing party will pay to prevailing party a
reasonable attorney’s fee in such action or actions, which fee shall be fixed
by the court in such action.  As a further inducement to Landlord to make
this lease and in consideration thereof, Landlord and Tenant covenant and agree
that in any action or proceeding arising out of, under or by virtue of this
lease, Landlord and Tenant do hereby waiver trial by jury.

 

26.  BUILDING RULES.  Tenant covenants that Tenant,
together with all persons entering and/or occupying the demised premises shall
keep and perform each and all of the rules and regulations of the building
hereinafter set forth which are hereby referred to and made a part
hereof.  Landlord shall have the right to amend said rules and to
make other and different reasonable rules and regulations as in Landlord’s
reasonable judgment may from time to time be necessary for the management,
safety, care and cleanliness of the premises, and for the preservation of good
order therein, as well as for the convenience of other occupants and tenants
therein.  Such rules and regulations may reasonably limit, restrict
and regulate the privileges of tenants in the said building, and all such rules and
regulations so made by Landlord, after notice thereof to Tenant, shall be
binding upon Tenant and become conditions of Tenant’s tenancy and covenants on
the part of and to be performed by Tenant.  Violation of any such rules and
regulations may be deemed a breach of this lease by Tenant.  Landlord
shall not be responsible to Tenant or to any other person for the
non-observance or violation of the rules and regulations by any other
tenant or person.

 

27.  WAIVER.  No modification, alteration or waiver of
any term, covenant or condition of this lease shall be valid unless in writing
subscribed by the Landlord or by any officer of Landlord authorized in
writing.  No waiver of a breach of any covenant or condition shall be
valid unless in writing subscribed by the Landlord or by any officer of
Landlord authorized in writing.  No waiver of a breach of any covenant or
condition shall be construed to be a waiver of any succeeding breach.  Not
act, delay or omission done, suffered or permitted by landlord shall be deemed
to exhaust or impair any right, remedy or power of Landlord hereunder. 
Landlord shall have the right to accept any rental payment tendered by Tenant
for lesser amounts than the full rental due without waiver of the balance due
from Tenant, and in this regard Landlord shall have the right to deposit any
checks tendered by Tenant regardless of any restrictive notations or
endorsements placed thereon by Tenant or set forth in any accompanying
transmittal without waiver of the balance due Landlord.  Landlord’s
acceptance of the keys to the premises shall not constitute a surrender or
termination of this lease.  A surrender or termination of this lease can
only be effected by way of written agreement between the parties.  This
agreement contains the entire contract between the parties hereto, and there
are no oral or other agreements between Tenant and Landlord with regard to this
lease, except those expressly set out herein, and no representative or officer
of Landlord has any power to change, modify or make any other terms or
representations whatsoever than those herein set forth.  Tenant hereby
waives the provisions of Sections 1932, 1941, 1942 and subdivision (4) of Section 1933
of the Civil Code of the State of California and any and all other statutes or
laws permitting a tenant to make repairs at the expense of the landlord or to
terminate a lease by reason of the condition of the premises or any part
thereof.  Should any part, clause, provision or condition of this lease be
held to be void, invalid or inoperative, such invalidity shall not affect any
other clause, provision or condition hereof, but the remainder of this lease
shall be effective as through such invalid clause, provision or condition had
not been included herein.

 

28.  COVENANT BY TENANT.  HAZARDOUS MATERIALS. 
Tenant covenants to hold Landlord free and harmless from all loss or damage
resulting from Tenant’s violation of any term or provision of this lease,
including but not limited to attorney fees and court costs.

 

Tenant further covenants to hold Landlord free and harmless from the
use, misuse or neglect of said premises or appurtenances and expressly waives,
in favor of Landlord, all claims arising out of any alleged defective or unsafe
condition thereof, unless the same was caused by the negligence or willful
misconduct of Landlord.

 

Tenant agrees to pay for all damages which may be caused to Landlord or
the building in which the demised premises are situated or to any tenant or
occupant thereof by any act or failure to act of Tenant or any of Tenant’s
invitees, contractors, agents, guests, visitors or employees, and Tenant
further agrees not to use or suffer to be used the demised premises in any
manner which will increase the present rate of premium for insurance on said
building, or cause a cancellation of any insurance policy relating to said
building (Landlord acknowledges that Tenant’s existing banking operations do
not violate this restriction on the use of the Premises), or keep or suffer to
be kept therein any gasoline, distillate, petroleum, hazardous substances or
explosive products.  Tenant agrees during the entire term to take good
care of the demised premises and to keep the interior thereof in good order,
repair and conditions, natural deterioration with careful use and injury by
fire, the elements and acts of God excepted.

 

Tenant and Landlord hereby represent and warrant that no real estate
broker nor any other person other than Landlord, its agents and employees, has
been involved in the securing and negotiation of this lease, nor is any broker
or any other person entitled to any commission, finder’s fee, nor any other

 

8

 

payment
as a result of Tenant’s execution of this lease.

 

Tenant shall not use, generate, manufacture, produce, store, treat or
dispose of on, under or about the Leased Premises or the Building, or any part
thereof, any pesticides, fungicides, solvents, herbicides, flammable
explosives, asbestos, radioactive materials, hazardous wastes, toxic substances
or related injurious materials, whether injurious by themselves or in
combination with other materials (collectively, “Hazardous Materials”). 
As used in this Paragraph 7.C, Hazardous Materials shall include but not be
limited to substances defined as “hazardous substances”, “hazardous materials”,
or “toxic substances” in the Comprehensive Environmental Response, Compensation
and Liability Act of 1980, as amended, 42 U.S.C. Section 9601, et seq.;
the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et
seq.; the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901
et seq.; and those substances defined as “hazardous wastes” in Section 25117
of the California Health & Safety Code or as “hazardous substances in
section  20316 of the California Health and Safety Code; and in the
regulations adopted and publications promulgated pursuant to said laws. 
California Health and Safety Code Section 25359.7 (b) requires any
tenant of real property who knows, or has reasonable cause to believe, that any
release of a hazardous substance has come to be located in, on or beneath such
real property to give written notice of such condition to the owner
thereof.  Tenant shall comply with requirements of Section 25359.7 (b) and
any successor statute thereto and with all other statutes, laws, ordinances,
rules, regulations and orders of governmental authorities with respect to
hazardous substances.

 

Tenant shall indemnify, defend (by counsel reasonably acceptable to
Landlord), protect, and hold Landlord, and each of Landlord’s partners,
employees, agents, attorneys, successors and assigns, free and harmless from
and against any and all claims, liabilities, penalties, forfeitures, losses or
expenses (including attorneys’ fees) or death of or injury to any person or
damage to any property whatsoever, arising from or caused in whole or in part,
directly or indirectly by (a) Tenant’s possession in, on, under or about
the Leased Premises or discharge in or from the Leased Premises of any
Hazardous Materials or Tenant’s use, analysis, storage, transportation,
disposal, release, threatened release, discharge or generation of Hazardous
Materials to, in on, under, about or from the Leased premises or the Building,
or (b) Tenant’s failure to comply with any Federal, State, County,
Municipal, local or other law, rule, ordinance and regulation now or hereafter
in effect relating to the industrial hygiene, environmental protection, use,
analysis, generation, manufacture, purchase, transportation, storage and
disposal of hazardous, toxic, contaminated, polluting and radioactive matter,
substances and wastes.  Tenant’s obligations hereunder shall include,
without limitation, and whether foreseeable or unforeseeable, all costs of any
required or necessary repair, cleanup, detoxification or decontamination of the
Leased Premises or the Building, and the preparation and implementation of any
closure, remedial action or other required plans in connection therewith, and shall
survive the expiration or earlier termination of the Lease.  For purposes
of the release and indemnity provisions hereof, any acts or omissions of
Tenant, or by employees, agents, assignees, contractors or subcontractors of
Tenant or others acting for or on behalf of Tenant (whether or not they are
negligent, intentional, willful or unlawful) shall be strictly attributable to
Tenant.

 

29.  DEFAULT.  A.  It shall, at Landlord’s option,
be deemed a breach of this lease if (1) Tenant defaults (a) in the making
of any payment of money pursuant to this lease, or (b) in fulfilling any
other term, covenant, condition, provision, or agreement of this lease if said
default under this Article 29 continues to exist at the expiration of thirty (30) days after notice thereof
given by Landlord to Tenant, or (2) (Intentionally deleted.  Any
references to this subparagraph 2 in this Lease shall be deemed to refer to
subparagraph (3) which follows); (3) Tenant shall cease to occupy or
conduct business in Suite 100 and/or the Second Floor Premises during
customary banking hours, or if Tenant shall remove substantially all of Tenant’s
furniture of furnishings therefrom, or (4) Tenant shall fail to move into
or take possession of demised premises within fifteen (15) days after Landlord
offers the premises for occupancy or (5) any execution or attachment shall
be issued against Tenant or any of Tenant’s property or (6) the demised
premises shall be taken or occupied or attempted to be taken or occupied by
someone other than Tenant or (7) Tenant shall default with respect to any
other lease between (a) Landlord and Tenant, or (b) any parent
company or subsidiary company or affiliate or agent of Landlord or Tenant or (8) Tenant
assigns or otherwise transfers substantially all of the assets used in
connection with the business conducted in demised premises.

 

B.  In the event that Landlord elects, pursuant to paragraph
A of this Article, to declare a breach of this lease, then Landlord shall have
the right to give Tenant fifteen (15)
days notice of intention to end the term of this lease and thereupon, at the
expiration of said fifteen (15)
days, the term of this lease shall expire as fully and completely as if that
day were the day herein definitely fixed for the expiration of the term hereof
and Tenant shall then quit and surrender the demised premises to Landlord, but
Tenant shall remain liable as hereinafter provided.  If Tenant fails to so
quit and surrender the demised premises as aforesaid, Landlord shall have the
right, without notice to re-enter demised premises and dispossess Tenant and
the legal representatives of Tenant and all other occupants of demised premises
by unlawful detainer or other summary proceedings, or otherwise, and remove
their effects and regain possession of demised premises (but Landlord shall not
be obligated to effect such removal).

 

C.  In the event of any breach of this lease by Tenant (and
regardless of whether or not Tenant has abandoned the demised premises), this
lease shall not terminate unless Landlord, at Landlord’s option, elects at any
time when Tenant is in breach of this lease to terminate Tenant’s right to
possession as provided in Paragraph B and of this Article or, at
Landlord’s further option, by the giving of any notice (including but not
limited to any notice preliminary or prerequisite to the bringing of legal
proceedings in unlawful detainer) terminating Tenant’s right to
possession.  For so long as this lease so continues in effect, Landlord
may enforce all of Landlord’s rights and remedies under this lease, including
the right to recover all rent as it becomes due hereunder.  For the
purposes of this Paragraph C, the following shall not constitute termination of
Landlord’s right to possession; (1) acts of maintenance or preservation or
efforts to relet demised premises, or (2) the appointment of a receiver
upon initiative of Landlord to protect Landlord’s interest under this lease.

 

D.  In the event of termination of this lease or termination
of Tenant’s right to possession (as the result of Tenant’s breach of this lease
or pursuant to Article 30 (Bankruptcy), landlord shall have the right: (1) To
remove any and all persons and property from demised premises pursuant to such
rights and remedies as the laws of the State of California shall then provide
or permit, but Landlord shall not be obligated to effect such removal. 
Such property may, at Landlord’s option, be stored or otherwise dealt with as
such laws may then provide or permit, including but not limited to the right of
Landlord to store the same, or any part thereof, in a warehouse or elsewhere at
the expense and risk of and for the account of Tenant, (2) To recover from
Tenant damages which shall include but not be limited to: (a) The worth,
at the time of award, of the unpaid rent (including but not limited to
increases in rent pursuant to Article 20 even if determined at a later
date) which have been earned at the time of termination; (b) The worth, at
the time of award, by which the unpaid rent (including but not limited to increases
in rent pursuant to Article 20 even if determined at a later date) which
would have been earned after termination until the time of award exceeds the
amount of such rental loss that the Tenant proves could have been reasonably
avoided; (c) The worth, at the time of award, of the amount by which the
unpaid rent (including but not limited to increases in rent pursuant to Article 20
even if determined at a later date) 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 for the same period; and (d) Such reasonable
expenses as landlord may incur for legal actions, attorney’s fees, court costs,
for reletting (including but not limited to advertising), brokerage fees, for
putting demised premises in good order, condition and repair, for preparing the
same for reletting (including but not limited to any remodeling, renovations or
alterations of the premises), and for keeping demised premises in good order,
condition and repair (before and after Landlord has prepared the same for
reletting), and all reasonable costs (including but not limited to attorneys’
and receivers’ fees) incurred in connection with the appointment of and
performance by any receiver and any other amount necessary to compensate
Landlord for all the detriment approximately caused by Tenant’s failure to
perform these obligations under the lease or which in the ordinary course of
things would be likely to result therefrom.  The “worth of at the time or award”
shall include interest at the maximum legal rate. (3) To enforce, to the
extent permitted by the laws of the State of California then in force

 

9

 

and
effect, any other rights or remedies set forth in this lease or otherwise
applicable hereto by operation of law or contract.

 

E.  In the event of a breach by Tenant of any of the terms,
covenants, conditions, provisions or agreements of this lease Landlord shall
additionally have the right of injunction.  Mention in this lease of any
particular remedy shall not preclude Landlord from any other remedy, at law or
in equity.

 

F.  Tenant hereby expressly waives any and all rights of
redemption granted by or under any present or future law in the event of Tenant’s
being evicted or dispossessed or any cause, or in the event of Landlord’s
obtaining possession of demised premises, by reason of the violation by Tenant
of any of the terms, covenants, conditions, provisions or agreements of this
lease, or otherwise.

 

G.  Any amount due to Landlord not paid when due shall bear
interest at the maximum rate then allowable by law from the date due.  On
any amounts not paid within twenty-five (25) days from the date due, Tenant
shall pay Landlord a late charge of five (5%) per month for Landlord’s
administrative expenses, plus the amount of legal costs and attorney’s fees
incurred by Landlord prior to trial for the collection of such delinquent
rent.  Landlord shall have the right to apply the first monies received
from Tenant to late charges and interest.  Payment of such interest and
late charges shall not excuse or cure any default by Tenant under this
lease.  Interest shall not be payable on late charges.

 

30.  BANKRUPTCY.  If, at any time during the term of this
lease, in any judicial action proceeding in any court against Tenant, a
receiver or other officer or agent abe appointed to take charge of said
premises or the business conducted therein and shall be in possession thereof,
or if this lease or the interest or estate created thereby vest in any other
person or persons by operation of law or otherwise, except by consent of
Landlord, or in the event of any action taken by or against Tenant under the
federal bankruptcy laws or other applicable statutes of the United States, or
any state, or if Tenant shall make an assignment for the benefit of creditors,
or if an attachment or execution is levied upon Tenant’s property or interest
under this lease which is not satisfied or released within thirty (30) days
thereafter, the occurrence of any such event shall be deemed to be a breach of
this lease by Tenant, and Landlord shall have the rights herein provided in the
event of any such breach, including the right, at Landlord’s option, to
terminate this lease immediately and enter said premises and remove all persons
and property therefrom.  Notwithstanding the foregoing, in the event
Tenant is ever subjected to the jurisdiction of the Federal Deposit Insurance
Corporation or any other federal or state banking authority and pursuant
thereto Tenant or such authority continues to pay the rent pursuant of this
Lease, then this Lease shall not terminate pursuant to the provisions of this Article so
long as the rental and other provisions of this Lease are performed.

 

31.  ACCEPTANCE.  Tenant agrees that, upon substantial
completion of said premises and/or upon Landlord’s offer to deliver the same
for occupancy by Tenant, Tenant will accept said premises and take possession
thereof.  The entry of the Tenant into the possession of the demised
premises shall be conclusive acknowledgement on Tenant’s part of Tenant’s
acceptance of the premises and that they are in good and tenantable condition,
except as to latent defects not apparent by reasonable visual inspection and
reasonable punchlist items.  At the expiration or sooner termination of
this Lease, Tenant shall deliver the demised premises to Landlord, clean and in
a state of repair in which said premise existed at the commencement of the term
hereof with tenant improvements accepted by Landlord under the provisions of Article 7,
reasonable wear and tear excepted.  There are no representations or
warranties of Landlord as to the condition or state of repair of the premises
except as expressly stated in this lease.  Tenant’s failure to accept the
premises upon Landlord’s offer of delivery shall in no way postpone the
commencement of this lease or Tenant’s obligation to pay rental hereunder.

 

32.  COMPLIANCE.  Tenant shall, at
Tenant’s expense, comply with all laws, rules, orders, ordinances, regulations
and requirements or municipal, state and federal governments, boards and
authorities relative to the Tenant’s occupancy of the demised premises or to
the business to be conducted therein.  Landlord shall, at Landlord’s
expense, comply with all laws, rules, orders, ordinances, regulations and
requirements or municipal, state and federal governments, boards and
authorities (herein collectively referred to as the “requirements and
authorities”) relative to the leasing and general operations of the Building,
exclusive of the requirements and authorities relative to each and all of the
tenant’s occupancies of premises within the Building or to the business’s
conducted by such tenants.  Tenant will keep the said premises in a clean
and orderly condition and in accordance with all laws and ordinances and the
direction of all public officers, and, as far as reasonably possible, shall
keep all immoral and disreputable persons out of said premises to the end that
the reputation of the demised premises and the said building as a first class
office building may be preserved.  No trade, occupation, game or business
shall be conducted upon said premises which shall be unlawful or of unethical
character.  The demised premises shall not be used for cooking (except
only for incidental microwave cooking of employees lunch and snacks in a
non-public area of the Premises), lodging, sleeping or for immoral purposes and
no objectionable noise, vibration or odor shall be permitted to escape from
said premises.  Tenant shall not install not maintain vending machines on
the demised premises without Landlord’s prior written permission, nor engage in
any activity which landlord’s Certificate of Occupancy relating thereto.

 

33.  CALIFORNIA LAW.  The provisions of this lease shall be
construed and interpreted in accordance with the laws of the State of
California.  The language in all parts of this lease shall be construed in
all cases according to its fair meaning and not strictly for or against either
Landlord or Tenant.  This lease shall be deemed to jointly prepared by
both of the parties hereto, and any ambiguities or uncertainties herein shall
not be construed for or against either of the parties hereto.

 

34.  TRANSFER OF LANDLORD’S INTEREST.  The term “Landlord” as
used in this lease, insofar as covenants or obligations on the part of Landlord
are concerned, shall be limited to mean and include only the owner, or owners,
at the time in question, of the fee or the ground lease on the demised premises
and in the event of any transfer of the title to such Proprietary interest, the
Landlord named herein (and in case of any subsequent transfers or conveyances,
the then Grantor), their employees and agents shall be automatically freed and
relieved from and after the date of such transfer or conveyance of all personal
liability with respect to the performance of any covenants or obligations on
the part of Landlord contained in this lease thereafter to be performed;
provided, that any funds in the hands of such Landlord or the then Grantor at
the time of such transfer in which Tenant has an interest shall be turned over
to the Grantee, and any amount then due and payable to Tenant by Landlord or
the then Grantor under any provision of this lease shall be paid to Tenant, it
being intended hereby that the covenants and obligations contained in this
lease on the part of Landlord shall, subject as aforesaid, be binding upon
Landlord, its successors and assigns only during and in respect to their
successive periods of ownership.  Any liability that arises form Landlord’s
negligence during its period of ownership and that remains unsatisfied at the
expiration of said period of ownership, shall survive the expiration of the
period of ownership.

 

35.  FORCE MAJEURE.  Any act of the Landlord or Tenant
required by this lease to be done within a specified time (except for the
payment of rent and other sums deemed rent) shall be subject to excusable
delays.  The term “excusable delays” shall be deemed to mean any delays
caused by or due to fire, the elements of nature, casualties, strikes, lockouts
or other labor troubles, governmental regulations, shortages of material, or
supplies, or any cause, whether similar or dissimilar to the foregoing beyond
the control of the performing party which affects the performance of that
party.  Neither party shall be liable to the other, in damages or
otherwise for any such excusable delays.  Landlord shall not be deemed in
default hereunder, for any failure, suspension, stoppage or interruption
of any public utility services, air conditioning or elevator service, caused by
repairs, replacements, riots, strikes, labor disputes, fire explosion,
earthquake, floods, rain storms, war, insurrection failure of any public
utility to furnish service for any reason whatsoever (including, but not
limited to any rationing or reduction in service due to any Energy or Natural
Resource Conservation Act or Agency, or any Environmental Protection Act or
Agency.

 

10

 

or
any other similar or dissimilar act, statute, ordinance, regulation or
directive of any federal, state, county, municipality, or any other
governmental or quasi-governmental agency, or of any public utility or any
other public or private agency or entity vested with the power to curtail
service as a means of conserving or controlling the consumption of water, gas,
electricity or any other utility, or any other energy or energy product, or
natural resource, or any product or service), act of God, accidents or any
other similar or dissimilar causes beyond the reasonable control of Landlord;
not shall such failure or reduction constitute an eviction.  There shall
be no abatements of rent by reason of any such failure or reduction.

 

36.  TAXES, ASSESSMENTS AND OTHER CHARGES.  In addition to
rental, operating cost increases and any charges for utilities or services
payable under this lease.  Landlord may at any time during the term of
this agreement increase the service or utilities charges payable as additional
rent to reflect any and all expenses costs (including but not limited to costs
to secure any alternate source of utilities, energy, products or service),
improvements, taxes, assessments, charges, subcharges or penalties which
Landlord is subject to or required to make after the execution date of this
lease pursuant to any Energy or Natural Resource Conservation Act or Agency, or
any Environmental Protection Act or Agency, or any other similar or dissimilar
act, statute, ordinance, regulation or directive of any federal, state, county,
municipality, or any other governmental or quasi-governmental agency, or any
public utility of any other public or private agency or entity vested with the
power to impose taxes, assessments, charges, surcharges or penalties as a means
of conserving or controlling the consumption of water, gas, electricity or any
other utility, or any other energy or energy product, or natural resource, or
any product or service, whether or not such taxes, assessments, charges,
surcharges or penalties are based upon or applied (either directly or
indirectly) to any utility, product or service charge.  Such increase to
Tenant shall be based upon a proportion of the sum due as determined by Landlord,
to be reasonably applicable to Tenant and shall be due and payable within ten (10) days
after billing by Landlord.  In any event, Tenant shall pay all such taxes,
assessments, expenses, charges, or surcharges that are imposed directly against
Tenant.

 

Tenant shall pay Tenant’s Percentage Share (as specified in Article 20)
of any special assessment levied upon the building, improvements or real
property upon which the demised premises are located by the Los Angeles Rapid
Transit District (or any other governmental entity having the authority to
impose such assessment) (the “Metrorail Assessment”).  Tenant shall pay
Tenant’s Percentage Share of the Metrorail Assessment in equal monthly
installments as the same are billed by Landlord to Tenant.  Landlord may
require that the final installment be due and payable on the first day of the
month in which the Metrorail Assessment is due.  Tenant’s obligation
requires Tenant to pay Tenant’s Percentage Share of the entire Metrorail
Assessment for each calendar year of the Term and is not limited to Tenant’s
Percentage Share of any annual increases made, from time to time, to the
Metrorail Assessment.  If the bill for the Metrorail Assessment specifies
that it applies to a given period of time.  Tenant’s obligations shall be amortized
to the extent the Term of this Lease does not include all such period.

 

Tenant shall pay Tenant’s Percentage Share (as specified in Article 20)
of any special assessment, tax, levy, surcharge or fee levied upon the
building, improvements or Real Property by the City or County of Los Angeles in
connection with the development, improvement or beautification of Pershing
Square or the area immediately adjacent thereto (the “Pershing Square
Assessment”).  Tenant’s obligation requires Tenant to pay Tenant’s
Percentage Share of the entire Pershing Square Assessment for each calendar
year of the Term and is not limited to Tenant’s Percentage Share of any annual
increases made, from time to time, to the Pershing Square Assessment.  If
the bill for the Pershing Square Assessment specifies that it applies to a
given period of time, Tenant’s obligations shall be amortized to the extent the
Term of this Lease does not include all such period.

 

37.  

 

38.  CONDITION OF THE
PREMISES.  Tenant agrees that the demised premises are being leased in an “as
is” condition and Landlord is not obligated to perform any work of any kind to
prepare the premises for Tenant’s occupancy, except that upon the written
request of Tenant at any one time for each
floor during the Lease Term, Landlord at its cost and expense shall repaint all
painted surfaces and recarpet all carpeted surfaces in the premises located on
the 1st, 2nd, 9th and 20th Floors with Landlord’s Building Standard carpet and paint in the same or
similar colors.  All additional work and any over standard materials shall
be furnished and/or paid for as an extra by Tenant and shall be performed by
Landlord or in accordance with the provisions of Article 7 of this lease. 
To the extent possible, Landlord shall endeavor to perform the aforesaid work
outside Tenant’s business hours, in the evenings and on weekends.

 

The area of the leased premises is based upon the rentable area, which
includes Tenant’s proportionate share of the public elevator lobby, toilet
rooms, corridors and other public areas on the floor on which the demised
premises are located.  A lease of a full floor includes the entire public
area on the floor.

 

11

 

39.  FIRE PROOFING AND INSULATING MATERIALS, ABATEMENT. 
Tenant acknowledges that certain fire-proofing and insulating materials used in
the construction of the Building contain asbestos and other hazardous
substances (collectively “asbestos”).  If any governmental entity
promulgates or revises a statute, ordinance, code, rule or regulation, or
imposes mandatory or voluntary controls or guidelines with respect to such
asbestos-containing materials or if Landlord otherwise so elects, Landlord may,
in its sole and reasonable discretion, comply with such mandatory or voluntary
controls or guidelines, or elect to make such alterations or remove such
asbestos-containing materials.  Such compliance or the making of
alterations, and the removal of all or a portion of such asbestos containing
materials, whether in the Premises or elsewhere in the Building, shall not, in
any event constitute a breach by Landlord of any provision of this Lease,
relieve Tenant of the obligation to pay any Rent due under this Lease,
constitute or be construed as a constructive or other eviction of Tenant, or
constitute or be construed as a breach of Tenant’s quiet enjoyment.  In
accordance with Proposition 65 (Assembly Bill No. 3713) and the
regulations promulgated thereunder (California Health and Safety Code Sections
25249.6 et. seq.) which require that persons subject to “environmental exposure”
to certain designated chemicals, such as asbestos, receive warning, you are
advised that:

 

WARNING: THE BUILDING CONTAINS ASBESTOS

A CHEMICAL KNOWN TO THE STATE OF

CALIFORNIA TO CAUSE CANCER

 

Tenant also acknowledges that Landlord has promulgated building
regulations and procedures governing the manner in which Tenant may undertake
alterations, additions, modifications and improvements to the Premises in those
areas where asbestos-containing materials may be located, and such regulations
and procedures may be modified, amended or supplemented from time to
time.  Prior to undertaking any physical work in or around the
Premises, Tenant shall notify Landlord in writing of the exact nature and location
of the proposed work and shall promptly supply such additional information
regarding the proposed work as Landlord shall request.  After receipt of
Tenant’s notice, Landlord shall, to the extent appropriate, supply Tenant with
the Building regulations and procedures for working in areas where there is a
risk of coming into contact with asbestos-containing materials.  Tenant
shall, at Tenant’s sole cost and expense, strictly comply with all such
Building regulations and procedures established by Landlord and with all
applicable governmental statutes, ordinances, codes, rules, regulations,
restrictions and guidelines (herein “governmental controls”).  Landlord
shall have the right (but not the duty or obligation at all times to monitor
the work for compliance with the Building regulations and procedures and
governmental controls.  If Landlord determines that any of the Building
regulations or procedures or governmental controls are not being strictly
complied with, Landlord may immediately require the cessation of all work being
performed in or around the Premises until such time as Landlord is satisfied
that the applicable regulations, procedures and governmental controls will be
observed.  Landlord’s monitoring of any work in or around the Premises
shall not be deemed a certification by Landlord of compliance with any
applicable governmental control or of the building regulations and procedures
or a waiver by Landlord of its right to require strict by Tenant with such
Building regulations and procedures and governmental controls, nor shall such
monitoring relieve Tenant from any of its responsibilities and liabilities
relating to such work.

 

40.  ABATEMENT OF FIREPROOFING AND INSULATING
MATERIALS.  Landlord and Tenant shall cooperate with and accomodate one another
in the performance of the following abatement work by Landlord during the term
of this Lease:

 

A.  2nd Floor Abatement.  At any time during the
Term of this Lease, Landlord shall have the right (but not the obligation) upon
sixty (60) days prior written notice to Tenant to abate any asbestos containing
materials located in the 2nd Floor Premises.  The abatement work shall be
performed at night and on weekends under the supervision of a certified
industrial hygienist, either (at the option of Landlord) (a) in segments
in individual sections of the Premises as they are vacated, or (b) in the
entire Premises.  If required by Landlord, Tenant shall temporarily
relocate its employees to unoccupied portions of the 3rd Floor Premises and/or
other available areas of Tenant’s Premises and/or other unoccupied areas in the
Building for which Landlord will not charge any additional rent.  Landlord
shall pay the reasonable costs of relocating Tenant’s furniture to the
temporary space and back to the 2nd Floor Premises.  Whether performed in
segments or in the entire Premises the work shall be performed in a manner
which will interfere with Tenant’s banking operations to the least extent
reasonably possible, in order to permit Tenant’s banking staff to generally perform
their duties normal business hours during the period of the abatement of the
2nd Floor Premises.  In either case, the areas of abatement will be sealed
by plastic barriers or other means as required, and the plastic barriers,
scaffolding and other accouirements necessary for protection or inconvenient to
remove during the course of the work shall remain continously in place
throughout the course of the work.  Tenant shall continue to pay rent on
the entire 2nd Floor Premises throughout the period of the abatement work.

 

B.  Suite 100 Abatement.  At any time during
the Term of this Lease.  Landlord shall have the right (but not the
obligation) upon sixty (60) days prior written notice to Tenant to abate any
asbestos containing materials located Suite 100 on the 1st Floor. 
The abatement work shall be performed at night and on weekends under the
supervision of a certified industrial hygienist in a manner which will
interfere with Tenant’s banking operations to the least extent reasonably
possible, in order to permit Tenant’s branch bank to generally remain open
during normal business hours during the period of the abatement.  The
areas of a abatement will be sealed by plastic barriers or other means as
required.  Plastic barriers, scaffolding and other accouirements necessary
for protection or inconvenient to remove during the course of the work shall
remain continously in place throughout the course of the work.  Tenant
shall continue to pay rent on the entire 1st Floor Premises throughout the
period of the abatement work.

 

41.  BUILDING IDENTITY SIGN.  During the Term of this
Lease and any extensions thereof, Tenant shall have the exclusive right to
maintain the existing signs on the top of the Building exterior identifying the
name of the Building as “City National Bank Building”.  Tenant shall be
responsible for all expenses relating to the operation and maintenance of the
signs, including but not limited to utilities, cleaning repairs, permits,
insurance, taxes and for any damage to the Building occasioned by the
signs.  Upon the expiration or termination of this Lease or of these sign
rights, Landlord shall have the right and option, exercisable by written notice
to tenant, to (a) require Tenant at its sole cost to remove the signs and
repair any damage to the Building occasioned by such installation or removal
and restore the Premises to original condition, or (b) leave the signs in
place and surrender them to the Landlord as Landlord’s property under the terms
of this Lease, provided that Landlord shall thereupon modify said signs to no
longer read “City National Bank”.

 

42.  OPTION TO TERMINATE.  Landlord hereby grants to Tenant a
one-time option to terminate this Lease on the 30th day of June 2004, but
only upon the following terms and conditions.

 

A.  That Tenant is not in material default under any of the terms,
covenants and conditions of this Lease on the part of Tenant to be performed
both at the time of the exercise of the option and on the termination date.

 

B.  That Tenant give Landlord twelve (12) months’ prior written
notice of Tenant’s election to exercise the option, such notice to be actually
received by Landlord at least twelve (12) months prior to date the opinion is
to take effect.

 

C.  That Tenant pay to Landlord with the aforesaid notice the sum
of Three Hundred Eighty-Nine Thousand and No/100 Dollars ($389,000.00) as

 

12

 

consideration
for this Lease termination.

 

D.  That Tenant and all persons claiming under or through
Tenant vacate the demised premises not later than the termination date and
return the premises to Landlord in good condition, normal wear and tear
excepted.

 

E.  That all leasehold improvements which are Landlord’s property
under this Lease remain in the premises as part of the realty as provided in Article 7
and other provisions of this Lease.  Tenant shall remove any alteration or
improvements required to be removed by Tenant under the terms of this Lease and
restore the premises as required not later than the termination date.

 

F.  That this option shall be self-operating and that, once
exercised by Tenant no further documentation by the parties hereto shall be
necessary in order to terminate this Lease.

 

G.  That time is expressly made of the essence of this option.

 

43.  OPTION TO EXTEND TERM.  Landlord hereby grants to
Tenant the right to extend the term of this Lease for an additional five (5) year
period commencing upon the expiration of the initial ten (10) year term on
December 31, 2006, but nevertheless, only upon the following terms and
conditions:

 

A.  That Tenant is not in material default under any of the terms,
covenants and conditions of this Lease on the part of Tenant to be performed
both at the time of the exercise of such option and at the commencement of the
extended term.

 

B.  That Tenant give Landlord twelve (12) months’ prior written
notice of Tenant’s election to exercise such option, such notice to be actually
received by Landlord at least twelve (12) months prior to date the option is to
take effect.

 

C.  That Tenant shall pay as rent during the extended term the
fair market rental value which is deemed to be the rental rate then being
offered to prospective tenants for new leases of the date of the commencement
of the extended term for comparable premises in the City National Bank
Building, or if no comparable premises in the Building are on the market at
that time, the rate for comparable premises in comparable office Buildings in
the downtown Los Angeles area, provided that in no event shall the rent for the
extended term be less than the herein rental rate paid by Tenant for the
premises for the last month of the initial ten (10) year term of this
Lease.  The determination of such fair market rental value shall take into
consideration all the elements which are generally and usually considered in
the real estate industry to establish a fair market rental value for comparable
premises, including but not limited to the size and location of the premises,
the quality and extent of the improvements existing in the premises, operating
cost and tax increases, cost of living and other rental adjustments, the
location of the premises in the Building, the floor height of the premises and
other economic factors generally allowed a tenant in such market for comparable
premises, such as a free rent allowance, provided that the determination of
fair market rental value shall not include any imputation of monetary value to
fair market rental factors not a constituent part of the extension option, such
as, for example, a reduction of rental for a brokerage commission where
Landlord has no obligation to pay such commission, or a reduction for a
relocation allowance, or a tenant improvement allowance based on unimproved or
raw space.  In any event the fair market rental value of the premises
shall be determined by employing sound business judgment and generally accepted
appraisal practices, and shall be established in accordance with Landlord’s
then standard leasing practices for premises based upon the rentable
area.  Escalations under Article 20 for the taxes and operating
expenses, and the Metrorail and Pershing Square Benefit Assessments, and any
charges under other provisions of this Lease, shall be passed through to Tenant
in addition to the base monthly rental.

 

In no event shall the rent for the extended term be less than the
herein rental rate paid by Tenant for the premises for the last month of the
initial ten (10) year term of this Lease.

 

D.  If the parties agree on the rent for the extended term,
they shall immediately execute an amendment to this Lease stating the rent for
the extended term.  If the parties are unable to agree on the rent for the
extended term then within ninety (90) days prior to the commencement of the
extended term, each party, as its cost and by giving notice to the other party,
shall appoint a real estate appraiser with at least five (5) years
full-time commercial appraisal experience in the area in which the Premises are
located to appraise and set the rent for the extended term based upon the
foregoing formula.  If a party does not appoint an appraiser within ten (10) days
after the other party has given notice of the name of its appraiser, the single
appraiser appointed shall be the sole appraiser and shall set the rent for the
extended term.  If the two (2) appraisers are appointed by the
parties as stated in this paragraph, they shall meet promptly and attempt to
set the rent for the extended term.  If they are unable to agree within 30
days after the second appraiser has been appointed, they shall elect a third
appraiser meeting the qualifications stated in this Paragraph within ten (10) days
after the last day of the thirty (30) day period given the two appraisers to
set the rent.  Each of the parties shall bear one-half (1/2) of the cost
of appointing a third appraiser and of paying the third appraiser’s fee. 
The third appraiser, however selected, shall be a person who has not previously
acted in any capacity for either party.  Within thirty (30) days after
selecting of third appraiser, a majority of the appraisers shall set the rent
for the extended term.  If the majority of the appraisers are unable to
set the rent within the stipulated period of time, the two (2) appraisals
that are closest in amount shall be added together and their total divided by
two (2); the resulting quotient shall be the fair market rental value for the
premises.

 

E.  That Tenant shall execute an Addendum confirming the
extension of the Term of this Lease and the rental, provided that this option
shall be self-operating and that once exercised by Tenant no further
documentation by the parties hereto shall be necessary in order to extend the
Term of this Lease.

 

F.  That time is expressly made of the essence of this
option.

 

13

 

This
lease consists of forty-three (43)
Articles consecutively numbered.

 

Rules and
regulations of the building referred to herein which constitute a part of this
lease.

 

1.  The sidewalks, entrances, lobby, garage, elevators, stairways
and public corridors shall be used only as a means of ingress and egress and
shall remain unobstructed at all times.  The entrance and exit doors of
all suites are to be kept closed at all times, except as required for orderly
passage to and from a suite.  Loitering or congregating in any part of the
building or obstruction of any means of ingress or egress shall not be
permitted.  Doors and windows shall not be covered or obstructed except
that Landlord shall have the right to require Tenant to keep the drapes closed
at all times.

 

2.  Plumbing fixtures shall not be used for any purposes other
than those for which they were constructed, and no rubbish, newspapers, trash
or other substances of any kind shall be thrown into them.  Walls, floors
and ceilings shall not be defaced in any way, and no one shall be permitted to
mark, drive nail, screw or drill into, paint, or in any way mar any building
surface, except that pictures, certificates, licenses and similar items
normally used in Tenant’s business may be carefully attached to the walls of
the demised premises by Tenant in a manner to be prescribed by Landlord. 
Upon removal, of such items by Tenant, any damage to the walls or other
surfaces, except minor nail holes, shall be repaired by Tenant.

 

3.  No awning, shade, sign, advertisement or notice shall be
inscribed, painted, displayed or affixed on, in or to any window or door or any
other part of the outside or inside of the building or the demised
premises.  No window displays or other public displays shall be permitted,
without the prior written consent of Landlord.  Tenant shall not solicit
other tenants in the building.  Drapes may be installed by tenants
provided they are of such color, material, construction and installation as may
be prescribed by landlord.  All tenant identification on public corridor
doors will be installed by Landlord for Tenant, but the cost shall be paid by
Tenant.  No lettering or signs other than the name of the Tenant will be
permitted on public corridor doors, with the size and type of letters to be
prescribed by Landlord.  The bulletin board or directory of the building
will be provided exclusively for the display of the name and location of Tenant
only, and Landlord reserves the right to exclude all other names therefrom and
to assess its Buildings Standard charge for each and every name other than the
name of Tenant which Tenant may desire to be placed upon such bulletin board
and to which Landlord may consent.  All requests for listing of Tenants on
the Directory of Building Tenants must be submitted to the office of the
building in writing.  Landlord reserves the right to approve all listing
requests.

 

4.  Electric wiring of every kind and telephone outlets shall be
installed in a manner as will be prescribed by Landlord.  The location of
convenience outlets, electric light outlets, power outlets and telephone
outlets shall be approved by Landlord, but the cost of installation thereof
shall be borne by Tenant.

 

5.  The weight, size and position of all safes and other unusually
heavy objects used or placed in the building shall be prescribed by Landlord
and shall, in all cases, stand on metal plates of such size as shall be
prescribed by Landlord.  The repair of any damage done to the building or
property therein by putting in or taking out or maintaining such safes or other
unusually heavy objects shall be paid by Tenant.

 

6.  All freight, furniture, fixtures and other personal property
shall only be moved into, within and out of the building at times designated by
and under the super vision of Landlord and in accordance with such regulations
as may be posted in the office of the building.  In no event will Landlord
be responsible for any loss or damage to such freight, furniture, fixtures or
personal property from any cause.

 

7.  No improper noises, vibrations or odors will be permitted to
bring or keep within the building, nor shall any person be permitted to
interfere in any way with tenants or those having business with them.  No
person will be permitted to bring or keep within the building any animal, bird
or bicycle.  No person shall throw trash, refuse, cigarettes or other
substances of any kind any place within or out of the building, except in the
refuse containers provided therefor.  No person shall be employed by
Tenant to do janitor work in any part of said building without the written
consent of Landlord.  Landlord reserves the right to exclude or expel from
the building any person who, in the judgment of Landlord, is intoxicated or
under the influence of liquor or drugs or who shall in any manner do any act in
violation of the rules and regulations of said building.

 

8.  The storage of goods, wares or merchandise on the premises
will not be permitted except in areas specifically designated by Landlord for
storage.  No auction, public or private, will be permitted in the
premises.  Articles of unusual size or weight and articles which exceed
the design floor weight of the building are not permitted in the building,
unless permitted by Landlord in writing.

 

9.  The requirements of Tenant will be attended only upon
application at the office of the building.  Landlord’s employees shall not
perform any work or do anything outside of their regular duties unless under
special instruction from the office of the building, and no such employee shall
admit any person (Tenant or otherwise) to any office without specific
instructions from the office of the building.

 

10.  All keys shall be obtained from Landlord, and all keys shall
be returned to Landlord upon termination of this lease.  Tenant shall not
change the locks or install other locks on the doors.

 

11.  Any Tenant using the premises after regular business hours or
on non-business days shall lock any entrance doors to the building used by
Tenant immediately after entering or leaving the building.  Tenant, his
employees, agents or associates, or other persons entering or leaving the
building when it is so locked may be required to sign the building register
when so doing, and any watchman in charge may refuse to admit Tenant or any of
Tenant’s employees, agents or associates, or any other person to the building
while it is so locked without a pass previously arranged or other satisfactory
identification showing such person’s right to access to the building at such
time.  However, Landlord assumes no responsibility whatsoever in
connection therewith and shall not be liable for any damage resulting from any
error in regard to any such pass or identification or from the admission of or
refusal to admit, any person to said building.

 

12.  Tenant shall be deemed to have read these rules and to
have agreed to abide by them as a condition to his occupancy of the space
herein leased.  THIS LEASE AGREEMENT WILL NOT BECOME EFFECTIVE OR A
BINDING AGREEMENT BETWEEN THE PARTIES UNTIL IT HAS BEEN COUNTERSIGNED BY
CITINATIONAL-BUCKEYE BUILDING CO. AND A COPY EXECUTED BY ALL THE PARTIES HERETO
HAS BEEN RETURNED TO THE TENANT.

 

	
  LANDLORD:

  	
  TENANT:

  
	
  CITINATIONAL-BUCKEYE
  BUILDING CO.,

  	
  CITY
  NATIONAL BANK,

  
	
  a
  California limited partnership

  	
  a
  national banking association

  
	
   

  	
   

  
	
  By:
  OLIVE-SIXTH BUCKEYE CO.,
  General Partner

  	
   

  
	
   

  	
  By:

  	
  /s/
  Frank P. Pekny

  
	
   

  	
  Title:

  	
  VC &
  CFO

  
	
  By:

  	
  /s/
  Bram Goldsmith

  	
   

  	
   

  
	
   

  	
  Bram
  Goldsmith General Partner

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Richard Sheehan

  
	
   

  	
  Title:

  	
  SVP
  General Counsel

  
							

 

14

 

EXHIBIT A

 

[GRAPHIC]

 

	
   

  	
  FLOOR
  1

  	
  [GRAPHIC]

  
	
   

  	
  City
  National Bank

  
	
   

  	
   

  
	
  FINAL

  	
   

  	
   

  	
  606
  Olive Street

  Los Angeles, CA.

  
	
   

  	
   

  	
   

  	
    
  

  
	
  Suite #: 100

  ID#: 1—02

  	
  Tenant:
   City National Bank

  	
   

  	
  STEVENSON
  SYSTEMS INC 

  	
  [LOGO]

  
	
   

  	
   

  	
   

  	
  CNB

  
	
  Date: 7/8/91

  	
   

  	
   

  	
  ©
  1990 ALL RIGHTS RESERVED

  

 

 

[GRAPHIC]

 

	
   

  	
  FLOOR
  2

  	
  [GRAPHIC]

  
	
   

  	
  City
  National Bank

  
	
   

  	
   

  
	
  FINAL

  	
   

  	
   

  	
  606
  Olive Street

  Los Angeles, CA.

  
	
   

  	
   

  	
   

  	
   

  
	
  Suite #: 
  200

  ID#: 2—00

  	
  Tenant:
   City National Bank

  	
   

  	
  STEVENSON
  SYSTEMS INC 

  	
  [LOGO]

  
	
   

  	
   

  	
   

  	
  CNB

  
	
  Date:
  10/3/91

  	
   

  	
   

  	
  ©
  1990 ALL RIGHTS RESERVED

  
						

 

 

[GRAPHIC]

 

	
   

  	
  FLOOR
  3

  	
  [GRAPHIC]

  
	
   

  	
  City
  National Bank

  
	
   

  	
   

  
	
  FINAL

  	
   

  	
   

  	
  606
  Olive Street

  Los Angeles, CA.

  
	
   

  	
   

  	
   

  	
   

  
	
  Suite #: 300

  ID#: 3—08

  	
  Tenant:
   City National Bank

  	
   

  	
  STEVENSON
  SYSTEMS INC 

  	
  [LOGO]

  
	
   

  	
   

  	
   

  	
  CNB

  
	
  Date:
  10/3/91

  	
   

  	
   

  	
  ©
  1990 ALL RIGHTS RESERVED

  

 

 

[GRAPHIC]

 

	
   

  	
  FLOOR
  6

  	
  [GRAPHIC]

  
	
   

  	
  City
  National Bank

  
	
   

  	
   

  
	
   

  	
   

  	
  606
  Olive Street

  Los Angeles, CA.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  STEVENSON
  SYSTEMS INC 

  	
  [LOGO]

  
	
  FLOOR
  PLATE

  	
   

  	
   

  
	
   

  	
   

  	
  CNB

  
	
   

  	
   

  	
  ©
  1990 ALL RIGHTS RESERVED

  

 

 

[GRAPHIC]

 

	
   

  	
  FLOOR
  9

  	
  [GRAPHIC]

  
	
   

  	
  City
  National Bank

  
	
   

  	
   

  
	
  FINAL

  	
   

  	
   

  	
  606
  Olive Street

  Los Angeles, CA.

  
	
   

  	
   

  	
   

  	
   

  
	
  Suite #: 900

  ID#: 9—13

  	
  Tenant:
   City National Bank

  	
   

  	
  STEVENSON
  SYSTEMS INC 

  	
  [LOGO]

  
	
   

  	
   

  	
   

  	
  CNB

  
	
  Date:
  8/13/92

  	
   

  	
   

  	
  ©
  1990 ALL RIGHTS RESERVED

  

 

 

[GRAPHIC]

 

	
   

  	
  FLOOR
  20

  	
  [GRAPHIC]

  
	
   

  	
  City
  National Bank

  
	
   

  	
   

  
	
   

  	
   

  	
  606
  Olive Street

  Los Angeles, CA.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  STEVENSON
  SYSTEMS INC 

  	
  [LOGO]

  
	
  FLOOR
  PLATE

  	
   

  	
   

  
	
   

  	
   

  	
  CNB

  
	
   

  	
   

  	
  ©
  1990 ALL RIGHTS RESERVED

  

 

 

Supplementary
Parking Agreement

 

This Parking Agreement is made as of September 30, 1996, between
CITINATIONAL BUCKEYE BUILDING CO., hereinafter designated the Landlord, and
CITY NATIONAL BANK, a national banking association, hereinafter designated the
Tenant, as a supplement to Article 6 of Tenant’s Lease of Premises in the
City National Bank Building, of the same date, to which this Supplementary
Parking Agreement is attached.

 

1. DESIGNATED
AUTOMOBILES.  Only specifically designated automobiles shall be entitled
to the use of the parking rights herein granted.  Such automobiles shall
be designated by the Tenant to the Landlord and shall be clearly identified
with parking identification stickers furnished by the Landlord or by other
suitable means specified by the Landlord.  It is expressly understood that
only such specifically designated and identified automobiles shall be entitled
to park pursuant to this agreement and that the said identification stickers
shall not be transferable from the designated automobile(s) to any other
automobile.  Any automobile parked in the parking area without such
identification sticker may be towed away at the expense of the owner, as
provided by the applicable city or county ordinance.

 

2. OPERATIONS.  The
rights herein granted are personal to the Tenant only and are not assignable or
transferable in any manner whatsoever without Landlord’S written consent first
had and obtained.  It is expressly understood that Tenant shall not have
the right to allow any other person to exercise the rights herein granted, even
though the Tenant is not himself exercising such right on a particular day or
during any particular period of time.

 

Landlord expressly reserves
the option as to whether or not an attendant will be furnished for the
automobile parking area or areas.  If no attendant is furnished, the
Landlord will provide suitable designation of the parking area to be utilized
by Tenant.

 

3. NON-LIABILITY. Except for
Landlord’S negligence as herein set forth, Landlord shall not be liable, and
Tenant hereby waives any and all claims for personal injury and property damage
of any kind, including but not limited to theft, fire damage, collision damage,
vandalism and damage of any kind to any automobile of Tenant or its agents or
employees while entering, leaving or parked under this agreement at any time
either during normal building business hours or otherwise.  Further, under
no circumstances shall Landlord be liable, and Tenant hereby waives any and all
claims for theft, vandalism or damage of any kind to any equipment installed in
any automobile including but not limited to stereos, radios, tape decks,
compact disc players, CB radios and television sets, nor for any packages,
clothing, briefcases (and the contents thereof or any other articles left in
any automobile, whether in the passenger compartment, the trunk, the glove
compartment or elsewhere.  Landlord shall only have limited and specific
responsibility for any injuries or damages caused by the negligence of
Landlord, its agents and employees while acting within the scope of their
employment under this agreement.

 

Landlord shall not be liable
to Tenant in damages or otherwise, nor shall the Landlord be deemed in default
hereunder because of the Tenant’S inability to park the automobile(s) as
hereinabove contemplated, due to force majeure, strikes, lockouts or other
labor troubles, riots, war, insurrection, failure of any public utility to
furnish service, accidents, insufficient vacant parking area, or any other
similar or dissimilar causes beyond the control of the Landlord.  There
shall be no reduction or abatement of the consideration payable hereunder by
reason of any such failure or occurrence.  There shall be no abatement of
consideration for vacations or holidays.

 

4.  RULES AND
REGULATIONS.  Landlord shall have the right to promulgate, and from time
to time amend, such non-discriminatory and reasonable rules and
regulations as, in the sole judgment of the Landlord, are necessary for the
efficient operation of the parking areas, limiting, restricting and regulating
the parking privileges herein granted, and all such rules and regulations
so made by the Landlord, after notice thereof to the Tenant, shall be binding
upon the Tenant and become conditions precedent to the Tenant’s right to
exercise the parking rights herein granted.  Violation of any such rules and
regulations shall be deemed a material breach by Tenant of this agreement.

 

5.  RIGHT
APPURTENANT.  Tenant and Landlord previously hereto, or concurrently
herewith, have also entered into an Office Building Lease, whereby Landlord
demised to Tenant certain office space in the building served by the aforesaid
parking area or areas and the execution of this License constitutes the
exercise of a right appurtenant to said Office Building Lease.  It is
expressly a condition precedent to Tenant’S right to exercise the parking
rights herein granted that Tenant be not in default under the aforesaid Office
Building Lease and any default by Tenant’S under said Office Building Lease shall
constitute a default under this Agreement precluding Tenant’S rights to park
hereunder until such default be cured.  Any extension (or termination) of
said Lease shall ipso facto extend (or terminate) this Agreement.

 

6.  Landlord’S PARKING
OPERATOR.  Landlord may assign its interest under agreement to the parking
operator with whom Landlord has contracted for the operation and management of
the aforesaid parking area or areas.  Upon such assignment, the parking
operator shall have all the rights and duties or Landlord hereunder, including,
but not limited to, the right to enforce the terms, covenants and conditions of
this agreement and to receive payment of the consideration provided herein.

 

 

7.  ATTORNEY’S FEES. In the event it becomes necessary for either
party to file any action or actions for the enforcement of any of the terms,
covenants or conditions of this agreement, or if either party necessarily
intervenes in, or becomes a party, or is made a party  to any action or
actions accruing out of this agreement in order to protect its rights, then
losing party will pay to prevailing party a reasonable attorney’s fee in such
action or actions, which fee shall be fixed by the court in such action.

 

Executed
at Los Angeles, California on the date first above written.

 

 

	
  Landlord:

  	
   

  	
  Tenant:

  
	
   

  	
   

  	
   

  
	
  CITINATIONAL-BUCKEYE
  BUILDING CO.,

  	
   

  	
  CITY
  NATIONAL BANK

  
	
  a
  California limited partnership

  	
   

  	
  a
  national banking association

  
	
  By: 
  OLIVE-SIXTH BUCKEYE CO.,

  	
   

  	
   

  
	
  General
  Partner

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  /s/
  Bram Goldsmith

  	
   

  	
  By:

  	
  /s/
  Frank Pekny

  
	
   

  	
  Bram
  Goldsmith, General Partner

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Title:

  	
  VC &
  CFO

  
						

 

2

 

FIRST LEASE
ADDENDUM

 

This First Lease Addendum (“Addendum”) dated as of May 1, 1998 is
entered into by and between CITINATIONAL-BUCKEYE BUILDING CO., a California
limited partnership, 606 South Olive Street, Suite 1800, Los Angeles,
California 90014, hereinafter designated the LANDLORD, and CITY NATIONAL BANK.,
a national banking association, 400 North Roxbury Drive, Beverly Hills,
California 90210, hereinafter designated the TENANT.

 

RECITALS

 

LANDLORD and TENANT have entered into that certain Office Building
Lease, dated as of the 30th day of September, 1996 (the “Original Lease”)
pursuant to which LANDLORD has leased to TENANT and TENANT has leased from
LANDLORD the premises consisting of Suite 100 located on the Ground Floor
and the entire 2nd, 3rd, 6th, 9th and 20th Floors in the CITINATIONAL BANK
BUILDING, 606 South Olive Street, Los Angeles, California 90014 (the “Building”),
as more particularly described in the Lease (the (“Demised Premises”).

 

In addition to the original Demised Premises, TENANT desires to lease
from LANDLORD and LANDLORD desires to lease to TENANT the additional premises
of 11,536 rentable square feet, consisting of a 5,760 square foot portion of
the fourth floor, known as Suite 400, and a 5,776 square foot portion of
the twenty-first floor, known as Suite 2110, as shown on the attached
plan, marked Exhibit “A” (the “Additional Space”) on the terms and conditions
set forth herein.  The original Demised Premises and the Additional Space
are collectively referred to herein as the “Premises”.  The Original Lease
together with this First Lease Addendum are collectively known as the “Lease”.

 

NOW THEREFORE, for good and valuable consideration, the receipt and
adequacy of which is hereby acknowledged, the parties agree subject to
Paragraph 6 below, to amend the lease as follows:

 

1. DEMISED PREMISES.  Article 1 is amended to add
additional premises of 11,536 rentable square feet, as shown on the attached
plan, marked Exhibit “A” (the “Additional Space”) as “Additional Premises”,
that 5,776 square foot portion of the twenty-first floor, known as Suite 2110,
commencing upon May 1, 1998 with rent commencing on June 1, 1998, and
that 5,760 square foot portion of the fourth floor, known as Suite 400,
commencing upon August 1, 1998 for the balance of the lease term through
the 31st day of December, 2006 (subject to TENANT’S option to extend the term
for an additional five (5) years thereafter pursuant to the terms and
conditions set forth in Article 43 of the Original Lease and subject to
increases as otherwise

 

1

 

provided
in the lease.

 

2. RENT.  Article 2 is amended to increase the total
monthly base rent for the leased premises, based on base monthly rent for the
Additional Premises of $7,220.00 (21st floor space) commencing June 1,
1998 and $5,760.00 (4th floor space) commencing August 1, 1998 and as
follows:

 

	
  From
  June 1, 1998 through July 31, 1998

  	
   

  	
  $

  	
  87,676.00

  	
   

  	
  per
  month

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  From
  August 1, 1998 through December 31, 2001

  	
   

  	
  $

  	
  93,452.00

  	
   

  	
  per
  month

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  From
  January 1, 2002 through December 31, 2006

  	
   

  	
  $

  	
  102,822.00

  	
   

  	
  per
  month

  

 

3. INCREASE OF TAXES AND OPERATING COSTS.  (a) Effective
June 1, 1998, Article 20 is amended to increase the percentage to be
paid by TENANT to LANDLORD as additional rent,, from 24.82% to 27.14% of the
amount of such increase in Taxes over the base year and from 24.82% to 27.14%
of the amount of such increase in Operating Costs over the base year, assessed
under Article 20 of the lease.

 

(b) Effective August 1, 1998, Article 20 is amended to
increase the percentage to be paid by TENANT to LANDLORD as additional rent,
from 27.14% to 29.46% of the amount of such increase in Taxes over the base
year and from 27.14% to 29.46% of the amount of such increase in Operating
Costs over the base year, assessed under Article 20 of the lease.

 

4. OPTION TO TERMINATE.  Subsection C of Article 42
is amended to increase from $389,000.00 to $486,000.00, the amount to be paid
by TENANT to LANDLORD, in the event of exercise of TENANT’S one-time option to
terminate the lease, subject to all other terms and conditions of Article 42
of the lease, and that TENANT shall reimburse LANDLORD for the unamortized cost
of the improvements to be paid for by LANDLORD.

 

5. TENANT IMPROVEMENTS.  (a) LANDLORD grants to TENANT
(and agrees to provide to TENANT) a leasehold improvement allowance for the
additional premises on the 21st floor (Suite 2110) in an amount not to
exceed Fifty-seven thousand, seven hundred-sixty dollars ($57,760.00), for
remodeling and construction of permanent improvements in and to the
premises.  All work shall be performed in accordance with Article 7
of the “Original Lease”.

 

(b) LANDLORD agrees to provide to TENANT, the leasehold
improvements for construction of the additional premises on the 4th floor (Suite 400)
in accordance with the plans prepared for CNB by Murrie G. Alcorn &
Assoc. drawing “CN-1”, Job No. 96075 plans, dated December 9, 1997,
using building standard materials. CBBC will provide stub-up conduits for data
and telephone cabling, CNB will install wiring, faceplates, and
terminations.  CNB will furnish and install at its expense, its furniture
systems shown on the plans.  In the event TENANT desires to make changes
to such plans, TENANT shall pay for the cost of construction

 

2

 

of
any and all changes to said plans, subject to the provisions of Article 7
of the Original Lease.

 

(c)  TENANT agrees that LANDLORD’S agreement to provide the
Premises Leasehold Allowance as provided in subsections (a) and (b) of
this Section is conditioned upon occurrence of no default on the part of
TENANT under this Lease during the Term of this Lease.  If a default shall
occur during the Term of this Lease then the aggregate amount of the Premises
Leasehold Allowance provided to TENANT prior to such default shall become
immediately due and owing as additional rent under this Lease.

 

6.  CONDITION OF THE PREMISES.  TENANT agrees that the
“Additional Premises” are being leased in an “as-is” condition, except as
provided in paragraph 5, herein.  TENANT agrees that TENANT’S obligation
to pay the monthly base rent set forth in paragraph 2 herein shall commence on
the dates provided therein, regardless of any delay in occupancy or in the
event substantial completion of tenant improvements are not achieved by such
dates.

 

7.  Except as amended hereinabove, all terms, covenants,
conditions, of this lease are hereby confirmed and shall remain the same and
unchanged, and shall apply to the Additional Leased Premises as well as the
original demised premises.

 

Executed at Beverly Hills, California as May 1, 1998.

 

 

	
  LANDLORD

  	
   

  	
  TENANT

  
	
   

  	
   

  	
   

  
	
  CITINATIONAL-BUCKEYE
  BUILDING CO.,

  	
   

  	
  CITY
  NATIONAL BANK

  
	
  a
  California Limited Partnership

  	
   

  	
  a
  National Banking Association

  
	
  By:
  OLIVE-SIXTH BUCKEYE CO.,

  	
   

  	
   

  
	
  General
  Partner

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  /s/
  Bram Goldsmith

  	
   

  	
  By:

  	
  /s/
  Harry Topping

  
	
   

  	
  Bram
  Goldsmith

  	
   

  	
   

  
	
   

  	
  General
  Partner

  	
   

  	
  Title:

  	
  SVP

  
						

 

3

 

SECOND
LEASE ADDENDUM

 

This Second Lease Addendum (“Addendum”) dated as of November 13,
1998 is entered into by and between CITINATIONAL-BUCKEYE BUILDING CO., a California
limited partnership, 606 South Olive Street, Suite 1010, Los Angeles,
California 90014, hereinafter designated the LANDLORD, and CITY NATIONAL BANK,
a national banking association, 400 North Roxbury Drive, Beverly Hills,
California 90210, hereinafter designated the TENANT.

 

RECITALS

 

LANDLORD and TENANT have entered into that certain Office Building
Lease, dated as of the 30th day of September, 1996 (the “Original Lease”)
pursuant to which LANDLORD has leased to TENANT and TENANT has leased from LANDLORD
the premises consisting of Suite 100 located on the Ground Floor and the
entire 2nd, 3rd, 6th, 9th and 20th Floors in the CITINATIONAL BANK BUILDING,
606 South Olive Street, Los Angeles, California 90014 (the “Building”), as more
particularly described in the Lease (the (“Demised Premises”).

 

In addition to the original Demised Premises, TENANT entered into that
certain First Lease Addendum, dated May 1, 1998, whereby TENANT leased
from LANDLORD and LANDLORD leased to TENANT the additional premises of 11,536
rentable square feet, consisting of a 5,760 square foot portion of the fourth
floor, known as Suite 400, and a 5,776 square foot portion of the
twenty-first floor, known as Suite 2110, as more particularly described in
the First Lease Addendum (the “Additional Premises”).

 

In addition to the original Demised Premises, TENANT desires to lease
from LANDLORD and LANDLORD desires to lease to TENANT the additional premises
of 3,104 rentable square feet, consisting of a 3,104 square foot portion of the
tenth floor, known as Suite 1020, as shown on the attached plan, marked Exhibit “A”
(the “Additional Space”) on the terms and conditions set forth herein. 
The original Demised Premises and the Additional Space are collectively
referred to herein as the “Premises”.  The Original Lease together with
the First Lease Addendum and this Second Lease Addendum are collectively known
as the “Lease”.

 

1

 

NOW THEREFORE, for good and valuable consideration, the receipt and
adequacy of which is hereby acknowledged, the parties agree subject to
Paragraph 6 below, to amend the lease as follows:

 

1. DEMISED PREMISES.  Article 1 is amended to add
additional premises of 3,104 rentable square feet, as shown on the attached
plan, marked Exhibit “A” (the “Additional Space”) as “Additional Premises”,
that 3,104 square foot portion of the tenth floor, known as Suite 1020,
commencing upon December 1, 1998 with rent commencing on December 1,
1998, for the balance of the lease term through the 31st day of December, 2006
(subject to TENANT’S option to extend the term for an additional five (5) years
thereafter pursuant to the terms and conditions set forth in Article 43 of
the Original Lease and subject to increases as otherwise provided in the lease.

 

2.  RENT. Article 2 is amended to increase the total
monthly base rent for the leased premises, based on base monthly rent for the
Additional Premises of $3,880.00 (Suite 1020) commencing December 1,
1998 as follows:

 

	
  From
  December  1, 1998 through December 31, 2001

  	
   

  	
  $

  	
  97,316.00

  	
   

  	
   per
  month

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  From
  January  1, 2002 through December 31, 2006

  	
   

  	
  $

  	
  107,077.00

  	
   

  	
   per
  month

  

 

3.  INCREASE OF TAXES AND OPERATING COSTS.  Effective December 1,
1998, Article 20 is amended to increase the percentage to be paid by
TENANT to LANDLORD as addtional rent,, from 29.46% to 30.71% of the amount of
such increase in Taxes over the base year and from 29.46% to 30.71% of the
amount of such increase in Operating Costs over the base year, assessed under Article 20
of the lease.

 

4.  CONDITION OF THE PREMISES.  TENANT agrees that the
“Additional Premises” are being leased in an “as-is” condition, except that
LANDLORD will repaint the “Additional Premises” (Suite 1020) with building
standard paint to match the existing color of the premises.  TENANT agrees
that TENANT’S obligation to pay the monthly base rent set forth in paragraph 2
herein shall commence on the dates provided therein, regardless of any delay in
occupancy or in the event substantial completion of tenant improvements are not
acheived by such dates.

 

2

 

5. Except as amended hereinabove, all terms, covenants, conditions, of
this lease are hereby confirmed and shall remain the same and unchanged, and
shall apply to the Additional Leased Premises as well as the original demised
premises.

 

Executed at Beverly Hills, California as November 20, 1998.

 

 

	
  LANDLORD

  	
   

  	
  TENANT

  
	
   

  	
   

  	
   

  
	
  CITINATIONAL-BUCKEYE
  BUILDING CO.,

  	
   

  	
  CITY
  NATIONAL BANK

  
	
  a
  California Limited Partnership

  	
   

  	
  a
  National Banking Association

  
	
  By:
  OLIVE-SIXTH BUCKEYE CO.,

  	
   

  	
   

  
	
  General
  Partner

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  /s/
  Bram Goldsmith

  	
   

  	
  By:

  	
  /s/
  Harry Topping

  
	
  Bram
  Goldsmith

  	
   

  	
   

  	
   

  
	
  General
  Partner

  	
   

  	
  Title:

  	
  SVP

  
						

 

3

 

[GRAPHIC]

 

	
   

  	
  FLOOR
  10

  	
  [GRAPHIC]

  
	
   

  	
  City
  National Bank

  
	
   

  	
   

  
	
  FINAL

  	
   

  	
   

  	
  606
  Olive Street

  Los Angeles, CA.

  
	
   

  	
   

  	
   

  	
   

  
	
   Suite #: 1020

  ID#: 10—15

  	
  Tenant:
   Stevenson & DePasquale

  	
  Suite Usable:

  Corridor Ext:

  	
   

  	
  2637

  0

  	
   

  	
  STEVENSON

  SYSTEMS INC 

  	
  [LOGO]

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Current

  	
  Usable:

  	
   

  	
  2637

  	
   

  	
  CNB

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  ©
  1990 ALL RIGHTS RESERVEDExhibit 10.45

 

5TH FLOOR

 

 

FIRST LEASE
ADDENDUM

 

This FIRST LEASE ADDENDUM (“Addendum”)
is made and entered into as of November 1, 2002 (the “Effective Date”) by
and between CITINATIONAL-BUCKEYE BUILDING CO., a California limited partnership
(“Landlord”), and CITY NATIONAL
BANK, a national banking association (“Tenant”),
to amend and supplement that certain Office Building Lease between Landlord and
Tenant, dated as of August 1, 2000 (the “Lease”).

 

1.             Terms. All capitalized terms used in this Addendum
that are not otherwise defined herein shall have the same meanings as in the
Lease.

 

2.             Amendment of Paragraph 1 of
the Lease. 
Notwithstanding anything to the contrary contained in Paragraph 1 of the Lease,
the term of the Lease shall terminate on December 31, 2006.

 

3.             Amendments
of Paragraph 7 of the Lease.  Notwithstanding anything to the contrary contained in Paragraph
7 of the Lease, in no event shall Landlord require any completion bond in
connection with any Tenant improvements, alterations or repairs and in no event
shall the administrative fee for Landlord’s administration of Tenant work under
Paragraph 7 exceed 10% of the contract sum.  Furthermore, notwithstanding
anything to the contrary contained in Paragraph 7 of the Lease, at the
expiration of the term of the Lease, Tenant shall not be obligated to remove
any alterations made to any portion of the leased premises.

 

4.             Amendment
of Paragraph 10 of the Lease.  The second sentence of Paragraph 10 of the Lease is hereby
amended to read as follows:

 

“Notice shall be deemed
effective upon receipt of personal delivery or three (3) days after
deposit in any public depository of the United States mail or one (1) business
day after delivery to an overnight courier service.”

 

5.               Amendment of Paragraph 11 of
the Lease. 
Paragraph 11 of the Lease is hereby amended by adding the following:

 

“Landlord shall procure and
obtain comprehensive public liability insurance naming Tenant as an additional
insured in the minimum amount of $1,000,000 combined single limit.  In
addition, Landlord shall procure and maintain 100% replacement cost insurance
for the Building.”

 

6.             Amendment
of Paragraph 12 of the Lease.  Notwithstanding anything to the contrary contained in Paragraph
12 of the Lease, Landlord shall not change the address and/or name of the
Building without sixty (60) days prior notice to Tenant and Tenant’s approval
which shall not be unreasonably withheld, conditioned or delayed.

 

7.             Amendment
of Paragraph 13 of the Lease.  Paragraph 13 of the Lease is hereby amended in its entirety to
read as follows:

 

“If said Building shall be
totally destroyed, this Lease shall thereupon terminate.  If said Building
or the leased premises shall be damaged by fire, earthquake or any

 

1

 

other cause without fault or
neglect of Tenant, so that the leased premises become untenable, then, if the
leased premises cannot be made tenantable within one hundred twenty (120)
working days after the date of such damage, this Lease may be terminated by
Tenant; in the event the leased premises cannot be made tenantable within one
hundred eighty (180) days after the date of such damage, this Lease may be
terminated by either party.  In any event, if the leased premises is
rendered partially and permanently untenantable by fire, earthquake or other
caused without the fault or neglect of Tenant, the monthly rental shall be
adjusted in the portion that the rental value of the untenantable portion of
the leased premises bears to the rental value of the whole thereof.”

 

8.             Amendment
of Paragraph 22 of the Lease.  Notwithstanding anything to the contrary contained in the Lease,
any subordination by Tenant to any lienholder affecting the leased premises
shall be contingent upon Tenant receiving an acceptable non-disturbance
agreement.

 

9.             Amendment
of Paragraph 29 of the Lease.  Paragraph 29A of the Lease is hereby amended in its entirety to
read as follows:

 

“It shall, at Landlord’s
option, be deemed at breach of this Lease if (1) the Tenant defaults (a) in
the making of any payment of money pursuant to this Lease within five (5) days
after written notice thereof is given by Landlord to Tenant, or (b) in
pursuing any other term, covenant, condition, provision of this Lease if said
default under this Paragraph 29 continues to exist at the expiration of thirty
(30) business days after notice thereof given by Landlord to Tenant, or (2) or
Tenant shall default with respect to any other lease between (a) Landlord
and Tenant or (b) any parent company or subsidiary company or affiliate or
agent of Landlord and Tenant.”

 

10.          Additional
Paragraph 40 to the Lease.  The Lease is hereby amended to add the following as a new
Paragraph 40:

 

“Landlord agrees to
indemnify, protect, defend and hold Tenant and its agents, employees, invitees
and representatives, free and harmless from and against any and all losses,
damages, liabilities, judgments, costs, claims, expenses, penalties, fines and
fees arising out of, relating to, or involving the storage or use of hazardous
substances on the Property (i) by Landlord or (ii) by other tenants
of the Building of which Landlord has actual notice and which Landlord fails to
cause such other tenants to abate within a reasonable time. Further, if a
release of hazardous substances occurs in the Building due to the acts of
Landlord, or other tenants of the Building which release is not abated within a
reasonable time, then in addition to its rights under the foregoing indemnity,
Tenant shall have the right to terminate any or all of its Leases for space in
the Building upon sixty (60) days’ notice to Landlord without penalty or
liability of any kind, and in such event Tenant shall not have to pay any early
termination fee presently provided in the Leases.  Provided, however, the
foregoing right of termination shall apply only if and to the extent that (i) Landlord
has actual notice of the hazardous substance release and Landlord fails to
cause an abatement thereof to occur within a reasonable time, and (ii) the
release materially interferes with the continued occupation of the leased space
by Tenant, its employees and its customers.”

 

2

 

11.          Additional
Paragraph 41 to the Lease.  The Lease is hereby amended to add the following as a new
paragraph 41.

 

“Landlord shall not lease
any space in the Building to the other tenants for purposes other than general
office uses on the first 10 floors without Tenant’s prior written approval
which shall not be unreasonably withheld or delayed.  In the event Landlord
breaches its agreement to limit the use of the other tenants in the Building in
accord with the restrictions outlined above, Tenant shall have the right at any
time to terminate this Lease it has with Landlord upon sixty (60) days written
notice without penalty or the payment of any termination fee, which right shall
not be deemed waived by the failure of Tenant to exercise such right for any
time period after such right arises.”

 

12.          Additional
Paragraph 42 to the Lease.  The Lease is hereby amended to add the following as a new
paragraph 42.

 

“Landlord shall at all times
operate, repair and maintain the Building and the parking garage serving the
Building and shall provide services including janitorial, utilities, heating,
ventilation and air conditioning in a manner consistent with and comparable to
those being provided by owners of other first-class buildings of comparable
size and age to the Building in downtown Los Angeles.”

 

13.          Additional
Paragraph 43 to the Lease.  The Lease is hereby amended to add the following as a new
paragraph 43.

 

“Tenant shall have the
one-time right to terminate this Lease on June 30, 2004 upon no less than
twelve (12) months prior written notification to the Landlord.  Upon
written notification, Tenant shall deliver to Landlord a termination fee in the
amount of unamortized (over the remaining term of this Lease) tenant
improvements, leasing commissions and three (3) months base rent.”

 

14.          No Other Modifications.  All prior agreements, understandings,
and discussions with respect to the subject matter set forth in this Addendum
are hereby superseded by this Addendum.  Except as modified by the terms
of this Addendum, all provisions of the Lease shall remain unchanged and are in
full force and effect, and shall continue to be binding on the parties hereto.

 

3

 

IN WITNESS WHEREOF, Landlord and Tenant have entered into this
Addendum as of the Effective Date.

 

	
  TENANT:

  	
  LANDLORD:

  
	
   

  	
   

  
	
  CITY
  NATIONAL BANK,

  	
  CITINATIONAL-BUCKEYE
  BUILDING CO.,

  
	
  a
  national banking association

  	
  a
  California limited partnership

  
	
   

  	
   

  
	
   

  	
  By:

  	
  Olive-Sixth
  Buckeye Co.,

  
	
   

  	
   

  	
  its
  general partner

  
	
   

  	
   

  
	
  By:

  	
  /s/
  Harry Topping

  	
   

  	
  By:

  	
    /s/
  Bram Goldsmith

  
	
  Name:

  	
  Harry
  Topping

  	
   

  	
   

  	
  Bram
  Goldsmith,

  
	
  Title:

  	
  SVP

  	
   

  	
   

  	
  General
  Partner

  
								

 

4

 

Office Building Lease

 

This Lease, made and executed as of the 1st day of August, 2000,
between CITINATIONAL-BUCKEYE BUILDING CO., a California limited partnership,
606 South Olive Street, , Los Angeles, California 90014, hereinafter designated
the LANDLORD, and CITY NATIONAL BANK, a
national banking association, 400 North Roxbury Drive, Beverly Hills,
California 90210, hereinafter designated the TENANT, consists of the
following agreements:

 

1.  DEMISED PREMISES.  USE
AND TERM.  EARLY OCCUPANCY. 
For and in consideration of the covenants hereinafter mentioned, the Landlord
leases to the Tenant and the Tenant hereby leases from the Landlord the
premises known as Suite 500  located
on a the 5th        Floor (as
per the attached plan, marked Exhibit “A”) in the CITY NATIONAL BANK
BUILDING, 606 South Olive Street, City of Los Angeles, California, 90014 to be
used by said Tenant as and for administrative
offices for a bank or for general office purposes and for no other
purpose, for the term of 5 years commencing on October 15, 2000 and ending
on October 14, 2005.

 

2.  RENT.  The Tenant agrees to pay to the
Landlord as rent for said leased premises, monthly installments of Nineteen
Thousand Five Hundred Dollars ($19,500.00),
each installment payable in advance on the 1st day of each and every calendar
month during the term hereof, commencing on October 15,
2000, in lawful money of the United States of America, which the Tenant agrees
to pay to Landlord without deduction or offset, prior notice or demand, at the
office of the building or such place as the LANDLORD may designate.  Said
rent is subject to increases as provided in Articles 20, 36 and as otherwise
hereinafter provided.  In the event the actual commencement date of this
lease should fall on other than the 1st day of a calendar month, then the
rental for the first and last month of the lease term will be prorated on a
calendar month basis. Parking charges are payable as additional rent.

 

3.  SUBLEASE AND ASSIGNMENT.  Neither Tenant, nor Tenant’s legal
representatives or successors shall mortgage,  encumber, assign or
transfer this lease or sublease, or use or occupy or permit the demised
premises or any part thereof to be used or occupied by others, without the
prior written consent of Landlord in each instance, which consent shall not be
unreasonably withheld or delayed in accordance with the express terms and
conditions of this Article.  Any such mortgage, encumbrance, sublease or
assignment or permission without such consent shall be voidable, at the option
of Landlord and, at the option of Landlord, shall terminate this lease. 
If the demised premises or any part thereof be occupied by any party other than
Tenant, without Landlord’s consent, Landlord may at its option, collect rent
from the occupant, and apply the net amount collected to the rent herein
reserved but no such occupancy or collection shall be deemed a waiver of the
conditions of this Article or the acceptance of the occupant as Tenant or
Subtenant or a release of Tenant from the further performance by assignee of
the obligations on the part of Tenant under this lease.

 

No sublease, or assignment may become effective unless and until Tenant
has given Landlord at least thirty (30) days prior written notice of such
proposed bonafide sublease or assignment, such notice to be received by
Landlord at least thirty (30) days prior to the proposed commencement date of
such proposed sublease or assignment.  Said notice shall state and include
the following:  the name of the proposed transferee; the status of the
proposed transferee either as, an individual, partnership, corporation or the
like; the present business address of the proposed transferee; a present
financial statement of the proposed transferee; the stated use or purpose and
business to be conducted under the proposed sublease or assingment the proposed
commencement and termination date of such proposed sublease or assingment: and
whether all or portion of the leased premises is proposed to be subleased under
such proposed sublease.

 

Tenant may sublease or assign all or a
portion of the demised premises only upon the obtaining of Landlord’s written
consent and subject to the following express conditions: A.  That Tenant
does not sublease or assign to more than a reasonable number of transferees
which number shall be subject to Landlord’s approval; B.  That each
transferee shall be subject to the prior written approval of Landlord which
approval shall not be unreasonably withheld, but without limiting the
generality of the foregoing, it shall be reasonable for Landlord to deny such
approval if: (1) The use to be made of the demised premises by the
proposed transferee is (a) not generally consistent with the character and
nature of all other tenancies in the Building or with Landlord’s leasing
policy, or (b) a use which conflicts with any so called “exclusive” then
in favor of another tenant of the Building or of any of Landlord’s other
Buildings which are in the same complex as the Building, or (c) any use
which is the same as that stated in any percentage lease to another tenant of
the Building or any of Landlord’s other Buildings which are in the same complex
as the Building or (d) 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): or (2) The character, moral stability,
reputation and 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;
C.  That in no event shall the term of such sublease or assingment be for
a longer period than the unexpired term of this lease; D.  That each
sublease or assignment shall expressly provide that it is subject and
subordinate to this lease; E.  That Tenant shall pay to Landlord, Landlord’s
then standard processing fee which as of the date of execution of this is
currently the sum of$1,000.00 F.  That the proposed transferee shall
execute an agreement on Landlord’s then standard form 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 for the period covered by
the sublease or assignment to the extent of the space subleased; G.  That
an executed duplicate original of each sublease or assignment and assumption
agreement in a form acceptable to Landlord, together with all sums due, shall
be delivered to Landlord within five (5) days after the execution thereof
and any such sublease or assignment shall not be binding upon Landlord until
the delivery of the foregoing to Landlord and the execution and delivery of
Landlord’s consent thereto and ; H.  That Landlord shall have the right
upon written demand to require the transferee to pay the rent under the
sublease or assignment directly to the Landlord and/or to require Tenant to pay
to Landlord a sum equal to (i) Fifty percent (50%) of any rent or other
consideration paid to Tenant by any transferee which is in excess of the rent
then being paid by Tenant to Landlord to the extent of, and as apportionable to
the space sought to be subleased pursuant to the terms of this lease, after
reduction ofor the reasonable and necessary direct costs actually incurred by
Tenant to obtain the sublease or assignment, such as e.g. any brokerage feee
and remodeling cost, but with no reduction for any indirect costs, such as e.g.
rent and expenses paid by Tenant while the space sought to be sublease or
assigned is vacant, and (ii) fifty percent (50%) of any other profit or
gain realized by Tenant from any such subleasing.  All sums payable
hereunder by Tenant shall be paid to landlord as additional rent immediately
upon receipt thereof by Tenant.  Any such rent, profit, gain or other
consideration, or sum equal to same, as set forth herein, not so paid to
Landlord as herein required, shall be and is deemed to be held and retained by
Tenant in trust for the sole benefit of

 

 

Landlord,
and, whether actually held or retained by Tenant or not, shall be and is deemed
to be held and retained by Tenant in trust for the sole benefit of Landlord,
and whether actually held or retained by Tenant or not, shall be chargeable to
Tenant and payable to Landlord upon demand.  Any failure or refusal by
Tenant to pay Landlord same shall constitute a default and material breach of
the terms, covenants and conditions of this lease subjecting Tenant to all the
rights and remedies of Landlord under this lease and applicable law.

 

The consent by Landlord to a sublease or assignment shall not in any
way be construed to relieve Tenant or the transferee from obtaining the express
consent in writing of Landlord to any further transfer.  Any further
transfer shall require the written consent of Tenant and any previous
transferee except that Tenant and any transferee hereunder expressly waive
their right to consent to any further subleasing of the premises on their
behalf by Landlord. The consent by Landlord to a sublease shall not in any way
be construed to release Tenant from any liability whether past, present or
future under this lease or to release Tenant from any liability under this
lease because of Landlord’s failure to give notice of default under or in
respect to any of the terms, covenants, conditions, provisions or agreements of
this lease.  Notwithstanding the consent of Landlord to such sublease,
Tenant shall remain liable for payment of all bills rendered by Landlord for
the rent and other charges incurred by the transferee for services and
materials supplied to the demised premises.  If Tenant is a corporation
which, under the then current guidelines published by the Commissioner or
Corporations of the State of California, is not deemed a public corporation, or
if Tenant is an unincorporated association or a partnership, the transfer
assignment, or hypothecation of any stock or interest in such corporation,
association or partnership in the excess of twenty-five (25%) percent shall be
deemed a proposed transfer within the meaning of this Article, including the
requirement of obtaining Landlord’s prior written consent.  Landlord hereby consents to the assignment,
subletting, or transfer of this lease by Tenant to any corporation resulting
from a consolidation, or to the surviving corporation in case of merger, to
which consolidation or merger Tenant shall be party, or to any bank acquiring
all or substantially all of the assets of Tenant, or to any corporation
resulting from a reorganization of Tenant.

 

4.  EXPIRATION.  If Tenant shall hold-over after the
expiration of the lease term with the written consent of Landlord, such holding
shall be construed to be a tenancy only from month-to-month, but otherwise in
accordance with the terms and conditions hereof insofar as they are applicable,
but Tenant shall pay the rate Landlord is then offering to prospective tenants
for the herein demised premises for such further time as Tenant may hold the
same; but nothing in this Article shall be construed as consent by
Landlord to the occupancy or possession of the demised premises by Tenant after
the expiration of the term hereof.  If Tenant holds over after the
termination of this lease without express written consent of the Landlord,
Tenant shall pay to Landlord rent at the rate landlord is then offering to
prospective tenants for the herein demised premises (but in no event less than
two times the monthly rental which was payable for the last month of the lease
term), plus sums payable under Article 20 and other sums payable as rent under
this lease for the period during which Tenant retains possession of the
premises.  Nothing herein shall be construed as a waiver of any of the
Landlord’s rights or remedies to recover possession of the demised
premises.  Tenant shall be liable to Landlord for any and all reasonably
related damages suffered by Landlord including but not limited to any damages
to the demised premises and any lost rentals, profits or leases suffered
because of Tenant’s holdover of the premises without the written consent of the
Landlord.  This lease shall terminate on the date set forth without the
necessity of notice from either party.

 

If at any time during the term of this lease,
Tenant should fail to keep and perform all the terms, covenants and conditions
of this lease to be kept and performed by Tenant, Landlord, at its option, may
utilize said deposit, or any part thereof, for any damages or rents which may
accrue or which may be payable to it by the Tenant (but Landlord shall not be
required to do so) or Landlord may retain said deposit, or any part thereof,
until this lease is terminated, and at such time appropriate and apply said sum
or so much thereof as may abe necessary to compensate landlord for all loss or
damage sustained or suffered by Landlord or for any unpaid rent due to any
default on the part of Tenant.  In the event Landlord elects to utilize
all or any part of the security deposit as aforesaid, Tenant shall, upon
written notice from Landlord, forthwith deposit with Landlord such sum as is
necessary to replenish the security deposit to its original amount, it
being the express intent of Tenant and Landlord that Landlord shall hold a
security deposit in the aforesaid amount at all times during the entire term of
this lease and any extension or renewal thereof.  Tenant’s failure to so
restore the full amount of the said security deposit within (5) days after
written notice from Landlord shall constitute a material breach of this
lease.  The parties agree that the provisions of this Article 5 shall
not operate as a limitation upon the amount of damages to which Landlord may be
entitled by virtue of any defaults by Tenant.

 

6.  AUTOMOBILE PARKING.  Automobile parking subject to
availability, shall be extended to Tenant’s invitees, in common with the
invitees of other tenants, at reasonable parking rates and upon other
conditions established by Landlord from time to time in the parking area where
designated by Landlord.  Landlord reserves the sole right and option as to
whether or not an attendant will be furnished for such automobile parking area
or areas.  If no attendant is furnished, Landlord will provide suitable
designation of the parking area to Tenant.  This right to park will be
solely for the accommodation of the Tenant and Tenant expressly agrees that
Landlord assumes no responsibility of any kind whatsoever in reference to such
automobile parking areas or the use thereof by the Tenant, its employees or
invitees.

 

                7. 
ALTERATIONS-FIXTURES. 
The premises shall not be altered, repaired or changed without the written
consent of Landlord first had and obtained, , except that Tenant shall have the
right to perform non-structural improvements of the leased premises which do
not affect the Building systems (as hereinafter defined) or substantially alter
the layout of the leased premises up to a total expenditure which does not
exceed the sum of $15,000 for any or all of such improvements within any twelve
(12) month period, without Landlord’s prior written consent.  All such
alterations, improvements or changes shall be at the sole cost of Tenant and
Tenant shall hold Landlord and the demised premises harmless and free from any
lien or claim therefore and all other liability, claims and demands arising out
of any work done or material supplied to the demised premises at the instance
of Tenant, and from all actions, suits and costs of suit by any person to
enforce any such lien or claim of lien, liability, claims or demands, together
with the costs of suit and attorney’s fees incurred by Landlord in connecting
therewith.  Tenant shall cause any mechanic’s lien or other lien filed
against the demised premises or the building of which the demised premises are
a part to be released and removed within ten (10) days of such filling
either by the satisfaction of such lien or by the posting of a bond. 
Landlord may impose, as a condition of such consent, such requirements as
Landlord in its sole and reasonable discretion may deem reasonable and
desirable, including, but not limited to, the requirement that Tenant utilize for
such purposes only contractors, materials, mechanics and materialmen approved
by Landlord, and the requirement that Tenant shall furnish Landlord with a
Completion Bond prior to the commencement of any work,  Tenant shall
construct such improvements, alterations or repairs in conformance with any and
all applicable rules and regulations of any Federal, State, County or
Municipal code or ordinance.  In any event, Landlord’s contractor shall
perform all mechanical, electrical, plumbing, air conditioning, permanent
partition and ceiling tile work (hereinabove referral to as the “Building
systems”).  Tenant agrees to give Landlord written notice of the
commencement date of any alterations, improvements or repairs to be made in, to
or upon the premises not later than fifteen (15) days prior to the commencement
of any such work, in order to give Landlord time to post notices of
non-responsibility.  In the event any construction, alteration, decorating
or repair work (including any engineering or architectural services or
consultants employed by Landlord relative to tenant’s alterations or
improvements) is performed by Landlord’s contractor, the charges for such work
shall include an administrative fee for Landlord’s administration of the work
in the amount of 20% of the contract sum(s) on each project administered
by Landlord at a cost of $10,000.00 or less, and 15% of the contract sum(s) on
each project administered by Landlord costing more than $10,000.00.  All
charges for work performed by Landlord’s contractor shall be deemed additional
rent under this lease, payable in advance prior to commencement of
construction.  All such alterations, repairs, additions or improvements
(including any alterations, repairs, additions or improvements installed during
Tenant’s prior occupancy of the demised premises pursuant to any previous
lease, sublease or otherwise and including but not limited to the bank vault,
vault door and pedestrian escalator installed between Suite 100 and the 2nd Floor Prmises), shall, unless
otherwise provided by written agreement, become the property of Landlord and
shall remain upon and be surrendered with the premises upon the expiration of
this lease or any sooner termination thereof; provided that upon expiration or
termination of this

 

 

Lease,
Landlord shall have the right and option by written notice to Tenant to require
Tenant at its sole cost to remove any of the alterations, repairs, additions or
improvements installed by or for Tenant and repair any damage to the Premises
occasioned by such installation or removal and restore the Premises to original
condition, normal wear and tear excepted.

 

At the expiration of the term of this lease and provided that Tenant is
not in default hereunder, all Tenant’s free-standing personal property not attached
to the demised premises may be removed by Tenant, at Tenant’s sole expense,
provided, however, Tenant shall pay for any damages caused to the demised
premises by the removal of said items, so that after the removal of said items,
the demised premises will be in the same condition as at the time prior to the
said installations, if any, reasonable wear and tear excepted.  In any
event, at the sole option of Landlord, Tenant at its expense, must remove said
items, and repair any damage to the premises occasioned by said installation
and/or removal and restore the premises to original condition.  If Tenant
shall fail to complete such removal or restoration and repair such damage,
Landlord may do so and charge the reasonable cost thereof to Tenant, which sum
shall be deemed additional rent hereunder and shall be due and payable from
Tenant to Landlord within ten (10) days after Landlord has rendered to
Tenant a written statement therefor.  Any improvements, equipment or
personal property not removed by Tenant from the premises upon the end of the
term shall be conclusively presumed to have been abandoned by Tenant, and the
cost of removal, storage and/or sale of same shall be deemed additional rent
hereunder, payable from Tenant to Landlord in the same manner as provided above
with respect to restoration charges.  Any tenant improvements for which an
allowance is given by Landlord to Tenant and all carpeting and/or ss installed
in the premises shall become part of the realty and become the property of
Landlord and remain in the demised premises upon expiration or sooner
termination of the lease or Tenant’s vacating or abandonment of the demised
premises.

 

The provisions of Articles 28 and 39 are incorporated
herein by this reference as if set forth in full.

 

8.  ETHICS.  If Tenant is a member of any
profession, he agrees to abide by the Code of Ethics of the association
recognized as representing that particular profession in the County of Los
Angeles, State of California.

 

9.  UTILITIES.  Landlord agrees to supply for standard
desk-furnished business offices, during the usual building business hours on
business days,  reasonable amounts of domestic water for drinking
purposes, heat, air-conditioning, and electric current for lighting purposes
and power for a reasonable number of fractional horsepower office machines,
together with Landlord’s standard janitorial services five times each week,
Saturdays, Sundays and recognized legal holidays excepted.  Landlord shall
not supply any janitorial services or cleaning for any plumbing fixtures
located in the demised premises.  Tenant shall have the obligation and
responsibility for cleaning and maintaining any such plumbing fixtures.Landlord shall provide the same services, maintenance
and repairs for the demised premises at Landlord’s sole cost as Landlord
provides to the other office space tenants in the building (as distinguished
from ground-floor tenants).

 

Tenant will not, without the written consent of Landlord, use any
office equipment in the premises using current in excess of 110 volts, or which
will in any way generate heat or increase the amount of electricity, water or
air-conditioning usually furnished or supplied for use of the premises as
general office space; nor connect any apparatus or device for the purposes of
using electric current except through existing electrical outlets or for the
use of water except with existing water pipes in the premises.  If Tenant
requires water or electric current in excess of that usually furnished or
supplied for use of the premises as general office space, Tenant shall first
procure the consent of Landlord, which Landlord may refuse, to the use thereof all, Landlord may cause
a water meter or electric current meter to be installed in the premises, to
measure the amount of water and electric current consumed for any such other
use.  The cost of any such meters and of installation, maintenance and
repair thereof shall be paid for by Tenant and Tenant agrees to pay Landlord
promptly upon demand therefor by Landlord for all such water and electric
current consumed as shown by said meters, at the rates charged for such
services by the City of Los Angeles or the local public utility, as the case
may be, for furnishing the same, plus any additional expense incurred in
keeping account of the water and electric current so consumed.

 

In the event Tenant utilizes or consumes utilities or services after
usual building business hours or in amounts which are appreciably in excess of
those utilized or consumed by the average office tenants in the building,
Tenant shall reimburse Landlord, as additional rent, upon receipt of demand
therefor, the cost of such excess consumption.  In the event Tenant
utilizes heating, air conditioning or fan service after normal building
business hours, Tenant shall reimburse Landlord its then current building
standard rate for such services.  As of the date of execution of this
Lease, Landlord’s current building standard rates for these services are: for
ehat or air conditioning - $175.00 per hour; for fan service - $75.00 per
hour.  Landlord agrees to supply, for any storage areas leased hereunder,
during usual building business hours on business days, reasonable amounts of
electric current for lighting purposes only.  Landlord shall have no
obligation to supply to storage areas, water, heat, air-conditioning or
electric current for any purposes other than lighting.

 

The normal building business hours are from 6:00 A.M. to 6:00 P.M.,
Monday through Friday, recognized legal holidays excepted.  At any time
during the term of this lease, normal building business hours for the
furnishing of any utilities or services to the Building may be curtailed by
Landlord without abatement of rent, due to any Energy or Natural Resource
Conservation Act now or hereinafter enacted or the directive of any Energy or
Natural Resource Agency or any other similar or dissimilar statute or directive
of any federal, state or other governmental, or quasi-governmental agency, or
public utility, or any other entity vested with the power to regulate utilities
or services.

 

10.  NOTICES.  All notices to be given hereunder by
Landlord to Tenant shall be in writing and may be served either personally or
by depositing the same in the United States mail, postage prepaid, either by
ordinary, registered or certified mail, and addressed to Tenant at 400 North
Roxbury Drive, Beverly Hills, California 90210, with a copy addressed to the
attention of the Senior Vice-President – Corporate Premises, at the same
address.  Said notice shall be deemed effective upon deposit in any public
depository of the United States mail.  If there be more than one Tenant,
then notice to any of them shall constitute notice to all and notice from any
of them shall constitute notice from all.  If Tenant be a corporation,
then such service upon any employee shall constitute service upon the
corporation and in this regard Tenant specifically waives any rights as to
methods of service as set out in Sections 1161 and 1162 of the California Code
of Civil Procedure.  Tenant hereby waives all other methods of notice
prescribed by the Codes of California.

 

Any notice desired to be served on Landlord by Tenant must be sent by
prepaid United States registered or certified mail to Landlord: 9100 Wilshire
Boulevard, Suite 404, Beverly Hills, California 90212, or at such other
place as Landlord may from time to time designate in writing.

 

                11.  INSURANCE.  Tenant shall, at its sole expense,
procure and maintain comprehensive public liability insurance naming Landlord
as an additional insured for the demised premises during the term of this lease
in minimum amounts of $1,000,000.00 combined single limit.  Tenant shall
furnish Landlord with evidence of such insurance, in a form satisfactory to
Landlord, which shall provide that the coverage shall not be canceled or
reduced without ten (10) days prior written notice to Landlord.  The parties to this lease shall each procure an
appropriate clause in, or an endorsement on, any policy of fire or extended
coverage insurance covering the premises and the building of which the premises
are a part, and the improvements, furniture, fixtures, and equipment located in
or on the premises, pursuant to which the insurance companies waive subrogation
or consent to a waiver of right of recovery, and having obtained such clauses
or endorsements of waiver or subrogation or consent to a waiver of right of
recovery, each party hereby agrees that it shall not make any claim against or
seek to recover from the other for any loss or damage to its property, or the
property of others, including consequential loss or damage resulting from fire
or other hazards covered by such fire and extended coverage insurance including
negligent acts.

 

12.  RIGHTS OF LANDLORD.  Landlord reserves the following
rights: (a) upon prior notice to Tenant, to change the address and/or name
of the building without or liability to Tenant; (b) to designate all
sources furnishing sign painting or lettering, ice, bottled water and toilet
supplies used on the premises; (c) constantly to

 

 

have
pass keys to the premises; (d) to grant anyone the exclusive right to
conduct any particular business or undertaking in the building in which the
demised premises are situated;  (e) to enter the demised premises
anytime whether or not Tenant is present to admit Landlord for inspections,
repairs, alterations or additions to the premises or the building in which the
premises are situated for window cleaning and janitorial services, to exhibit
the premises to others, to affix and display “For Rent” signs, and for any
purpose whatsoever related to the safety, protection, preservation or
improvement of the premises, the said building, or Landlord’s interest, without
being deemed guilty of an eviction or disturbance of Tenant’s use and
possession, and without being liable in any manner to Tenant on account
thereof; (f) at any time, and from time to time, whether at the instance
of Landlord or pursuant to governmental requirements, at Landlord’s expense, to
make repairs, alterations, additions, improvements or decorating, whether
structural or otherwise, in or to the building, or any part thereof, including
the demised premises.  Without limiting the generality of the foregoing
rights, Landlord shall specifically have the right to remove, alter, improve or
rebuild the lobby and all other public and rentable areas of the building as
the same are presently or shall hereafter be constituted, or any part or parts
thereof.  Landlord shall not be liable to Tenant for any expense, injury,
loss or damage resulting from any work so done in or about the demised premises
or the building or any adjacent or nearby buildings, land, street or alley, all
claims against the Landlord for any and all such liability being hereby
expressly released by Tenant, unless caused by Landlord’s or its agents
negligence or willful misconduct.  In connection with making repairs,
alterations, decorating, additions or improvements under the terms of this
Article.  Landlord shall have the right to access through the demised
premises, as well as the right to take into and upon and through said premises
or any other part of the building all material that may be required to make
such repairs, alterations, decorating, additions or improvements, as well as
the right in the course of such work to close entrances, doors, corridors,
elevators, or other building facilities, or temporarily to abate the operation
of such facilities, without being deemed or held guilty of an eviction of
Tenant and without liability for damages to Tenant’s property, business or
person and without liability to Tenant by reason of interference with the
business of Tenant or inconvenience or annoyance to Tenant or the customers of
Tenant.  The rent reserved herein shall in no wise abate while said
repairs, alterations, decorating, additions or improvement are being made, and
Tenant shall not be entitled to maintain any set-off or counter-claim for
damages of any kind against Landlord by reason thereof all such claims being
hereby expressly released by Tenant.  However, all such work shall be done
in such manner as to cause Tenant the least inconvenience practicable. 
Landlord reserves and shall have the right to enter upon the demised premises
for the purpose of posting and maintaining such notices on the premises as may
be necessary to protect Landlord against mechanic’s, materialmen’s or other
liens and any other notices that may be proper and necessary.

 

13.  DESTRUCTION-FIRE OR OTHER CAUSE.  If said building shall be totally
destroyed, this lease shall thereupon terminate.  If said building or
demised premises shall be damaged by fire, earthquake, or any other cause
without fault or neglect of Tenant, so that the leased premises become
untenantable, then, if the leased premises cannot be made tenantable within one
hundred twenty (120) working days from the date of such damage, this lease may
be terminated by Landlord or tenant in
the event the leased premises cannot be made tenantable within one hundred
eighty (180) days, this lease may be terminated by either party.  In any
case where the leased premises are rendered partially and permanently
untenantable by fire, earthquake, or other cause without the fault or neglect
of Tenant, the monthly rental shall be adjusted in the proportion that the
rental value of the untenantable portion of the demised premises bears to the
rental value of the whole thereof.  In any case, where theleased premises
are rendered partially but only temporarily untenantable by the aforementioned
causes, there shall be no abatement of rental.

 

14.  RIGHT OF REPOSSESSION.  If, in compliance with any law, or
ordinance now or hereafter enacted, or if required to comply with the
directions or requirements of any public officer, board or commission, it
becomes necessary for Landlord to acquire permanently all or any portion of the
demised premises, Landlord or its assigns shall have the right to repossess the
demised premises, or any portion thereof, at any time upon thirty days’ written
notice to Tenant, and when said space shall have been so permanently
repossessed, Landlord shall, in lieu of any and all claims for damages, allow
Tenant a credit on Tenant’s rent in the proportion that the rental value of the
space taken bears to the rental value of the whole of the demised premises;
provided, however, that if the space taken is of such an amount or size as to
make the remaining space unusable to Tenant, then Landlord, upon thirty (30)
days’ written notice from Tenant, will endeavor, if available, to furnish
Tenant with comparable space elsewhere in the building and to place Tenant in
such new space, and this lease and each and all of the terms, covenants and
conditions thereof shall thereupon remain in full force and effect and be
deemed applicable to such new space; provided, however, that if Landlord shall
be unable to provide Tenant with such other space, then this lease shall
thereupon cease and terminate.  No exercise by Landlord of any right
herein reserved shall entitle Tenant to damages for any injury or
inconvenienced occasioned thereby, nor shall Tenant by reason thereof be
entitled to any abatement in rent (except as above set forth in case of taking
of space permanently.)

 

15.  EMINENT DOMAIN.  Should Landlord, at any time during
the continuance in force of this lease, be deprived of the building in which
the demised premises are situated, or any part thereof, or any part of the land
on which the building or appurtenances are situated, by condemnation or eminent
domain proceedings, this lease shall terminate, at Landlord’s option, on the
date when Landlord is actually deprived of possession of said land or building,
or some part thereof, and thereupon the parties hereto shall be released from
all further obligations hereunder.  Should Tenant, at any time during the
continuance in force of this lease, be deprived of the demised premises or any
substantial part thereof preventing Tenant from using the remainder of the
Premises for the purposes intended under this Lease, by condemnation or eminent
domain proceedings, this lease shall terminate, at Tenant’s option , on the date
when Tenant is actually deproved of possession of the Premises, or said
substantial part therof, and thereupon the parties hereto shall be released
from all further obligations hereunder.  Upon termination of this Lease as
aforesaid, Landlord shall thereupon repay to Tenant any rental theretofore paid
by Tenant and unearned at the date of such termination.  Tenant shall not
be entitled to any compensation, allowance, claim or offset of any kind against
the Landlord, as damages or otherwise, by reason of such condemnation or
eminent domain proceedings or by reason of being deprived of the demised
premises or the termination of this lease, and said Tenant does hereby waive,
renounce and quit-claim to Landlord any right in and to any award, judgment,
payment or compensation which shall or may be made or given because of the
taking of said premises, or any portion thereof, by virtue of any such
condemnation or eminent domain proceedings, whether received in any such action
or in settlement or compromise thereof by Landlord, except that Tenant shall
have the right to file a separate claim to recover the value of its personal
property in the eminent domain proceedings.

 

16.  USE OF BUILDING. 
Tenant shall not be allowed to use the name of the building in which the demised
premises are located, or words to that effect, in connection with any business
carried on in said premises (except as Tenant’s address) without written
consent of Landlord.  Tenant shall not engage in any advertising
whatsoever, which in any way shall adversely affect the character of the
building of which the demised premises are a part.    Tenant further covenants and agrees not to suffer or
permit said premises, or any part thereof to be used in any manner that will
injure or impair the structural strength of said building, and not to suffer or
permit to be installed in said premises, any machinery or apparatus, the weight
or vibration of which will tend to injure or impair the structural strength of
said building.

 

                17.  SUCCESSORS.  Subject to the aforementioned
restrictions on assignment of this lease on the part of Tenant, the words
“Landlord” and “Tenant” as used herein include, apply to, and bind and benefit
the heirs, executors, administrators, assigns and successors of Landlord and
Tenant.  In the event of any change of name, Tenant agrees to furnish
Landlord with a change of business or corporate name with appropriate
supporting documentation.

 

18.  CO-TENANTS.  All persons comprising Tenant,
together with all assignees and Subtenants, should Landlord elect to treat said
assignees and Subtenants as

 

 

Tenants,
are to be held and hereby agree to be held jointly and severally responsible
for the payment of rent and the faithful performance of all the terms,
covenants and conditions of this lease.  Landlord shall have the right to
proceed against any person liable under this lease without the necessity of
first proceeding against any other person and without first pursuing any other
remedy.  Payment or refund by Landlord to any person who is one of the
Tenants hereunder of any sums, including but not limited to the security
deposit due under this lease, shall constitute payment or refund to any persons
comprising Tenant.

 

19.  NON-LIABILITY OF LANDLORD.  Except in the event of Landlord’s
negligence or willful misconduct, Landlord shall not be liable to Tenant, or to
any other person or persons whomsoever, and Tenant hereby waives any and all
claims for any damages to the leased premises or for or on account of any loss,
damage, theft, injury to any person or property in or about said premises, or
the building of which the demised premises are a part, or the approaches or
entrances thereto, or on the streets, sidewalks, parking areas or corridors
thereof, caused or occasioned by said premises being out of repair, by defects
in said building or said premises or equipment contained therein, including,
but not limited to, any security system located in or about the demised
premises whether or not installed by Landlord, or by the failure to keep the
same in good order and repair, or by fire, gas, water, electricity, failure or
malfunction of the air-conditioning, or by the breaking, overflowing or leaking
of roofs, pipes, or walls of said building, or for any other damage or injury
caused by any acts or events whatsoever beyond the control of Landlord,
including, but not limited to, the acts and omissions of other Tenants and
invitees of the building.  Landlord shall not be liable and Tenant hereby
waives all claims for damages that may be caused by Landlord in re-entering and
taking possession of the premises as herein provided.

 

20.  INCREASE OF TAXES AND OPERATING COSTS.  Tenant shall pay all taxes assessed
during the term of this lease against Tenant’s personal property and trade
fixtures and against tenant improvements which exceed the building standard
tenant improvements whether installed by Landlord or by Tenant, or in Tenant’s
possession in, upon or about the demised premises.  Tenant shall also pay
gross receipts tax or any excise or other taxes or licenses on or measured by
or allocable to the rent payable hereunder (whether charged to Landlord or to
Tenant, or to either or both of them, and whether or not now customary or
within the contemplation of the parties hereto).  In the event any such
taxes or licenses shall be or have been imposed against the Landlord or the
real property of which the demised premises forms a part, then the amount of
such taxes shall be paid by Tenant, as additional rent upon demand for payment
by Landlord.  Said sum shall be payable in advance in equal monthly
installments based upon Landlord’s estimate of the total amount due.  Said
estimated monthly payments shall be adjusted annually to the actual tax or
license due by payment by Tenant or credit by Landlord of any difference.

 

If, (a) in any property tax fiscal year during the term of this
lease Taxes shall be increased above the Taxes for the base fiscal year, and/or
(b) if in any calendar year during the term of this lease Operating Costs
shall be increased above those in effect during the base year, both as
hereinafter defined, Tenant shall pay to Landlord, upon receipt of a statement
therefor and in the manner hereinafter set forth, as additional rent, 5.11% of the amount of such increase in Taxes
and 5.11% of the amount of
increase in Operating Costs.

 

A.  Definitions.  (1) “Taxes” shall mean taxes and
assessments upon or with respect to the building of which the demises premises
forms a part, ancillary parking facilities servicing the building, and land
upon which they are located including but not limited to drive-ways, landscaped
areas and courtyard entrance areas (in this Article collectively referred
to as the “land and/or improvements”), imposed by Federal, State or local
governments.  If, because of any change in the method of taxation of real
estate, any tax or assessment is imposed upon Landlord or upon the owner of the
land and/or improvements, or upon or with respect to the land and/or
improvements or the rents or income therefrom, in substitution of or in lieu of
any tax or assessment which would otherwise be a real estate tax, such other
tax or assessment shall be deemed to be a real estate tax.  In case there
shall be a reduction of the assessed valuation on the land and/or improvements
for any fiscal year which affects the taxes in any year for which a rent adjustment
shall have been made, the rent adjustment shall be recalculated on the basis of
the revised assessed valuation and Landlord will credit against the rent next
becoming due from Tenant such sums as may be due to Tenant by reason of the
recalculation, less the expenses and costs incurred in effecting such
reduction, including but not limited to attorneys fees, Property Tax
Consultants fee, and other professional fees provided that such rent adjustment
shall not reduce the rent payable hereunder below the basic monthly rent
payable as set forth in Article 2 of this lease.  “Taxes” shall
include any property taxes resulting from any transfer or conveyance of the
realty of which the demised premises forms a part or from any transfer or
conveyance of any ownership interest in any entity owning said realty or any
part thereof. (2) “Operating Costs” shall mean (a) wage and labor
costs applicable to persons engaged in the management, operations, maintenance,
overhaul, improvement or repair of the land and/or improvements, whether said
persons be employed by Landlord or by an independent contractor, with whom
Landlord shall have contracted or may contract for such services.  It is
hereby understood that any increase or decrease in the hours of employment or
the number of paid holidays, or vacation days, social security taxes,
unemployment insurance taxes and the costs, if any, of providing disability,
hospitalization, medical welfare, pension, retirement or other employee
benefits imposed by law or by any collective bargaining agreement, or any
voluntary employee benefit plans, applicable with respect to such employees,
shall correspondingly affect the wage and labor costs; and (b) cost of
utilities, fuel, supplies, all insurance, service contracts, improvements
(excluding the interior of tenant spaces) of or on the land and/or
improvements, amortized over the useful life of such improvements in accordance
with generally accepted accounting principles; and (c) such other items as
are customarily included in the cost of managing (including but not limited to
management fees), operating (including but not limited to ground rent),
maintaining (including but not limited to cleaning and janitorial services),
overhauling, improving and repairing the land and/or improvements in accordance
with generally accepted accounting or management principles or practices.

 

Notwithstanding anything to the contrary in the definition of ‘Operating
Costs’, Operating Costs shall not include the following:

 

(i)  Any ground lease rental (but rental and other access fees on
the access tunnel to the Pershing Square Garage are included in operating
costs);

(ii)  Capital expenditures required by Landlord’s failure to
comply with laws enacted on or before the date the Building’s Temporary
Certificate of Occupancy is validly issued;

(iii)  Costs incurred by Landlord with respect to goods and
services (including utilities sold and supplied to tenants and occupants of the
Building) to the extent that Landlord is entitled to reimbursement for such
costs;

(iv)  Costs incurred by Landlord for the repair of damage to the
Building to the extent that Landlord is reimbursed by insurance proceeds;

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

(vi)  Depreciation and amortization (except as otherwise provided
herein to be includable in operating expenses);

(vii)  Leasing commissions, attorneys’ fees, and other costs and
expenses incurred in connection with negotiations or disputes with present or
prospective tenants or other occupants of the Building;

(viii)  Wages incurred in connection with the operation of the
parking structure;

(ix)  Costs of a capital nature, including without limitation,
costs incurred by Landlord for alterations which are considered capital
improvements, (but capital repairs and capital replacements, and capital
equipment and capital tools purchased by Landlord to enable Landlord to supply
services Landlord might otherwise contract for with a thrid party, shall be
included in operating expenses in accordance with generally accepted accounting
principles, consistently applied);

(x)  Expenses in connection with services or other benefits which
are not provided to Tenant or for which Tenant is charged for directly or which
are selectively provided to another tenant or occupant of the Building;

(xi)  Interest, points and fees on debt or amortization on any
mortgage or mortgages encumbering the Building or the land on which the
Building is located;

(xii)  Expenses and costs not normally, in accordance with
generally accepting accounting principles, included in Operating Costs by
landlords of first-class institutional office Buildings;

 

 

(xiii)  Advertising and promotional expenditures;

(xiv)  Any bad debt loss, rent loss, or reserves for bad debts or
rent loss;

 

The following shall also be excluded from the taxes and operating
costs:  Federal and State income taxes imposed on Landlord’s net income
and any and all costs of any expenses to procure tenants for the building,
including but not limited to brokerage commissions, legal fees, and remodeling
costs of suites.  (3) “Base Year” shall mean (a) for computation
of Tax increases, the fiscal tax year ended June 30th, 2000 and (b) for computation of Operating Cost increases, the
calendar year 2000. (4) “Subsequent Year” shall mean each and every tax or
calendar year, as the case may be following the base year failing wholly or
partly within the term of the lease.

 

B.  Statements for TENANT.  On or about the 1st day of April, in
each and every Subsequent Year, and within ninety (90) days after the expiration
or earlier termination of the term of this lease, Landlord will furnish to
Tenant a comparative statement which shall show a comparison of all pertinent
costs, either actual or estimated, and information applicable to the Taxes in
the Base Year and in the current tax year and applicable to Operating Costs in
the Base Year and in the calendar year preceding the year in which the
comparative statement is submitted, and the amount, if any, of the increase in
Taxes and Operating Costs and the amount thereof to be paid by Tenant.  In
the event that the Building is not at least ninety-five percent (95%) occupied
during any Base Year or Subsequent Year, then the costs for such year, either
actual or estimated, shall be adjusted and increased to reflect what expenses
would have been, had such occupancy been ninety-five percent (95%) during such
entire year.  The failure of Landlord to furnish a comparative statement
for any year in accordance with this Paragraph B shall be without prejudice to
the right of Landlord to furnish comparative statements in subsequent
years.  In the event that Landlord shall, for any reason, be unable to
furnish a comparative statement on or about April 1st of any year, or
within ninety (90) days after the expiration or earlier termination of this
lease, Landlord may furnish such statement as soon thereafter as practicable,
with the same force and effect as a comparative statement would have had, if
delivered as aforesaid.

 

C.  Payment of Increase in
Rent.  (1) The
payment of any additional rent on account of Taxes and Operating Cost
increases, pursuant to the provisions of this Article 20 shall be made as
follows: On the first day of the month following the furnishing of a
comparative statement, Tenant shall pay to landlord as additional rent (a) a
sum equal to 1/12th of Tenant’s share of tax increase multiplied by the number
of months then elapsed from the date commencing with the 1st day of the current
fiscal tax year up to the date of the comparative statement (less any payments
made in advance under the last previous comparative statement submitted, if
any), plus (b) a sum equal to 1/12th of Tenant’s share of Operating Costs
increase multiplied by the number of months then elapsed from the date
commencing with the first day of the preceding calendar year up to the date of
the comparative statement (less any payments made in advance under the last
previous comparative statement submitted, if any), plus (c) in advance,
1/12th of such share of both Tax and Operating Cost increases with respect to
the then current month, and each month thereafter as additional rent until a
different comparative statement shall be submitted as above provided. (2) When
the next comparative statement is submitted by Landlord to Tenant, in the event
that such comparative statement shall show an increase in Taxes and/or
Operating Costs which shall be different from the increase paid or which was to
be paid in advance under the last previous comparative statement, then the
additional rent that had been or was to be paid in advance on account of Taxes
and Operating Cost increases, shall be increased or decreased accordingly. (3) The
additional rent due to Landlord or any credit due to Tenant, as disclosed by
the comparative statement furnished Tenant, shall be paid or credited within
Ten (10) days after the furnishing of such comparative statement. (4) In
the Event Tenant should dispute any cost items in any comparative statement
furnished by Landlord pursuant to this Article, Landlord and Tenant
specifically agree that provided Tenant is not otherwise in default in the
payment of the basic monthly rent under this lease and Tenant first deposits
with Landlord the total sum in dispute hereunder, the cost items in dispute
shall be submitted to an independent Certified Public Accountant engaged by
Landlord and reasonably approved by Tenant,
for audit and verification of the cost items disputed, and the finding and
determination of said independent Certified Public Accountant, shall be deemed
conclusively correct, final and binding between parties hereto without further
remedy or recourse to legal proceedings.  In the event such audit
discloses that the aggregate of the true amount of such cost items as verified
is within three per cent (3%) of the aggregate items disputed, Tenant shall pay
the cost of such audit, which shall be in accordance with the reasonable
charges generally prevailing for such work.  Sums payable under this Article are
deemed independent additional rental and are payable in addition to the rental
specified in Article 2 of this lease, any guaranteed minimum monthly
rental, and any percentage rental payable under this lease.

 

D.  Arbitration.  Provided Tenant is not otherwise in
default in the payment of the basic monthly rent under this lease, the interpretation,
construction, performance, or breach of this Article 20, may be settled by
arbitration pursuant to the rules and regulations of the American
Arbitration Association.  Either party requesting arbitration under this Article 20
shall make a demand on the other party by registered or certified mail with a
copy to the American Arbitration Association.  It is a condition precedent
to Tenant’s right to arbitration that Tenant first deposit with Landlord the
total amount of the sum in dispute.  The arbitration shall take place as
noticed by the American Arbitration Association regardless of whether one of
the parties fails or refuses to participate.  In no event shall any sum
payable hereunder be withheld by Tenant pending completion of such arbitration.

 

21.  GENDER.  In this lease, whenever the context so
requires, the masculine gender herein used shall include the feminine or neuter
and the singular number shall include the plural.  The captions set forth
in the various Articles of this lease are for identification and convenience
only and are not intended to, and shall not be deemed to limit or expand the
contents of the respective Article.  If Tenant is a corporation, Tenant
agrees to provide Landlord, upon execution of this lease by Tenant, with a notarized
copy of a corporate resolution authorizing the Tenant corporation to execute
this lease and any appurtenant documents.

 

                22.  SUBORDINATION.  Tenant expressly agrees that, at the
sole option of Landlord, this lease shall be either subject and subordinate, or
paramount, to all ground or underlying leases, mortgages, Deeds of Trust, or
any other encumbrances now placed or which may be placed in the future upon the
real property of which the demised premises are a part by the owners thereof,
and to all renewals, modifications, replacements or extensions thereof. 
And Tenant further agrees that, whenever requested to do so by Landlord, Tenant
will execute, sign and deliver any documents required to effectuate such
subordination or superiority.  Tenant shall, upon request from Landlord,
execute and deliver to Landlord any certificate or other instrument stating the
date this lease will terminate, the date to which rent has been paid, that this
lease is in full force and effect without modification, and that Tenant has no
rights of deduction or offset hereunder or, if this lease has been modified or
if Tenant claims a deduction or offset hereunder, stating the effect of such
modification and/or the claimed deduction or offset.  Tenant hereby
irrevocably constitutes and appoints Landlord as Tenants’ attorney in fact to
execute (and to deliver to any third party) any documents required to effect
such subordination or superiority and nay such certificate or instrument for
and on behalf of Tenant, if Tenant shall have failed to do so within ten (10) days
after request therefore by Landlord, and in such event Landlord shall be
conclusively deemed not in default under this lease.  Any right, either
expressed or implied, to quiet enjoyment of the premises which Tenant may have
under this lease shall be subject to any subordination of this lease under this
Article.  Notwhithstanding anything to the contrary in the foregoing,
Landlord agrees that is shall reasonably cooperate with and assist Tenant in
Tenant’s obtaining a lender’s standard form Non-Disturbance Agreement by
requesting such an agreement from the lender on behalf of Tenant.  Any and
all costs and expenses incurred in obtaining a Non-Disturbance Agreement shall
be Tenant’s sole responsibility, including but not limited to any fees or costs
imposed by the lender any any and all attorneys’ fees incurred by Tenant or
Landlord.  Any negotiations or modifications of lender’s standard form
Non-Disturbance Agreement shall be Tenant’s sole responsibility.

 

23.  DELAY IN OCCUPANCY.  Tenant, agrees that, in the event
Landlord does not deliver to Tenant timely possession of the demised premises
at the commencement of the term, due to failure of a previous tenant to
promptly vacate the premises, or due to delays of Landlord or its contractor in
completing the remodeling of the premises, or due to any other delays, Landlord
shall not be liable for any damage caused thereby; nor shall this lease be void
or voidable if possession is given to Tenant within one hundred twenty (120)
days after the date set for commencement of this lease, but in no event shall
Tenant be liable for rent until such time as Landlord offers to deliver
possession of said premises to Tenant.  However, the term hereof shall not be extended by such delay.  If
Tenant, with Landlord’s consent take possession of the

 

 

demised
premises prior to the commencement of this lease, then Tenant shall be subject
to all the covenants and conditions hereof and shall pay rent for the period
ending with the commencement of said term at the monthly rate prescribed for
the first month of said term.  In the event that the delay in delivering
to Tenant possession of said premises at the commencement of said term is
caused by Tenant, rentals shall nevertheless commence on the date set out in
this lease for the commencement of the term of this lease.

 

24.  CONDITIONS OF COVENANTS.  Each and all of the provisions of this
lease are conditions precedent to be faithfully and fully performed and
observed by Tenant to entitle Tenant to obtain and continue in possession of
the premises hereunder; said conditions are also covenants on the part of
Tenant and time of performance of each is of essence of this agreement.

 

25.  ATTORNEYS’ FEES.  If any action or actions be commenced
for the breach of any covenants or conditions of this lease, or for any rent,
or any other action arising out of this lease, or for the possession of said
premises, or if arbitration of Article 20 is requested by either party
hereto, or if Landlord necessarily intervenes in, or becomes a party, or is
made a party to, any action or actions accruing out of this lease in order to
protect is rights, then losing party will pay to prevailing party a reasonable
attorney’s fee in such action or actions, which fee shall be fixed by the court
in such action.  As a further inducement to Landlord to make this lease
and in consideration thereof, Landlord and Tenant covenant and agree that in
any action or proceeding arising out of, under or by virtue of this lease, Landlord
and Tenant do hereby waive trial by jury.

 

26.  BUILDING RULES.  Tenant covenants that Tenant, together
with all persons entering and/or occupying the demised premises shall keep and
perform each and all of the rules and regulations of the building
hereinafter set forth which are hereby referred to and made a part
hereof.  Landlord shall have the right to amend said rules and to
make other and different reasonable rules and regulations as in Landlord’s
reasonable judgment may from time to time be necessary for the management,
safety, care and cleanliness of the premises, and for the preservation of good
order therein, as well as for the convenience of other occupants and tenants
therein.  Such rules and regulations may limit, restrict and regulate
the privileges of tenants in the said building, and all such rules and
regulations so made by Landlord, after notice thereof to Tenant, shall be
binding upon Tenant and become conditions of Tenant’s tenancy and covenants on
the part of and to be performed by Tenant.  Violation of any such rules and
regulations shall be deemed a material breach of this lease by Tenant. 
Landlord shall not be responsible to Tenant or to any other person for the
non-observance or violation of the rules and regulations by any other
tenant or person.

 

27.  WAIVER.  No modification, alteration or waiver
of any term, covenant or condition of this lease shall be valid unless in
writing subscribed by the Landlord or by any officer of Landlord authorized in
writing.  No waiver of a breach of any covenant or condition shall be
valid unless in writing subscribed by the Landlord or by any officer of
Landlord authorized in writing.  No waiver of a breach of any covenant or
condition shall be construed to be a waiver of any succeeding breach.  No
act, delay or omission done, suffered or permitted by landlord shall be deemed
to exhaust or impair any right, remedy or power of Landlord hereunder. 
Landlord shall have the right to accept any rental payment tendered by Tenant
for lesser amounts than the full rental due without waiver of the balance due
from Tenant, and in this regard Landlord shall have the right to deposit any
checks tendered by Tenant regardless of any restrictive notations or
endorsements placed thereon by Tenant or set forth in any accompanying
transmittal without waiver of the balance due Landlord.  Landlord’s
acceptance of the keys to the premises shall not constitute a surrender or
termination of this lease.  A surrender or termination of this lease can
only be effected by way of written agreement between the parties.  This
agreement contains the entire contract between the parties hereto, and there
are no oral or other agreements between Tenant and Landlord with regard to this
lease, except those expressly set out herein, and no representative or officer
of Landlord has any power to change, modify or make any other terms or
representations whatsoever than those herein set forth.  Tenant hereby
waives the provisions of Sections 1932, 1941, 1942 and subdivision (4) of Section 1933
of the Civil Code of the State of California and any and all other statutes or
laws permitting a tenant to make repairs at the expense of the landlord or to
terminate a lease by reason of the condition of the premises or any part
thereof.  Should any part, clause, provision or condition of this lease be
held to be void, invalid or inoperative, such invalidity shall not affect any
other clause, provision or condition hereof, but the remainder of this lease
shall be effective as through such invalid clause, provision or condition had
not been included herein.

 

28.  COVENANT BY TENANT.  HAZARDOUS
MATERIALS.  Tenant covenants to hold Landlord free and harmless
from all loss or damage resulting from Tenant’s violation of any term or
provision of this lease, including but not limited to attorney fees and court
costs.

 

Tenant further covenants to hold Landlord free and harmless from the
use, misuse or neglect of said premises or appurtenances and expressly waives,
in favor of Landlord, all claims arising out of any alleged defective or unsafe
condition thereof, unless the same was caused by the negligence or willful
misconduct of Landlord.

 

Tenant agrees to pay for all damages which may be caused to Landlord or
the building in which the demised premises are situated or to any tenant or
occupant thereof by any act or failure to act of Tenant or any of Tenant’s
invitees, contractors, agents, guests, visitors or employees, and Tenant
further agrees not to use or suffer to be used the demised premises in any
manner which will increase the present rate of premium for insurance on said
building, or cause a cancellation of any insurance policy relating to said
building (Landlord acknowledges that Tenant’s existing banking operations do
not violate this restriction on the use of the Premises) or keep or suffer to
be kept therein any gasoline, distillate, petroleum, hazardous substances or
explosive products.  Tenant agrees during the entire term to take good
care of the demised premises and to keep the interior thereof in good order, repair
and condition, natural deterioration with careful use and injury by fire, the
elements and acts of God excepted.

 

Tenant and Landlord hereby represent and warrant that no real estate
broker nor any other person other than Landlord, its agents and employees, has
been involved in the securing and negotiation of this lease, nor is any broker
or any other person entitled to any commission, finder’s fee, nor any other
payment as a result of Tenant’s execution of this lease.

 

                Tenant shall not use, generate, manufacture,
produce, store, treat or dispose of on, under or about the Leased Premises or
the Building, or any part thereof, any pesticides, fungicides, solvents,
herbicides, flammable explosives, asbestos, radioactive materials, hazardous
wastes, toxic substances or related injurious materials, whether injurious by
themselves or in combination with other materials (collectively, “Hazardous
Materials”).  As used in this Paragraph 7.C, Hazardous Materials shall
include but not be limited to substances defined as “hazardous substances”, “hazardous
materials”, or “toxic substances” in the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, as amended, 42 U.S.C. Section 9601,
et seq.; the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801,
et seq.; the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901
et seq.; and those substances defined as “hazardous wastes” in Section 25117
of the California Health & Safety Code or as “hazardous substances in
section 20316 of the California Health and Safety Code; and in the regulations
adopted and publications promulgated pursuant to said laws.  California
Health and Safety Code Section 25359.7 (b) requires any tenant of
real property who knows, or has reasonable cause to believe, that any release
of a hazardous substance has come to be located in, on or beneath such real
property to give written notice of such condition to the owner thereof. 
Tenant shall comply with requirements of Section 25359.7 (b) and any
successor statute thereto and with all other statutes, laws, ordinances, rules,
regulations and orders of governmental authorities with respect to hazardous
substances.

 

Tenant shall indemnify, defend (by counsel reasonably acceptable to
Landlord), protect, and hold Landlord, and each of Landlord’s partners,
employees, agents, attorneys, successors and assigns, free and harmless from
and against any and all claims, liabilities, penalties, forfeitures, losses or
expenses (including attorneys’ fees) or death of or injury to any person or
damage to any property whatsoever, arising from or caused in whole or in part,
directly or indirectly by (a) Tenant’s possession in, on, under or about
the Leased Premises or discharge in or from the Leased Premises of any
Hazardous Materials or Tenant’s use, analysis, storage, transportation,
disposal, release, threatened release, discharge or generation of Hazardous
Materials to, in, on, under, about or from the Leased premises or the Building,
or (b) Tenant’s failure to comply with any Federal, State, County,
Municipal, local or other law, rule, ordinance and regulation now or hereafter
in effect relating to the industrial hygiene, environmental protection, use,
analysis, generation, manufacture, purchase, transportation, storage and disposal
of hazardous, toxic, contaminated, polluting and radioactive

 

 

matter,
substances and wastes.  Tenant’s obligations hereunder shall include,
without limitation, and whether foreseeable or unforeseeable, all costs of any
required or necessary repair, cleanup, detoxification or decontamination of the
Leased Premises or the Building, and the preparation and implementation of any
closure, remedial action or other required plans in connection therewith, and
shall survive the expiration or earlier termination of this Lease.  For
purposes of the release and indemnity provisions hereof, any acts or omissions
of Tenant, or by employees, agents, assignees, contractors or subcontractors of
Tenant or others acting for or on behalf of Tenant (whether or not they are
negligent, intentional, willful or unlawful) shall be strictly attributable to
Tenant.

 

29.  DEFAULT.  A.  It shall, at Landlord’s
option, be deemed a breach of this lease if (1) Tenant defaults (a) in
the making of any payment of money pursuant to this lease or (b) in
fulfilling any other term, covenant, condition, provision, or agreement of this
lease if said default under this Article 29 continues to exist at the
expiration of thirty (30) days
after notice thereof given by Landlord to Tenant, or  (2) (Intentionally
deleted.  Any references to this subparagraph 2 in this Lease shall be
deemed to refer to subparagraph (3) which follows,; (3) Tenant shall
cease to occupy or conduct business in Suite 100 and/or the Second Floor
Premises during customary banking hours, or if Tenant shall remove
substantially all of Tenant’s furniture or furnishings therefrom, or  (4) Tenant shall fail to move into or
take possession of demised premises within fifteen (15) days after Landlord
offers the premises for occupancy or (5) any
execution or attachment shall be issued against Tenant or any of Tenant’s
property or (6) the demised
premises shall be taken or occupied or attempted to be taken or occupied by
someone other than Tenant or (7) Tenant
shall default with respect to any other lease between (a) Landlord and
Tenant, or (b) any parent company or subsidiary company or affiliate or
agent of Landlord or Tenant or (8) Tenant
assigns or otherwise transfers substantially all of the assets used in
connection with the business conducted in demised premises.

 

B.  In the event that Landlord elects, pursuant to paragraph A of
this Article, to declare a breach of this lease, then Landlord shall have the
right to give Tenant fifteen (15) days
notice of intention to end the term of this lease and thereupon, at the
expiration of said fifteen (15) days,
the term of this lease shall expire as fully and completely as if that day were
the day herein definitely fixed for the expiration of the term hereof and
Tenant shall then quit and surrender the demised premises to Landlord, but
Tenant shall remain liable as hereinafter provided.  If Tenant fails to so
quit and surrender the demised premises as aforesaid, Landlord shall have the
right, without notice to re-enter demised premises and dispossess Tenant and
the legal representatives of Tenant and all other occupants of demised premises
by unlawful detainer or other summary proceedings, or otherwise, and remove
their effects and regain possession of demised premises (but Landlord shall not
be obligated to effect such removal).

 

C.  In the event of any breach of this lease by Tenant (and
regardless of whether or not Tenant has abandoned the demised premises), this
lease shall not terminate unless Landlord, at Landlord’s option, elects at any
time when Tenant is in breach of this lease to terminate Tenant’s right to
possession as provided in Paragraph B and of this Article or, at Landlord’s
further option, by the giving of any notice (including but not limited to any
notice preliminary or prerequisite to the bringing of legal proceedings in
unlawful detainer) terminating Tenant’s right to possession.  For so long
as this lease so continues in effect, Landlord may enforce all of Landlord’s
rights and remedies under this lease, including the right to recover all rent
as it becomes due hereunder.  For the purposes of this Paragraph C, the
following shall not constitute termination of Landlord’s right to possession; (1) acts
of maintenance or preservation or efforts to relet demised premises, or (2) the
appointment of a receiver upon initiative of Landlord to protect Landlord’s
interest under this lease.

 

D.  In the event of termination of this
lease or termination of Tenant’s right to possession (as the result of Tenant’s
breach of this lease or pursuant to Article 30 (Bankruptcy), landlord
shall have the right: (1) To remove any and all persons and property from
demised premises pursuant to such rights and remedies as the laws of the State
of California shall then provide or permit, but Landlord shall not be obligated
to effect such removal.  Such property may, at Landlord’s option, be
stored or otherwise dealt with as such laws may then provide or permit,
including but not limited to the right of Landlord to store the same, or
any part thereof, in a warehouse or elsewhere at the expense and risk of and
for the account of Tenant. (2) To recover from Tenant damages which shall
include but not be limited to: (a) The worth, at the time of award, of the
unpaid rent (including but not limited to increases in rent pursuant to Article 20
even if determined at a later date) which have been earned at the time of
termination; (b) The worth, at the time of award, by which the unpaid rent
(including but not limited to increases in rent pursuant to Article 20
even if determined at a later date) which would have been earned after termination
until the time of award exceeds the amount of such rental loss that the Tenant
proves could have been reasonably avoided; (c) The worth, at the time of
award, of the amount by which the unpaid rent (including but not limited to
increases in rent pursuant to Article 20 even if determined at a later
date) 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 for the
same period; and (d) Such expenses as Landlord may incur for legal
actions, attorney’s fees, court costs, for reletting (including but not limited
to advertising), brokerage fees, for putting demised premises in good order,
condition and repair, for preparing the same for reletting (including but not limited
to any remodeling, renovations or alterations of the premises), and for keeping
demised premises in good order, condition and repair (before and after Landlord
has prepared the same for reletting), and all reasonable costs (including but
not limited to attorneys’ and receivers’ fees) incurred in connection with the
appointment of and performance by any receiver and any other amount necessary
to compensate Landlord for all the detriment approximately caused by Tenant’s
failure to perform these obligations under the lease or which in the ordinary
course of things would be likely to result therefrom.  The “worth of at
the time or award” shall include interest at the maximum legal rate. (3) To
enforce, to the extent permitted by the laws of the State of California then in
force and effect, any other rights or remedies set forth in this lease or
otherwise applicable hereto by operation of law or contract.

 

E.  In the event of a breach or threatened breach by Tenant of any
of the terms, covenants, conditions, provisions or agreements of this lease
Landlord shall additionally have the right of injunction.  Mention in this
lease of any particular remedy shall not preclude Landlord from any other
remedy, at law or in equity.

 

F.  Tenant hereby expressly waives any and all rights of
redemption granted by or under any present or future law in the event of Tenant’s
being evicted or dispossessed or any cause, or in the event of Landlord’s
obtaining possession of demised premises, by reason of the violation by Tenant of
any of the terms, covenants, conditions, provisions or agreements of this
lease, or otherwise.

 

G.  Any amount due to Landlord not paid when due shall bear
interest at the maximum rate then allowable by law from the date due.  On
any amounts not paid within twenty-five (25) days from the date due, Tenant
shall pay Landlord a late charge of five (5%) per month for Landlord’s
administrative expenses, plus the amount of legal costs and attorney’s fees
incurred by Landlord prior to trial, for the collection of such delinquent
rent.  Landlord shall have the right to apply the first monies received
from Tenant to late charges and interest.  Payment of such interest and
late charges shall not excuse or cure any default by Tenant under this lease. 
Interest shall not be payable on late charges.

 

                30. 
BANKRUPTCY.  If,
at any time during the term of this lease, in any judicial action proceeding in
any court against Tenant, a receiver or other officer or agent abe appointed to
take charge of said premises or the business conducted therein and shall be in
possession thereof, or if this lease or the interest or estate created thereby
vest in any other person or persons by operation of law or otherwise, except by
consent of Landlord, or in the event of any action taken by or against Tenant
under the federal bankruptcy laws or other applicable statutes of the United
States, or any state, or if Tenant shall make an assignment for the benefit of
creditors, or if an attachment or execution is levied upon Tenant’s property or
interest under this lease which is not satisfied or released within thirty (30)
days thereafter, the occurrence of any such event shall be deemed to be a
breach of this lease by Tenant, and Landlord shall have the rights herein
provided in the event of any such breach, including the right, at Landlord’s
option, to terminate this lease immediately and enter said premises and remove
all persons and property therefrom.  Notwithstanding the foregoing, in the
event Tenant is ever subjected to the jurisdiction of the Federal Deposit
Insurance Corporation or any other federal or state banking authority and
pursuant thereto Tenant or such authority continues to pay the rent pursuant to
this Lease, then this Lease shall not terminate pursant to the provisions of this
Article so laong as the rental and other provisions of this Lease are
performed.

 

31.  ACCEPTANCE.  Tenant agrees that, upon substantial
completion of said premises and/or upon Landlord’s offer to deliver the same
for occupancy by Tenant, Tenant will accept said premises and take possession
thereof.  The entry of the Tenant into the possession of the demised
premises shall be conclusive acknowledgement on Tenant’s part of Tenant’s
acceptance of the premises and that they are in good and tenantable condition,
except as to latent defects not apparent by

 

 

reasonable
visual inspection and reasonable punchlist items..  At the expiration or
sooner termination of this Lease, Tenant shall deliver the demised premises to
landlord, clean and in a state of repair in which said premise existed at the
commencement of the term hereof with tenant improvements accepted by Lanldord
under the provisions of Article 7, reasonable wear and tear
excepted.  There are no representations or warranties of Landlord as to
the condition or state of repair of the premises except as expressly stated in
this lease.  Tenant’s failure to accept the premises upon Landlord’s offer
of delivery shall in no way postpone the commencement of this lease or Tenant’s
obligation to pay rental hereunder.

 

32.  COMPLIANCE.  Tenant shall, at Tenant’s expense,
comply with all laws, rules, orders, ordinances, regulations and requirements
or municipal, state and federal governments, boards and authorities relative to
the Tenant’s occupancy of the demised premises or to the business to be
conducted therein. Landlord shall, at Landlord’s expense, comply with all laws,
rules, orders, ordinances, regulations and requirements or municipal, state and
federal governments, boards and authoritites (herein collectively referred to
as the “requirements and authorities”) relative to the leasing and general
operations of the Building, exclusive of the requirements and authorities
relative to each and all of the tenant’s occupancies of premises with the
Building or to the business’s conducted by such tenants.Tenant will keep the
said premises in a clean and orderly condition and in accordance with all laws
and ordinances and the direction of all public officers, and, as far as
reasonably possible, shall keep all immoral and disreputable persons out of
said premises to the end that the reputation of the demised premises and the
said building as a first class office building may be preserved.  No
trade, occupation, game or business shall be conducted upon said premises which
shall be unlawful or of unethical character.  The demised premises shall
not be used for cooking (except only for incidental microwave cooking or
employees lunch and snacks in a non-public are a of the Premises), lodging,
sleeping or for immoral purposes and no objectionable noise, vibration or odor
shall be permitted to escape from said premises.  Tenant shall not install
nor maintain vending machines on the demised premises nor engage in any
activity which violates landlord’s Certificate of Occupancy relating thereto.

 

33.  CALIFORNIA LAW.  The provisions of this lease shall be
construed and interpreted in accordance with the laws of the State of
California.  The language in all parts of this lease shall be construed in
all cases according to its fair meaning and not strictly for or against either
Landlord or Tenant.  This lease shall be deemed to be jointly prepared by
both of the parties hereto, and any ambiguities or uncertainties herein shall
not be construed for or against either of the parties hereto.

 

34.  TRANSFER OF LANDLORD’S INTEREST.  The term “Landlord” as used in this
lease, insofar as covenants or obligations on the part of Landlord are
concerned, shall be limited to mean and include only the owner, or owners, at
the time in question, of the fee or the ground lease on the demised premises
and in the event of any transfer of the title to such Proprietary interest, the
Landlord named herein (and in case of any subsequent transfers or conveyances,
the then Grantor), their employees and agents shall be automatically freed and
relieved from and after the date of such transfer or conveyance of all personal
liability with respect to the performance of any covenants or obligations on
the part of Landlord contained in this lease thereafter to be performed;
provided, that any funds in the hands of such Landlord or the then Grantor at
the time of such transfer in which Tenant has an interest shall be turned over
to the Grantee, and any amount then due and payable to Tenant by Landlord or
the then Grantor under any provision of this lease shall be paid to Tenant, it
being intended hereby that the covenants and obligations contained in this
lease on the part of Landlord shall, subject as aforesaid, be binding upon
Landlord, its successors and assigns only during and in respect to their
successive periods of ownership. Any liability that arises from Landlord’s
negligence during its period of ownership and that remains unsatisfied at the
expiration of said period of ownership, shall survive the expiration of the period
of ownership.

 

35.  FORCE MAJEURE.  Any act of the Landlord or
Tenantrequired by this lease to be done within a specified time (except for the
payment of renat and other sums deemed rent) shall be subject to excusable
delays.  The term “excusable delays” shall be deemed to mean any delays
caused by or due to fire, the elements of nature, casualties, strikes, lockouts
or other labor troubles, governmental regulations, shortages of material, or
supplies, or any cause, whether similar or dissimilar to the foregoing beyond
the control of the performing party which affects the performance of that
party.  Neither party shall be liable to the other , in damages or
otherwise for any such excusable delays. Landlord shall not be deemed in
default hereunder, for any failure, suspension, stoppage or interruption
of any public utility services, air conditioning or elevator service, caused by
repairs, replacements, riots, strikes, labor disputes, fire explosion,
earthquake, floods, rain storms, war, insurrection failure of any public
utility to furnish service for any reason whatsoever (including, but not
limited to any rationing or reduction in service due to any Energy or Natural
Resource Conservation Act or Agency, or any Environmental Protection Act or
Agency, or any other similar or dissimilar act, statute, ordinance, regulation
or directive of any federal, state, county, municipality, or any other
governmental or quasi-governmental agency, or of any public utility or any
other public or private agency or entity vested with the power to curtail
service as a means of conserving or controlling the consumption of water, gas,
electricity or any other utility, or any other energy or energy product, or
natural resource, or any product or service), act of God, accidents or any
other similar or dissimilar causes beyond the reasonable control of Landlord;
nor shall such failure or reduction constitute an eviction.  There shall
be no abatements of rent by reason of any such failure or reduction.

 

36.  TAXES, ASSESSMENTS AND OTHER CHARGES.  In addition to rental, operating cost
increases and any charges for utilities or services payable under this
lease.  Landlord may at any time during the term of this agreement
increase the service or utilities charges payable as additional rent to reflect
any and all expenses costs (including but not limited to costs to secure any
alternate source of utilities, energy, products or service), improvements,
taxes, assessments, charges, subcharges or penalties which Landlord is subject
to or required to make after the execution date of this lease pursuant to any
Energy or Natural Resource Conservation Act or Agency, or any Environmental
Protection Act or Agency, or any other similar or dissimilar act, statute,
ordinance, regulation or directive of any federal, state, county, municipality,
or any other governmental or quasi-governmental agency, or any public utility
of any other public or private agency or entity vested with the power to impose
taxes, assessments, charges, surcharges or penalties as a means of conserving
or controlling the consumption of water, gas, electricity or any other utility,
or any other energy or energy product, or natural resource, or any product or
service, whether or not such taxes, assessments, charges, surcharges or penalties
are based upon or applied (either directly or indirectly) to any utility,
product or service charge.  Such increase to Tenant shall be based upon a
proportion of the sum due as determined by Landlord, to be reasonably
applicable to Tenant and shall be due and payable within ten (10) days
after billing by Landlord.  In any event, Tenant shall pay all such taxes,
assessments, expenses, charges, or surcharges that are imposed directly against
Tenant.

 

Tenant shall pay Tenant’s Percentage Share (as specified in Article 20)
of any special assessment levied upon the building, improvements or real
property upon which the demised premises are located by the Los Angeles Rapid
Transit District (or any other governmental entity having the authority to
impose such assessment) (the “Metrorail Assessment”).  Tenant shall pay
Tenant’s Percentage Share of the Metrorail Assessment in equal monthly
installments as the same are billed by Landlord to Tenant.  Landlord may
require that the final installment be due and payable on the first day of the
month in which the Metrorail Assessment is due.  Tenant’s obligation
requires Tenant to pay Tenant’s Percentage Share of the entire Metrorail
Assessment for each calendar year of the Term and is not limited to Tenant’s
Percentage Share of any annual increases made, from time to time, to the
Metrorail Assessment.  If the bill for the Metrorail Assessment specifies
that it applies to a given period of time, Tenant’s obligations shall be
amortized to the extent the Term of

 

 

this
Lease does not include all such period.

 

Tenant shall pay Tenant’s Percentage Share (as specified in Article 20)
of any special assessment, tax, levy, surcharge or fee levied upon the
building, improvements or Real Property by the City or County of Los Angeles in
connection with the development, improvement or beautification of Pershing
Square or the area immediately adjacent thereto (the “Pershing Square
Assessment”).  Tenant’s obligation requires Tenant to pay Tenant’s
Percentage Share of the entire Pershing Square Assessment for each calendar
year of the Term and is not limited to Tenant’s Percentage Share of any annual
increases made, from time to time, to the Pershing Square Assessment.  If
the bill for the Pershing Square Assessment specifies that it applies to a
given period of time, Tenant’s obligations shall be amortized to the extent the
Term of this Lease does not include all such period.

 

Tenant shall pay Tenant’s Percentage Share (as specified in Article 20)
of any special assessment levied upon the building, improvements or real
property upon which the demised premises are located by the Downtown Business
Improvement District (or any other governmental entity having the authority to
impose such assessment) (the “Downtown BID Assessment”).  Tenant shall pay
Tenant’s Percentage Share of the Downtown BID Assessment in equal monthly
installments as the same are billed by Landlord to Tenant.  Landlord may
require that the final installment be due and payable on the first day of the
month in which the Downtown BID Assessment is due.  Tenant’s obligation
requires Tenant to pay Tenant’s Percentage Share of the entire Downtown BID
Assessment for each calendar year of the Term and is not limited to Tenant’s
Percentage Share of any annual increases made, from time to time, to the
Downtown BID Assessment.  If thebill for the Downtown BID Assessment
specifies that it applies to a given period of time, Tenant’s obligations shall
be amortized to the extent the Term of this Lease does not include all such
period.

 

37.

 

38.  CONDITION OF THE PREMISES.  Tenant agrees that the demised
premises are being leased in an “as is” condition and Landlord is not obligated
to perform any work of any kind to prepare the premises for Tenant’s
occupancy.  The area of the leased premises is based upon the rentable
area, which includes Tenant’s proportionate share of the public elevator lobby,
toilet rooms, corridors and other public areas on the floor on which the
demised premises are located.  A lease of a full floor includes the entire
public area on the floor.  Landlord shall provide Tenant with an allowance
of $25,000.00 to be used by Tenant in connection with Tenant’s remodeling and
rennovation work contemplated to be undertaken by Tenant, at Tenant’s sole cost
and expense and in accordance with Article 7 of this Lease, and including
the building safety systems and the public restrooms.

 

39.  FIRE PROOFING AND INSULATING MATERIALS. ABATEMENT.  Tenant acknowledges that
certain fire-proofing and insulating materials used in the construction of the
Building contain asbestos and other hazardous substances (collectively “asbestos”). 
If any governmental entity promulgates or revises a statute, ordinance, code, rule or
regulation, or imposes mandatory or voluntary controls or guidelines with
respect to such asbestos-containing materials or if Landlord otherwise so
elects, Landlord may, in its sole discretion, comply with such mandatory or
voluntary controls or guidelines, or elect to make such alterations or remove
such asbestos-containing materials.  Such compliance or the making of
alterations, and the removal of all or a portion of such asbestos containing
materials, whether in the Premises or elsewhere in the Building, shall not, in
any event constitute a breach by Landlord of any provision of this Lease,
relieve Tenant of the obligation to pay any Rent due under this Lease,
constitute or be construed as a constructive or other eviction of Tenant, or
constitute or be construed as a breach of Tenant’s quiet enjoyment.  In
accordance with Proposition 65 (Assembly Bill No. 3713) and the
regulations promulgated thereunder (California Health and Safety Code Sections
25249.6 et. seq.) which require that persons subject to “environmental exposure”
to certain designated chemicals, such as asbestos, receive warning, you are
advised that:

 

WARNING:  THE BUILDING CONTAINS ASBESTOS

A CHEMICAL KNOWN TO THE STATE OF

CALIFORNIA TO CAUSE CANCER.

 

Tenant also acknowledges that Landlord has promulgated building
regulations and procedures governing the manner in which Tenant may undertake
alterations, additions, modifications and improvements to the Premises in those
areas where asbestos-containing materials may be located, and such regulations
and procedures may be modified, amended or supplemented from time to
time.  Prior to undertaking any physical work in or around the
Premises, Tenant shall notify Landlord in writing, of the exact nature and
location of the proposed work and shall promptly supply such additional
information regarding the proposed work as Landlord shall request.  After
receipt of Tenant’s notice, Landlord shall, to the extent appropriate, supply
Tenant with the Building regulations and procedures for working in areas where
there is a risk of coming into contact with asbestos-containing materials. 
Tenant shall, at Tenant’s sole cost and expense, strictly comply with all such
Building regulations and procedures established by Landlord and with all
applicable governmental statutes, ordinances, codes, rules, regulations,
restrictions and guidelines (herein “governmental controls”).  Landlord
shall have the right (but not the duty or obligation at all times to monitor
the work for compliance with the Building regulations and procedures and
governmental controls.  If Landlord determines that any of the Building
regulations or procedures or governmental controls are not being strictly
complied with, Landlord may immediately require the cessation of all work being
performed in or around the Premises until such time as Landlord is satisfied
that the applicable regulations, procedures and governmental controls will be
observed.  Landlord’s monitoring of any work in or around the Premises
shall not be deemed a certification by Landlord of compliance with any
applicable governmental control or of the building regulations and procedures
or a waiver by Landlord of its right to require strict compliance by Tenant
with such Building regulations and procedures and governmental controls, nor
shall such monitoring relieve Tenant from any of its responsibilities and
liabilities relating to such work.

 

 

This
lease consists of thirty nine (39)
Articles consecutively numbered.

 

Rules and regulations of the building referred to herein
which constitute a part of this lease

 

1.  The sidewalks, entrances, lobby, garage, elevators, stairways
and public corridors shall be used only as a means of ingress and egress and
shall remain unobstructed at all times.  The entrance and exit doors of
all suites are to be kept closed at all times, except as required for orderly
passage to and from a suite.  Loitering or congregating in any part of the
building or obstruction of any means of ingress or egress shall not be
permitted.  Doors and windows shall not be covered or obstructed except
that Landlord shall have the right to require Tenant to keep the drapes closed
at all times.

 

2.  Plumbing fixtures shall not be used for any purposes other
than those for which they were constructed, and no rubbish, newspapers, trash
or other substances of any kind shall be thrown into them.  Walls, floors
and ceilings shall not be defaced in any way, and no one shall be permitted to
mark, drive nail, screw or drill into, paint, or in any way mar any building
surface, except that pictures, certificates, licenses and similar items
normally used in Tenant’s business may be carefully attached to the walls of
the demised premises by Tenant in a manner to be prescribed by Landlord. 
Upon removal of such items by Tenant, any damage to the walls or other
surfaces, except minor nail holes, shall be repaired by Tenant.

 

3.  No awning, shade, sign, advertisement or notice shall be
inscribed, painted, displayed or affixed on, in or to any window or door or any
other part of the outside or inside of the building or the demised
premises.  No window displays or other public displays shall be permitted,
without the prior written consent of Landlord.  Tenant shall not solicit
other tenants in the building.  Drapes may be installed by tenants
provided they are of such color, material, construction and installation as may
be prescribed by landlord.  All tenant identification on public corridor
doors will be installed by Landlord for Tenant, but the cost shall be paid by
Tenant.  No lettering or signs other than the name of the Tenant will be
permitted on public corridor doors, with the size and type of letters to be
prescribed by Landlord.  The bulletin board or directory of the building
will be provided exclusively for the display of the name and location of Tenant
only, and Landlord reserves the right to exclude all other names therefrom and
to assess its Building Standard charge for each and every name other than the
name of Tenant which Tenant may desire to be placed upon such bulletin board
and to which Landlord may consent.  All requests for listing of Tenants on
the Directory of Building Tenants must be submitted to the office of the
building in writing.  Landlord reserves the right to approve all listing
requests.

 

4.  Electric wiring of every kind and telephone outlets shall be
installed in a manner as will be prescribed by Landlord.  The location of
convenience outlets, electric light outlets, power outlets and telephone
outlets shall be approved by Landlord, but the cost of installation thereof
shall be borne by Tenant.

 

5.  The weight, size and position of all safes and other unusually
heavy objects used or placed in the building shall be prescribed by Landlord
and shall, in all cases, stand on metal plates of such size as shall be
prescribed by Landlord.  The repair of any damage done to the building or property
therein by putting in or taking out or maintaining such safes or other
unusually heavy objects shall be paid for by Tenant.

 

6.  All freight, furniture, fixtures and other personal property
shall only be moved into, within and out of the building at times designated by
and under the super vision of Landlord and in accordance with such regulations
as may be posted in the office of the building.  In no event will Landlord
be responsible for any loss or damage to such freight, furniture, fixtures or personal
property from any cause.

 

7.  No improper noises, vibrations or odors will be permitted in
the building, nor shall any person be permitted to interfere in any way with
tenants or those having business with them.  No person will be permitted
to bring or keep within the building any animal, bird or bicycle.  No
person shall throw trash, refuse, cigarettes or other substances of any kind
any place within or out of the building, except in the refuse containers
provided therefor.  No person shall be employed by Tenant to do janitor
work in any part of said building without the written consent of
Landlord.  Landlord reserves the right to exclude or expel from the
building any person who, in the judgment of Landlord, is intoxicated or under
the influence of liquor or drugs or who shall in any manner do any act in
violation of the rules and regulations of said building.

 

8.  The storage of goods, wares or merchandise on the premises
will not be permitted except in areas specifically designated by Landlord for
storage.  No auction, public or private, will be permitted in the
premises.  Articles of unusual size or weight and articles which exceed
the design floor weight of the building are not permitted in the building,
unless permitted by Landlord in writing.

 

9.  The requirements of Tenant will be attended only upon
application at the office of the building.  Landlord’s employees shall not
perform any work or do anything outside of their regular duties unless under
special instruction from the office of the building, and no such employee shall
admit any person (Tenant or otherwise) to any office without specific
instructions from the office of the building.

 

10.  All keys shall be obtained from Landlord, and all keys shall
be returned to Landlord upon termination of this lease.  Tenant shall not
change the locks or install other locks on the doors.

 

11.  Any Tenant using the premises after regular business hours or
on non-business days shall lock any entrance doors to the building used by
Tenant immediately after entering or leaving the building.  Tenant, his
employees, agents or associates, or other persons entering or leaving the
building when it is so locked may be required to sign the building register
when so doing, and any watchman in charge may refuse to admit Tenant or any of
Tenant’s employees, agents or associates, or any other person to the building
while it is so locked without a pass previously arranged or other satisfactory
identification showing such person’s right to access to the building at such
time.  However, Landlord assumes no responsibility whatsoever in
connection therewith and shall not be liable for any damage resulting from any
error in regard to any such pass or identification or from the admission of or
refusal to admit, any person to said building.

 

12.  Tenant shall be deemed to have read these rules and to
have agreed to abide by them as a condition to his occupancy of the space
herein leased.  THIS LEASE AGREEMENT WILL NOT BECOME EFFECTIVE OR A
BINDING AGREEMENT BETWEEN THE PARTIES UNTIL IT HAS BEEN COUNTERSIGNED BY
CITINATIONAL-BUCKEYE BUILDING CO. AND A COPY EXECUTED BY ALL THE PARTIES HERETO
HAS BEEN RETURNED TO THE TENANT.

 

	
  LANDLORD:

  	
  TENANT:

  
	
  CITINATIONAL-BUCKEYE
  BUILDING CO.,

  	
  CITY
  NATIONAL BANK

  
	
  a California limited
  partnership

  	
  a
  national banking association

  
	
  By:  OLIVE-SIXTH
  BUCKEYE CO., General Partner

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
  By:

  	
   

  
	
  Bram Goldsmith, General
  Partner

  	
   

  
					

 

 

[GRAPHIC]

 

	
   

  	
  EXHIBIT “A”

  	
   

  	
  606
  Olive Street

  
	
   

  	
   

  	
   

  	
  Los
  Angeles, CA.

  
	
   

  	
   

  	
   

  	
  STEVENSON
  SYSTEMS INC.

  	
  [LOGO]

  
	
   

  	
   

  	
   

  	
  CNB

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