Document:

Exhibit
10.6 

 

SHOPPING
CENTER LEASE

 

1.
Parties.

 

This
Lease (“Lease”), dated for reference purposes only as of July 1, 2020, is made by and between LA MIRADA CENTER, INC. (“Lessor”)
and GLOBAL DD GROUP, INC. doing business as YOSHIHARU RAMEN (“Lessee”), collectively the “Parties”, or individually
a “Party”).

 

2.
Premises, Parking, and Common Area

 

2.1.
Premises.

 

2.1.1.
Letting. Lessor hereby leases to Lessee and Lessee hereby leases from Lessor, that portion of real property which is situated at
12806 S. La Mirada Blvd., La Mirada, CA 90638 consisting of an estimated 1,500 square feet, and further described on Exhibit
“A”, hereby (the “Premises”), including the non-exclusive right to use the common areas as hereinafter
specified, “AS IS” and “WHERE IS” without representation or warranty of Lessor, for the term, at the rental,
and upon all of the terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size
set forth in this Lease, or that may have been used in calculating Rent, is an estimation which the Parties agree is reasonable, and
any payments based thereon are not subject to revision whether the actual size is more or less.

 

2.2.
Vehicle Parking.

 

2.2.1.
Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers,
customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities.

 

2.2.2.
Lessee shall not service or store any vehicles in the Common Areas.

 

2.2.3.
If Lessee permits or allows any of the prohibited activities described in Paragraph 2.1.1, then Lessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost
to Lessee, which cost shall be immediately payable upon demand by Lessor.

 

2.2.4.
Lessee, in the use of said common and parking areas, agrees to comply with such reasonable rules, regulations and charges for parking
as the lessor may adopt from time to time for the orderly and proper operation of said common and parking areas. Such rules may include
but shall not be limited to the following: (1) the restricting of employee parking to areas designated to Lessor, and (2) the regulation
of the removal, storage, and disposal of Lessee’s refuse and other rubbish at the sole cost and expense of Lessee.

 

2.3.
Common Areas.

 

2.3.1.
Common Areas - Definition. The term “Common Areas” is defined as all areas and facilities outside the Premises
and within the exterior boundary line of the Project and interior utility raceways and installations within the unit that are provided
and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other Lessees of the Project and
their respective employees, suppliers, shippers, customers, contractors and invitees, including without limitation parking areas, loading
and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas.

 

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2.3.2.
Common Areas - Lessee’s Rights. Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers,
contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to
such use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved by Lessor under the
terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances
shall the right herein granted to use the Common Areas be deemed to include the right to store any property, temporarily or permanently,
in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent,
which consent may be revoked at any time. In the event that any unauthorized storage shall occur then Lessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost
shall be immediately payable upon demand by Lessor.

 

2.3.3.
Common Areas - Rules and Regulations. Lessor or such other person(s) as Lessor may appoint shall have the exclusive control
and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules
and regulations (“Rules and Regulations”) for the management, safety, care, and cleanliness of the grounds, the parking and
unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or lessees of the Shopping
Center and their invitees. Lessee agrees to abide by and conform to all such Rules and Regulations, and to cause its employees, suppliers,
shippers, customers, contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the non-compliance
with said Rules and Regulations by other lessees of the Shopping Center.

 

2.3.4.
Common Areas - Changes. Lessor shall have the right, in Lessor’s sole discretion, from time to time:

 

(a)
To make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of driveways, entrances,
parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility
raceways;

 

(b)
To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available;

 

(c)
To designate other land outside the boundaries of the Project to be a part of the Common Areas;

 

(d)
To add additional buildings and improvements to the Common Areas;

 

(e)
To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Shopping Center, or any portion
thereof; and

 

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(f)
To do and perform such other acts and make such other changes in, and with respect to the Common Areas and Shopping Center as Lessor
may, in, the exercise of sound business judgment, deem to be appropriate.

 

(g)
Lessor has assigned outside parking spaces based upon Lessee’s pro-rata share of space leased to the total number of outside spaces
available. Lessor reserves the right to change or modify the location of the assigned spaces at any time. Lessee agrees to park only
in assigned spaces.

 

3.
Term.

 

3.1.
Term. The term of this lease (“Term”) shall be for ten (10) years, commencing on the date that Lessee takes possession
of the Premises. (hereinafter “Lease Tenn Commencement Date”) and ending on the elate that is ten (10) years thereafter.
This lease and any obligation of Lessor to provide Lessee with the possession of the Premises on the Lease Term Commencement Date or
otherwise is conditioned upon the existing tenant vacating the Premises. Additionally, if set forth on Exhibit B, Lessor hereby grants
an option to Lessee as set forth on Exhibit “B.”

 

3.2.
Rent Commencement Date. The Rent Commencement Date shall be the elate Lessee completes all tenant improvements to the Premises under
this paragraph 3.2, but not later than six months from the Lease Term Commencement Date. As to the tenant improvements hereunder, Lessee
shall hire a general contractor and complete all tenant improvements on or before six (6) months from the Lease Term Commencement Date,
and all tenant improvements shall be pursuant to all required construction permits required by the City of La Mirada and Los Angeles
County Department of Health.

 

3.3.
Lessee Compliance. Lessor shall not be required to tender possession of the Premises to Lessee until Lessee complies with its obligation
to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to perform all of its obligations
under this Lease from and after the Start Date, except as provided herein

 

4.
Rent.

 

4.1.
Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are deemed
to be rent (“Rent”).

 

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4.2.
Base Rent.

 

4.2.1.
Initial Base Rent. Subject to Section 3.2 herein, Lessee agrees to pay to Lessor as Base Rent for the Premises, without notice or
demand the sums as follows, in advance, on or before the first day of each and every successive calendar month during the terms hereof:

 

	Lease
    Term Year	 	Base
    Rent (per month) at Rent Commencement	 	 	Percentage
    Increase	 	 	Offset
    for Free Rent	 	 	Effective
    Base Rent	 
	1	 	 	3,750.00	 	 	 	 	 	 	 	 	 	 	 	3,750.00	 
	2	 	 	3,973.50	 	 	 	5	%	 	 	312.50	 	 	 	3,661.00	 
	3	 	 	4,134.37	 	 	 	5	%	 	 	312.50	 	 	 	3,821.87	 
	4	 	 	4,341.08	 	 	 	5	%	 	 	312.50	 	 	 	4,028.58	 
	5	 	 	4,558.13	 	 	 	5	%	 	 	 	 	 	 	 	 
	6	 	 	4,831.61	 	 	 	6	%	 	 	 	 	 	 	 	 
	7	 	 	4,976.55	 	 	 	3	%	 	 	 	 	 	 	 	 
	8	 	 	5,125.84	 	 	 	3	%	 	 	 	 	 	 	 	 
	9	 	 	5,279.61	 	 	 	3	%	 	 	 	 	 	 	 	 
	10	 	 	5,438.00	 	 	 	3	%	 	 	 	 	 	 	 	 
	11	 	 	Fair
                                            Market value (option #1)	 	 	 	3%
                                            for years 12-15	 	 	 	 	 	 	 	 	 

 

The
above Base Rent for any period which is for less than one (1) month shall be a prorated portion of the monthly installment herein based
upon a thirty (30) day month. Said rental shall be paid to Lessor without deduction or offset, in lawful money of the United States of
America and at such place as Lessor may from time to time designate in writing.

 

4.2.2
Free Rent. “Free Rent” is defined to be the initial base rent and any additional rent including Common Area Expenses.
Lessor shall provide a total of three (3) months of Free Rent to Lessee which shall be applied as set forth in the chart above, namely
allocated to years two through four, with monthly deductions for each of month during those years, as further reflected in the chart
in Section 4.2.1.

 

4.2.3.
Adjustments to Initial Rent. The Base Rent set forth at Paragraph 4.2.1 (or as amended) and unless stated in Paragraph 4.2.1, on
each annual anniversary of the Lease Term Commencement Date, shall increase by of five (5%) annually as further set forth in the chart
set forth in Section 4.2.1.

 

4.3.
Common Area Operating Expenses. Lessee shall pay to Lessor during the term hereof, in addition to the Base Rent, Lessee’s Share,
as hereafter defined, of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease,
in accordance with the following provisions:

 

4.3.1.
“Lessee’s Share” is defined for purposes of this Lease, as a fraction, the numerator which the square footage of the
Premises and the denominator of which is the total leasable square footage of the Shopping Center

 

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4.3.2.
“Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs incurred by Lessor relating to the
ownership and operation of the Shopping Center, including, but not limited to, the following:

 

4.3.2..1
The operation, repair and maintenance, in neat, clean, good order and condition of the Shopping Center, including but not limited to
the following: (a) the Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas,
roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates,
elevators, roofs, and roof drainage systems; (b) exterior signs and any lessee directories; (c) any fire detection and/or sprinkler systems;
(d) Reserves set aside for maintenance and repair of Common Areas; (e) any other service to be provided by Lessor that is elsewhere in
this Lease stated to be operating expense; (f) personnel to implement any or all of the foregoing.

 

4.3.2.2.
The cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered.

 

4.3.2.3.
Real Property Taxes paid by Lessor under Paragraph 10.

 

4.3.2.4.
The cost of the premiums for the insurance maintained by Less or pursuant to Paragraph 8.

 

4.3.2.5.
Any deductible portion of an insured loss concerning the Building or the Common Areas.

 

4.3.2.6.
A property management fee of 10% of the current Common Area Operating Expense.

 

4.3.3.
The inclusion of the improvements, facilities and services set forth in Subparagraph 4.3.2. shall not be deemed to impose an obligation
upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor
already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of them.

 

4.3.4.
Lessee’s Share of Common Area Operating Expenses shall be payable by Lessee within 10 days after a reasonably detailed
statement of actual expenses is presented to Lessee. At Lessor’s option, however, an amount may be estimated by Lessor from
time to time of Lessee’s Share of annual Common Area Operating Expenses and the same shall be payable monthly or quarterly, as
Lessor shall designate, during each 12-month period of the Lease term, on the same day as the Base Rent is due hereunder. At this
time, Lessor estimates that the monthly Common Area Operating Expense is $604.30, and same is due and payable by Lessor until
further notice by Lessor at the time that Base Rent is due. Lessor shall deliver to Lessee within 60 days after the expiration of
each calendar year a reasonably detailed statement showing Lessee’s Share of the actual Common Area Operating Expenses
incurred during the preceding year. If Lessee’s payments under this Paragraph 4.3 during the preceding year exceed
Lessee’s Share as indicated on such statement, Lessor shall credit the amount of such over-payment against Lessee’s
Share of Common Area Operating Expenses next becoming due. If Lessee’s payments under this Paragraph 4.3 during the preceding
year were less than Lessee’s Share as indicated on such statement, Lessee shall pay to Lessor the amount of the deficiency
within 10 days after delivery by Lessor to Lessee of the statement.

 

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4.4.
Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States, without offset or deduction
(except as specifically permitted in this Lease), on or before the day on which it is due. Rent for any period during the term hereof
which is for less than one full calendar month shall be prorated based upon the actual number of days of said month. Payment of Rent
shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing.
Payment of Rent which is due and payable under the terms of this Lease shall be deemed made when actually received by Lessor. Acceptance
of a payment which is less than the amount then due shall not be a waiver of Lessor’s rights to the balance of such Rent, regardless
of Lessor’s endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee
to Lessor is dishonored for any reason, then (1) Lessee shall pay a penalty of $100.00 to Lessor and (2) at Lessor’s option and
upon written notice from Lessor, future payments from Lessor shall be made by cashier’s check or money order.

 

5.
Security Deposit.

 

Lessee
shall deposit with Lessor upon execution hereof the sum of $6,000.00, as security for Lessee’s faithful performance of its obligations
under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any portion
of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate Lessor for any liability, expense, loss
or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any portion of the Security Deposit, Lessee
shall Within 10 days after written request therefore deposit monies with Lessor sufficient to restore said Security Deposit to the full
amount required by this Lease. If the Base Rent increases during the term of this Lease, Lessee shall, upon written request from Lessor,
deposit additional monies with Lessor so that the total amount of the Security Deposit shall at all times bear the same proportion to
the increased Base Rent as the initial Security Deposit bore to the initial Base Rent. Should the Agreed Use be amended to accommodate
a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security
Deposit to the extent necessary, in Lessor’s reasonable judgment, to account for any increased wear and tear that the Premises
may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condition
of Lessee is, in Lessor’s reasonable judgment, significantly reduced, Lessee shall deposit such additional monies with Lessor as
shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such change in financial condition.
Lessor shall not be required to keep the Security Deposit separate from its general accounts. If Lessee performs all of Lessee’s
obligations hereunder, said deposit, or so much thereof as has not theretofore been applied by Lessor, shall be returned without payment
of interest or other increment for its use, to Lessee (or at Lessor’s option to the last assignee, if any, or Lessee’s interest
hereunder) at the expiration of the terms hereof, and after Lessee has vacated the Premises. No trust relationship is created herein
between Lessor and Lessee with respect to said Security Deposit.

 

6.
Use/Compliance with Laws/Lessor Representations/Condition of Premises/Hazardous Substances.

 

6.1.
Use. Subject to Section 20 herein, Lessee shall use and occupy the Premises only as a ramen-themed restaurant, and for no other
purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or
that disturbs occupants of or causes damage to neighboring premises or properties. Lessee shall indemnify and hold the Lessor harmless
if it uses the Premises for any other purpose.

 

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6.2.
Compliance with Laws.

 

6.2.1.
Improvements. Lessor warrants that the improvements on the Premises and the Common Areas comply with the building codes that were
in effect at the time that each such improvement, or portion thereof, was constructed, and also with all applicable laws, covenants or
restrictions of record, regulations, and ordinances in effect on the Start Date (“Applicable Requirements”). Said warranty
does not apply to the use to which Lessee will put the Premises or to any Alterations or Utility Installations (as defined in Paragraph
7.3(a)) made or to be made by Lessee. If the Premises do not comply with said warranty, Lessor shall, except as otherwise provided, promptly
after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the
same at Lessor’s expense. If Lessee does not give Lessor written notice of a non-compliance with this warranty within three (3)
months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and
expense. If the Applicable Requirements are hereafter changed so as to require during the term of this Lease the construction of an
addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement
or other physical modification of the Unit, Premises and/or Building (“Capital Expenditure”), Lessor and Lessee shall allocate
the cost of such work as follows: (a) subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the
specific and unique use of the Premises by Lessee as compared with uses by Lessees in general, Lessee shall be fully responsible for
the cost thereof; (b) if such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as,
governmentally mandated seismic modifications), then Lessor and Lessee shall allocate the obligation to pay for the portion of such costs
reasonably attributable to the Premises pursuant to the formula set out in Paragraph 7.1(d). Notwithstanding the above, the provisions
concerning Capital Expenditures arc intended to apply only to non-voluntary, unexpected, and new Applicable Requirements. If the Capital
Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification
to the Premises then, and in that event, Lessee shall be fully responsible for the cost thereof, and Lessee shall not have any right
to terminate this Lease.

 

6.2.2.
Lessee’s Compliance with Applicable Requirements. Except as provided in Paragraph 6.2.1, Lessee shall, at Lessee’s expense,
promptly comply with all applicable statutes, ordinances, rules, regulations, orders, covenants, and restrictions of record and requirements
of any fire insurance underwriters or rating bureaus now in effect or which may hereafter come into effect, whether or not they reflect
a change in policy from that now exist, during the term or any part of the term hereof, relating in any manner to the Premises and
the occupation and use by Lessee of the Premises of the Common Areas. Lessee shall not use or permit the use of the Premises or the Common
Areas in any manner that will tend to create waste or a nuisance or shall tend to disturb other occupants of the Shopping Center.

 

6.3.
Lessee Representations, Warranties and Covenants. These representations, warranties and covenants of Lessee contained in this Section
6.3 are being made as of the Effective Date to induce Lessor to enter into this Lease, and Lessor has relied, and will continue to rely,
upon such representations, warranties and covenants. Lessee represents, warrants and covenants to Lessor as follows:

 

6.3.1.
Organization, Authority and Status of Lessee. Lessee has been duly organized or formed, is validly existing and in good standing
under the laws of its state of formation and is qualified as a foreign entity to do business in any jurisdiction where such qualification
is required. All necessary action has been taken to authorize the execution, delivery and performance by Lessee of this lease and of
the other documents, instruments and agreements provided for herein. The Person who has executed this Lease on behalf of Lessee is duly
authorized to do so.

 

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6.3.2.
Enforceability. This Lease constitutes the legal, valid and binding obligation of Lessee, enforceable against Lessee in accordance
with its terms.

 

6.3.3.
Property Condition. As of the Effective Date, Lessee has conducted a full and complete physical inspection of the Premises, and
Lessee has examined title to the Premises, if necessary, and Lessee has found all of the same satisfactory in all respects for all
of Lessee’s purposes. Based on such inspection, Lessee represents and warrants that the Premises and its structure are in good
and tenatable condition on the Effective Date and that the improvements and the Premises, and all elements of the Premises,
including without limitation all mechanical, electrical, lighting, HVAC, fire sprinkler, if any, and plumbing systems on and in the
Premises as of the Effective Date, are in good operational order and in good and tenatable condition, that the Premises is free from
mold, and that Lessee, by taking possession of the Premises, warrants and represents to Lessor that Lessee is accepting the Premises
in their present “AS-IS condition, and “with all faults”.

 

6.3.4.
Litigation. As of the Effective Date, there are no suits, actions, proceedings or investigations pending, or to the best of its knowledge,
threatened· against or involving Lessee before any arbitrator or Governmental Authority which might reasonably result in any material
adverse effect on this lease or Lessee’s obligations hereunder.

 

6.3.5.
Absence of Breaches or Defaults. As of the Effective Date, Lessee is not in default under any document, instrument or agreement to
which Lessee is a party or by which Lessee, the Premises is subject or bound, which has had, or could reasonably be expected to result
in, a material adverse effect.· The authorization, execution, delivery and performance of this Lease and the documents, instruments
and agreements provided for herein will not result in any breach of or default under any document, instrument or agreement to which Lessee
is a party or by which Lessee, the Premises or any of Lessee’s property is subject or bound.

 

6.3.6.
Licenses and Permits. Lessee has obtained and shall maintain all required licenses and permits, both governmental and private, to
use and operate the Premises.

 

6.3.7.
Financial Condition; Information Provided to Lessor. As of the Effective Date, the financial statements, all financial data and all
other financial documents and financial information heretofore delivered to Lessor by or with respect to the Lessee and, to Lessee’s
knowledge, are true, correct and complete in all material respects; all financial statements provided were prepared in accordance with
GAAP, and fairly present as of the date thereof the financial condition of each individual or entity to which they pertain; and from
the date of issuance of such financial statements, financial data and all other documents and information through the Effective Date,
no change has occurred to any such financial statements, financial data, financial documents and other financial information not disclosed
in writing to Lessor, which has had, or could reasonably be expected to result in, a material adverse effect.

 

6.3.8.
Solvency. As of the Effective Date, there is no contemplated, pending or threatened Insolvency event or similar proceedings, whether
voluntary or involuntary, affecting Lessee or any guarantor, or to the Lessee’s knowledge, its respective shareholders members,
partners or affiliates. As of the Effective Date, Lessee does not have unreasonably small capital to conduct its business.

 

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6.5.
Condition of Premises.

 

6.5.1.
Lessor shall deliver the Premises to Lessee clean and free of debris on the Lease commencement date (unless Lessee is already in possession).

 

6.5.2.
Except as otherwise provided in this Lease, and subject to Section 6.3 herein, Lessee hereby accepts the Premises in its “AS
IS” and “WHERE IS” condition existing as of the Lease commencement date or the date that Lessee takes possession
of the Premises, whichever is earlier, subject to all applicable zoning, municipal, county, and state law, ordinances and
regulations governing and regulating the use of the Premises, and any covenants or restrictions of record and accepts this Lease
subject thereto and to all matters disclosed thereby and by any exhibits attached hereto. Lessee acknowledges that neither Lessor
nor Lessor’s agent has made any representation or warranty as to the condition of the Premises or as to the present or future
suitability of the Premises for the conduct of Lessee’s business.

 

6.6.
Disclaimer of Warranties.

 

NOTWITHSTANDING
ANYTHING CONTAINED IN THIS LEASE, WITH THIS SUB-SECTION CONTROLLING, LESSEE ACKNOWLEDGES THAT LESSOR (WHETHER ACTING AS LESSOR HEREUNDER
OR IN ANY OTHER CAPACITY) AND THE OTHER LESSOR ENTITIES HAVE NOT MADE AND WILL NOT MAKE, NOR SHALL LESSOR OR ANY OF THE LESSOR ENTITIES
BE DEEMED TO HAVE MADE, ANY WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, WITH RESPECT TO THE PREMISES, EXCEPT AS SET FORTH HEREIN,
INCLUDING ANY WARRANTY OR REPRESENTATION AS TO (i) ITS FITNESS, DESIGN OR CONDITION FOR ANY PARTICULAR USE OR PURPOSE, (ii) THE QUALITY
OF THE MATERIAL OR WORKMANSHIP THEREIN, (iii) THE EXISTENCE OF ANY DEFECT, LATENT OR PATENT, (iv) EXCEPT AS SET FORTH BELOW, LESSOR’S
TITLE THERETO, (v) VALUE, (vi) COMPLIANCE WITH SPECIFICATIONS, (vii) LOCATION, (viii) USE, (ix) CONDITION, (x) MERCHANTABILITY, (xi)
QUALITY, (xii) DESCRIPTION, (xiii) DURABILITY, (xiv) OPERATION, INCOME, EXPENSES, ENTITLEMENTS OR ZONING, (xv) THE EXISTENCE OF ANY HAZARDOUS
MATERIALS, RELEASE OR VIOLATION OF HAZARDOUS MATERIALS LAWS, INCLUDING WITHOUT LIMITATION, ASBESTOS OR MOLD, OR (xvi) COMPLIANCE OF THE
PREMISES WITH ANY LAW OR LEGAL REQUIREMENT; AND ALL RISKS INCIDENT THERETO ARE TO BE BORNE BY LESSEE. LESSEE ACKNOWLEDGES THAT THE
PREMISES IS OF ITS SELECTION AND TO ITS SPECIFICATIONS AND THAT THE PREMISES HAS BEEN INSPECTED BY LESSEE AND IS SATISFACTORY TO IT.
IN THE EVENT OF ANY DEFECT OR DEFICIENCY IN THE PREMISES OF ANY NATURE, WHETHER LATENT OR PATENT, LESSOR AND ALL OTHER LESSOR ENTITIES
SHALL NOT HAVE ANY RESPONSIBILITY OR LIABILITY WITH RESPECT THERETO OR FOR ANY INCIDENT AL OR CONSEQUENTIAL DAMAGES (INCLUDING STRICT
LIABILITY IN TORT). THE PROVISIONS OF THIS SECTION 6.2.3 HAVE BEEN NEGOTIATED, AND ARE INTENDED TO BE A COMPLETE EXCLUSION AND NEGATION
OF ANY WARRANTIES BY LESSOR OR ANY LESSOR ENTITY, EXPRESS OR IMPLIED, WITH RESPECT TO THE PREMISES, ARISING PURSUANT TO THE UNIFORM COMMERCIAL
CODE OR ANY OTHER LAW NOW OR HEREAFTER IN EFFECT OR ARISING OTHER WISE.

 

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6.6.
Hazardous Substances.

 

6.6.1
Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean any product, substance,
or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials
expected to be on the Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the
Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of Lessor to any governmental
agency or third party under any applicable statute or common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons,
petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof. Lessee shall not engage in any activity in or
on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely
compliance (at Lessee’s expense) with all Applicable Requirements and Law (as defined herein). “Reportable Use” shall
mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation,
or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business
plan is required to be flied with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with
respect to which any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises or neighboring
properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be used in the
normal course of the Agreed Use, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and
does not expose the Premises or neighboring property to any meaningful risk of contamination or damage or expose Lessor to any liability
therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably
deems necessary to protect itself, the public, the Premises and/or the environment against damage, contamination, injury and/or liability,
including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications
(such as concrete encasements) and/or increasing the Security Deposit.

 

6.6.2.
Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a Hazardous Substance has come to be located in,
on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such
fact to Lessor, and provide Lessor with a copy of any report, notice, claim or other documentation which it has concerning the presence
of such Hazardous Substance.

 

6.6.3.
Lessee Remediation. Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under, or about the
Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, take all investigatory
and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of,
and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or materially contributed
to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for
Lessee, or any third party.

 

6.6.4.
Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any,
harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’
and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by or for Lessee, or any third
party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous
Substance under the Premises from areas outside of the Project). Lessee’s obligations shall include, but not be limited to, the
effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of investigation,
removal, remediation, restoration and,/or abatement, and shall survive the expiration or termination of this Lease. No termination,,
cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect
to Hazardous Substances, unless specifically so agreed by Lessor in writing at the time of such agreement.

 

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6.7.
Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in Paragraph 30) and consultants shall have the
right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times, for the purpose of inspecting
the condition of the Premises and for verifying compliance by Lessee with this Lease. The cost of any such inspections shall be paid
by Lessor, unless a violation of Applicable Requirements, or a contamination is found to exist or be imminent, or the inspection is requested
or ordered by a governmental authority in such case, Lessee shall upon request reimburse Lessor for the cost of such inspection, so long
as such inspection is reasonably related to the violation or contamination.

 

7.
Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations.

 

7.1.
Lessee’s Obligations.

 

7.1.1.
In General. Lessee hereby accepts the Premises “AS IS” and “WHERE IS”, with no representation or warranty
of Lessor as to the condition hereof. Subject to the provisions of Paragraph 4.3 (Operating Expenses), 6 (Use), 7.2 (Lessor’s Obligations)
and 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises in good order,
condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same, are reasonably
or readily accessible to Lessee, and whether or not the need for such repairs occurs as a result of Lessee’s use, any prior use,
the elements or the age of such portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing,
HVAC equipment, electrical, lighting facilities, boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls,
ceilings, floors, windows, doors, plate glass, and skylights.

 

7.1.2.
Service Contracts. If Lessor determines it to be necessary, Lessor may, at Lessee’s expense contract for HVAC systems maintenance,
which may include among other things, inspections, adjustments, cleaning of filters. Should Lessor determine that said ventilation and
air conditioning systems need repairs, lessor may contract for said work to be done at lessee’s expense and at Lessee’s expense
and at lessor’s option the reasonable costs of said work may be billed directly to Lessee.

 

7.1.3.
Failure to Perform. If Lessee fails to perform Lessee’s obligations under this Paragraph 7.1, Lessor may enter upon the
Premises after 10 days’ prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be
required); perform such obligations on Lessee’s behalf, and put the Premises in good order, condition and repair, and Lessee
shall promptly reimburse Lessor for the cost thereof plus interest at the maximum allowed by law payable as additional rent to
Lessor together with Lessee’s next Base Rent installment.

 

7.1.4.
Premises in Same Condition. On the last day of the term hereof, or on any sooner termination, Lessee shall surrender the Premises
to lessor in the same condition as received, ordinary wear and tear excepted, clean and free of debris. Any damage or deterioration of
the Premises shall not be deemed ordinary wear and tear if the same could have been prevented by good maintenance practices. Lessee shall
repair any damage to the Premises occasioned by the installation or removal of Lessee’s trade fixtures, alterations, furnishings
and equipment. Notwithstanding anything to the contrary otherwise stated in this Lease, Lessee shall leave the air lines, power panels,
electrical distribution systems, lighting fixtures, space heaters, air conditioning, plumbing and fencing on the Premises in good operating
condition.

 

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7.2.
Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Common Area Operating
Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement
pursuant to Paragraph 4.2, shall keep in good order, condition and repair the foundations, exterior walls, structural condition of interior
bearing walls, parking lots, walkways, parkways, driveways, landscaping, fences, signs and utility systems serving the Common Areas and
all parts thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2. Lessor
shall not be obligated to paint the exterior or interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair
or replace windows, doors or plate glass of the Premises. Lessee expressly waives the benefit of any statute now or hereafter in effect
to the extent it is inconsistent with the terms of this Lease which would otherwise afford Lessee the right to make repairs at Lessor’s
expense or to terminate this Lease because of Lessor’s failure to keep thee Premises in good order, condition and repair. Lessor
shall have no obligation to make repairs under this Paragraph 7.2 until a reasonable time after receipt of written notice from Lessee
of the need for such repairs. Lessor shall not be liable for damages or loss of any kind or nature by reason of Lessor’s failure
to furnish any Common Areas when such failure is caused by accident, breakage, repairs, strikes, lockout, or other labor disturbances
or disputes of any character, or by any other cause beyond the reasonable control of Lessor.

 

7.3.
Utility Installations; Trade Fixtures; Alterations.

 

7.3.1.
Consent. Lessee shall not make any alterations, improvements, additions or utility installations to the Premises without
Lessor’s prior written consent, except for non-structural alternations to the Premises not exceeding $2,500 in cumulative
costs, during the term of this lease. In not event, whether or not in excess of $2,500 in cumulative costs, Lessee shall make no
changes or alterations to the exterior of the Premises nor the exterior nor the exterior of the Shopping Center without
Lessor’s prior written consent. As used herein, the term “utility installation” shall mean carpeting, window
coverings, air lines, power panels, electrical distribution systems, lighting fixtures, space heaters, air conditioning, plumbing
and fencing. Lessor may, as a precondition to granting such approval, require Lessee to utilize a contractor chosen and/or approved
by Lessor. Lessor may condition its consent upon Lessee providing a lien and completion bond in an amount equal to 150% of the
estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit with
Lessor. Should Lessee make any alterations, improvements, additions, or utility installations without the prior approval of Lessor,
Lessor may, at any time during the terms of this Lease, require that Lessee remove any or all of the same. Any alterations,
improvements, additions or utility installations in or about the Premises or the Shopping Center that Lessee shall desire to make
and which requires the consent of the Lessor shall be presented to Lessor in written form, with proposed detailed plans. If Lessor
shall give its consent, it shall be deemed conditioned upon Lessee acquiring a permit to do so from appropriate governmental
agencies, the furnishing of a copy thereof to Lessor prior to the commencement of the work, and the compliance by Lessee of all
conditions of said permit in a prompt and expeditious manner without Lessor’s prior written consent.

 

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7.3.2.
Indemnification. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or
for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialman’s lien against
the Premises or any interest therein, Lessee shall give Lessor not less than twenty (20) days notice prior to the commencement of any
work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest the
validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and protect itself, Lessor and the Premises
against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If
Lessor shall require, Lessee shall furnish a surety bond in an amount equal to 150% of the amount of such contested lien, claim or demand,
indemnifying Lessor against liability for the same. If Lessor elects to participate in any such action, Lessee shall pay Lessor’s
attorneys’ fees and costs.

 

7.3.3.
Ownership; Removal; Surrender; and Restoration. Upon the expiration of the Term, Lessee shall remove from the Premises all personal
property owned by Lessee. Such Lessee personal property left on the Premises on the tenth (10th) day following the expiration
or termination of the Term shall, at Lessor’s option, automatically and immediately become the propetry of Lessor. Lessee, its
employees, agents and contractors shall utilize any and all Lessee personal property “AS IS” and “WHERE IS” without
representation or warranty of any kind by Lessor, and Lessee shall defend, indemnify, protect and hold Lessor harmless from and against
any and all losses resulting from Lessee’s use of any Lessee personal property or the failure of Lessee to remove such personal
property from the Premises at the expiration or termination of the Term as required herein. Subject to Lessor’s right to require
removal or elect ownership as hereinafter provided, all alterations, improvements, additions and utility installations made by Lessee
shall be the property of Lessee, but considered a part of the Premises. Unless otherwise instructed herein, all alterations, improvements,
additions and utility installations made by Lessee shall, at the expiration or termination of this Lease, become the property of Lessor
and be surrendered by Lessee with the Premises. By delivery to Lessee of written notice from Lessor not earlier than ninety (90) and
not later than thirty (30) days prior to the end of the term of this Lease, Lessor may require that any or all alterations, improvements,
additions and utility installations made by Lessee be removed by the expiration or termination of this Lease. Lessor may require the
removal at any time of all or any part of any alterations, improvements, additions and utility installations made by Lessee made without
the required consent. Lessee shall surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements,
parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear
and tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented
by good maintenance practice. Notwithstanding the foregoing, if this Lease is for 12 months or less, then Lessee shall surrender the
Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repair
any damage occasioned by the installation, maintenance or removal of Trade Fixtures, furnishings, and equipment as well as the removal
of any storage tank installed by or for Lessee. Lessee shall also completely remove from the Premises any and all Hazardous Substances
brought onto the Premises by or for Lessee, or any third party (except Hazardous Substances which were deposited via underground migration
from areas outside of the Project) even if such removal would require Lessee to perform or pay for work that exceeds statutory requirements.
Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises
pursuant to this paragraph without the express written consent of Lessor shall constitute a holdover under the provisions of Paragraph
19.8 below.

 

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8.
Insurance; Indemnity.

 

8.1.
Payment of Premiums. The cost of the premiums for the insurance policies required to be carried by Lessor, pursuant to Paragraphs
8.2.2, 8.3.1 and 8.3.2, shall be a Common Area Operating Expense. Premiums for policy periods commencing prior to, or extending beyond,
the term of this Lease shall be prorated to coincide with the corresponding Start Date or Expiration Date.

 

8.2.
Liability Insurance.

 

8.2.1.
Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting Lessee
and Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or arising out
of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenants thereto. Such insurance shall be on an
occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of
not less than $2,000,000, an “Additional Insured-Managers or Lessors of Premises Endorsement” and contain the
“Amendment of the Pollution Exclusion Endorsement” for damage caused by heat, smoke or fumes from a hostile fire. The
policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for
liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations
under this Lease. The limits of said insurance shall not, however, limit the liability of Lessee nor relieve Lessee of any
obligation hereunder. All insurance carried by Lessee shall be primary to and not contributory with any similar insurance carried by
Lessor, whose insurance shall be considered excess insurance only.

 

8.2.2.
Carried by Lessor. Lessor shall maintain liability insurance as described in Paragraph 8.2.1; insuring Lessor, but not Lessee against
any liability arising out of the ownership, use, occupancy or maintenance of the Shopping Center in an amount not less than $1,000,000
per occurrence.

 

8.3.
Property Insurance - Building, Improvements. Lessor shall obtain and keep in force a policy or policies of insurance in the name
of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Premises. The amount of
such insurance shall be equal to the full replacement cost of the Premises, as the same shall exist from time to time, or the amount
required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee owned
alterations and utility installations, trade fixtures, and Lessee’s personal property shall be insured by Lessee under
Paragraph 8.4. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of
direct physical loss or damage (except the perils of flood and/or earthquake unless required by a Lender), including coverage for
debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement
of any portion of the Premises as the result of a covered loss. Said policy or policies shall also contain an agreed valuation
provision in lieu of any coinsurance, clause, waiver of subrogation, and inflation guard protection causing an increase in the
annual property insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index
for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause,
the deductible amount shall not exceed $1,000 per occurrence. Lessor makes no representation that the limits or forms of coverage of
insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this
Lease.

 

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8.4.
Lessee’s Property; Business Interruption Insurance. Lessee shall obtain and maintain insurance coverage on all of Lessee’s
personal property, trade fixtures, and Lessee alterations and utility installations. Such insurance shall be full replacement coverage
with a deductible of not to exceed $1,000 per occurrence. The proceeds from any such insurance shall be used by Lessee for the replacement
of personal property, trade fixtures and Lessee alterations and utility installations. Lessee shall provide Lessor with written evidence
that such insurance is in force. Lessee shall obtain and maintain loss of income and extra expense insurance in amounts as will reimburse
Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business
of Lessee or attributable to prevention of access to the Premises as a result of such perils.

 

8.5.
Insurance Policies. Insurance required herein shall be by companies duly licensed or admitted to transact business in the state of
California, and maintaining during the policy term a “General Policyholders Rating” of at least B+, V, as set forth in the
most current issue of “Best’s Insurance Guide”, or such other rating as may be required by a Lender. Lessee shall not
do or permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to
Lessor certified copies of policies of such insurance or certificates evidencing the existence and amounts of the required insurance.
No such policy shall be cancelable or subject to modification except after 30 days prior written notice to Lessor. Lessee shall, at least
30 days prior to the expiration of such policies, furnish Lessor with evidence of renewals or “insurance binders” evidencing
renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to
Lessor upon demand. Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever
is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but shall
not be required to, procure and maintain the same.

 

8.6.
Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve the other,
and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to
the perils required to be insured against herein. The effect of such releases and waivers is not limited by the amount of insurance carried
or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive
any right to subrogation that such companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated
thereby.

 

8.7.
Indemnity. Except for Lessor’s gross negligence or willful misconduct, Lessee shall indemnify, protect, defend and hold harmless
the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims,
loss of rents and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities
arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding is
brought against Lessor by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee’s expense
by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid
any such claim in order to be defended or indemnified.

 

8.8.
Exemption of Lessor from Liability. Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise or
other property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether
such damage or Injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction
or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether
the said injury or damage results from conditions arising upon the Premises or upon other portions of the Building, or from other sources
or places. Lessor shall not be liable for any damages arising from any act or neglect of any other Lessee of Lessor nor from the failure
of Lessor to enforce the provisions of any other lease in the Project. Notwithstanding Lessor’s negligence or breach of this Lease,
Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or profit therefrom.

 

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8.9.
Non-Recourse to Lessor. Anything contained herein to the contrary notwithstanding, any claim based on or in respect of any
liability of Lessor under this Lease shall be enforced only against the Lessor’s interest in the Premises and not against any
other assets, properties or funds of(i) Lessor, (ii) Lessor’s members, and any entity controlling, controlled by, or in common
control of Lessor or Lessor’s members, any director, officer, general partner, shareholder, limited partner, beneficiary,
employee, attorney, consultant, contractor or agent of Lessor or any general partner of Lessor or any of its general partners (or
any legal representative, heir, estate, successor or assign of any thereof), (iii) any predecessor or successor limited liability
company, partnership or corporation (or other entity) of Lessor or any of its members, managers, general partners, shareholders,
officers, directors, employees or agents, either directly or through Lessor or its general partners, shareholders, officers,
directors, employees or agents or any predecessor or successor partnership or corporation (or other entity), (iv) any Lessor’s
Lender, and any lender to a Person holding an interest in Lessor, (v) any Person affiliated with any of the foregoing, or any
director, officer, employee or agent of any thereof; or (vi) the heirs, successors, personal representatives and assigns of any of
the foregoing. Whenever Lessor transfers its interest in the Premises, Lessor shall be automatically released from further
performance under this Lease with respect to the Premises, and from all further liabilities and expenses hereunder related to the
Premises to the extent that the applicable transferee assumes all of the liabilities of Lessor with respect to the Premises arising
prior to the effective date of the transfer, provided, however, that the foregoing shall not be deemed to limit the
applicable transferee’s obligations to Lessee, and in no event shall Lessor be liable to Lessee in connection with any matter
first occurring after the date of such transfer.

 

9.
Damage or Destruction

 

9.1.
Definitions.

 

9.
I. I. “Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises to the extent that the
cost of repair is less than fifty percent of the then replacement cost of the Premises.

 

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9.1.2.
“Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises to the extent that the
cost of repair is fifty percent or more of the then replacement cost of the Premises.

 

9.1.3.
“Insured Loss” shall mean damage or destruction to improvements on the Premises, which was caused by an event required to
be covered by the insurance described in Paragraph 8, irrespective of any deductible amounts or coverage limits involved.

 

9.1.4.
“Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the occurrence
to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of
Applicable Requirements, and without deduction for depreciation.

 

9.1.5.
“Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a contamination
by, a Hazardous Substance as defined in Paragraph 6 in on or under the Premises.

 

9.2.
Partial Damage - Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense,
repair such damage (but not Lessee’s Trade Fixtures or Lessee alterations and utility installations) as soon as reasonably possible
and this Lease shall continue in full force and effect.

 

9.3.
Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent or
willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either: (i) repair such damage
as soon as reasonably possible at Lessor’s expense, in which event this Lease shall continue in full force and effect, or (ii)
terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such
damage. Such termination shall be effective 60 days following the date of such notice, In the event Lessor elects to terminate this Lease,
Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lessor of Lessee’s
commitment to pay for the repair of such damage without reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory
assurance thereof within 30 days after making such commitment. In such event this Lease shall continue in full force and effect, and
Lessor shall proceed to make such repairs as soon as reasonably possible after the required funds are available. If Lessee does not make
the required commitment, this Lease shall terminate as of the date specified in the termination notice.

 

9.4.
Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, whether or not it is an
Insured Loss, and which falls into the classification of Premises Total Destruction, then Lessor may at Lessor’s option either
(i) repair such damage or destruction, but not Lessee’s fixtures, equipment or Lessee improvements, as soon as reasonably
possible at Lessor’s expense and this Lease shall continue in full force and effect, or (ii) give written notice to Lessee
within thirty (30) days after the date of occurrence of such damage of Lessor’s intention to cancel and terminate this Lease,
in which case this Lease shall be canceled and terminated as of the date of the occurrence of such damage.

 

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9.5.
Damage Near End of Term. If at any time during the last 6 months of this Lease there is substantial damage, whether or not an Insured
Loss, Lessor may terminate this Lease, at Lessor’s option, by giving a written termination notice to Lessee within 30 days after
the date of occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this
Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such option and (b) providing Lessor with any
shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which
is 10 days after Lessee’s receipt of Lessor’s written notice purporting to terminate this Lease, or (ii) the day prior to
the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate
assurance thereof) to cover any shortage in insurance proceeds, Lessor shall, at Lessor’s commercially reasonable expense, repair
such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option
and provide such funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice
and Lessee’s option shall be extinguished.

 

9.6.
Abatement of Rent; Lessee’s Remedies. In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous
Substance Condition for which Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the
repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s use of the Premises
is impaired. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such
damage, destruction, remediation, repair or restoration except as provided herein. If Lessor shall be obligated to repair or restore
the Premises under this Paragraph 9 and shall not commence such repair or restoration within ninety (90) after such obligation shall
accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any Lenders
of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving
of such notice. If Lessee gives such notice and such repair or restoration is not commenced within 30 days thereafter, this Lease shall
terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue
in full force and effect. “Commence” shall mean either the unconditional authorization of the preparation of the required
plans, or the beginning the actual work on the Premises, whichever first occurs.

 

9.7.
Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 9, an equitable adjustment shall be made concerning
advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s
Security Deposit as has not been, or is not then required to be, used by Lessor.

 

9.8.
Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction of the
Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent
inconsistent herewith.

 

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10.
Real Property Taxes.

 

10.1
Definition. As used herein, the term “Real Property Taxes” shall include any form of assessment; real estate, general,
special ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes); improvement bond;
and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Project, Lessor’s right to other
income therefrom, and/or Lessors business of leasing, by any authority having the direct or indirect power to tax and where the funds
are generated with reference to the Project address and where the proceeds so generated are to be applied by the city, county or other
local taxing authority of a jurisdiction within which the Project is located. The term “Real Property Taxes” shall also include
any tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring during the term of this Lease,
including but not limited to, a change in the ownership of the Project or any portion thereof or a change in the improvements thereon.
In calculating Real Property Taxes for any calendar year, the Real Property Taxes for any real estate tax year shall be included in the
calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in
common.

 

10.2.
Payment of Taxes. Lessor shall pay the Real Property Taxes applicable to the Project, and except as otherwise provided in Paragraph
10.3, any such amounts shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph
4.3.

 

10.3.
Additional Improvements. Common Area Operating Expenses shall not include Real Property Taxes specified in the tax assessor’s
records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive
enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor at the time Common Area
Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason
of Alterations, Trade Fixtures or Utility Installations placed upon the Premises by Lessee or at Lessee’s request.

 

10.4.
Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to the Building shall be an equitable
proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to
be determined by Lessor from the respective valuations assigned in the assessor’s work sheets or such other information as may
be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive.

 

10.5.
Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Trade Fixtures, furnishings,
equipment and all personal property of Lessee contained in the Premises. When possible, Lessee shall cause its Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any of Lessee’s
said property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property
within 10 days after receipt of a written statement setting forth the taxes applicable to Lessee’s property.

 

11.
Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal and other utilities and services supplied
to the Premises, together with any taxes thereon. Notwithstanding the provisions of Paragraph 4.3, if at any time in Lessor’s sole
judgment, Lessor determines that Lessee is using a disproportionate amount of water, electricity or other commonly metered utilities,
or that Lessee is generating such a large volume of trash as to require an increase in the size of the dumpster and/or an increase in
the number of times per month that the dumpster is emptied, then Lessor may increase Lessee’s Base Rent by an amount equal to such
increased costs.

 

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12.
Assignment and Subletting.

 

12.1.
Lessor’s Consent Required. Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber (collectively,
“assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s
prior written consent. A change in the control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative
basis, of 25% or more of the voting control of Lessee shall constitute a change in control for this purpose. The involvement of
Lessee or its assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing, transfer, leveraged
buy-out or otherwise), whether or not .a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results
or will result in a reduction of the Net Worth of Lessee by an amount greater than 25% of such Net Worth as it was represented at the
time of the execution of this Lease or at the time of the most recent assignment to which Lessor has consented, or as it exists immediately
prior to said transaction or transactions constituting such reduction, whichever was or is greater, shall be considered an assignment
of this Lease to which Lessor may withhold its consent. “Net Worth of Lessee” shall mean the net worth of Lessee (excluding
any guarantors) established under generally accepted accounting principles.

 

12.2.
Terms and Conditions Applicable to Assignment and Subletting. Regardless of Lessor’s consent, no assignment or subletting shall:
(i) be effective without the express written assumption by such assignee or sublessee of the obligations of Lessee under this Lease,
(ii) release Lessee of any obligations hereunder, or (iii) alter the primary liability of Lessee for the payment of Rent or for the performance
of any other obligations to be performed by Lessee. Lessor may accept Rent or performance of Lessee’s obligations from any person
other than Lessee pending approval or disapproval of an assignment/sublease. Neither a delay in the approval or disapproval of such assignment/sublease
nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise its remedies for
Lessee’s Default or Breach. Lessor’s consent to any assignment or subletting shall not constitute a consent to any subsequent
assignment or subletting. In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors
or anyone else responsible for the perfomrnnce of Lessee’s obligations under this Lease, including any assignee or sublessee, without
first exhausting Lessor’s remedies against any other person or entity responsible therefore to Lessor, or any security held by
Lessor. Lessee may consent to subsequent assignments of this Lease or amendments or modifications to this Lease with assignees of Lessee,
without notifying Lessee, or any successor of Lessee, and without obtaining its or their consent thereto and such action shall not relieve
Lessee of liability under this Lease.

 

12.3.
Terms Deemed Included in Lease as of Sublet. The following terms and conditions shall apply to any subletting by Lessee of all or
any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein:

 

12.3.1.
Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor rnay
collect such Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur
in the performance of Lessee’s obligations, Lessee may collectsaid Rent. Lessor shall not, by reason of the foregoing or any assignment
of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublcssee for any failure of Lessee to perform and
comply with any of Lessee’s obligations to such sublessee. Lessee hereby irrevocably authorizes and directs any such sublessee,
upon receipt of a written notice from Lessor stating that a Breach exists in the performance of Lessee’s obligations under this
Lease, to pay to Lessor all Rent due and to become clue under the sublease. Sublessee shall rely upon any such notice from Lessor and
shall pay all Rents to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim
from Lessee to the contrary. Lessee shall have no right or claim against such sublessee or Lessor for any such rents so paid by said
sublessee to Lessor.

 

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12.3.2.
In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such
sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to such sublessor
or for any prior Defaults or Breaches of sublessor.

 

12.3.3.
Any matter requiring the consent of the sublessor under a sublease shall also require the consent of Lessor.

 

12.3.4.
No sublessee shall further assign or sublet all or any part of the Premises without Lessor’s prior written consent.

 

12.3.5.
Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default
of Lessee within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from
and against Lessee for any such Defaults cured by the sublessee.

 

12.3.6.
In the event of any default under this Lease, Lessor may proceed directly against Lessee, any guarantors or anyone else responsible
for the performance of this Lease, including the Sublessee, without first exhausting Lessor’s remedies against any other person
or entity responsible therefore to Lessor, or any security held by Lessor.

 

12.4.
Additional Rent Due on Assignment or Subletting. If at any time during the initial term or any extended term hereof, Lessee shall
assign all or part of its interest hereunder or shall sublet all or any portion of the Premises, Lessee shall be obligated to pay Lessor
additional rental as follows: If for any proposed assignment or sublease, Lessee receives rent or other consideration, either initially
or over the term of such assignment or sublease, in excess of the Base Rent or other sums then required to be paid by Lessee hereunder,
or in the case of a sublease of a portion of the Premises in excess of the Base Rent allocable to such portion based solely on a square
footage basis, after appropriate adjustments to assure that all other payments required to be made by Lessee hereunder are taken in to
account, Lessee shall pay to Lessor as additional rent hereunder 100% of the excess of each payment of rent or other consideration received
by Lessee. Said additional sum shall be payable by Lessee within five (5) clays after receipt thereof.

 

12.5.
Documents/Fee for Assignment/Sublease. Each request for consent to an assignment or subletting shall be in writing, accompanied by
information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed
assignee or sublessee, including but not limited to the intended use and/or required modification of the Premises, if any, together with
a fee of $1,500 or 10% of the current monthly Base Rent applicable to the portion of the Premises which is the subject of the proposed
assignment or sublease, whichever is greater, as consideration for Lessor’s considering and processing said request. Lessee agrees
to provide Lessor with such other or additional information and/or documentation as may be reasonably requested.

 

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12.6
Unconsented Assignment/Sublease. An assignment or subletting without consent shall, at Lessor’s option, be a Default curable
after notice per Paragraph 13.1, or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat
such unapproved assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease, or (ii) upon 30 days written
notice, increase the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such Breach and rental adjustment,
(i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to similar adjustment to 110% of the price
previously in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term shall be increased
to 110% of the scheduled adjusted rent. Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory
damages and/or injunctive relief.

 

13.
Default; Breach; Remedies.

 

13.1.
Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms, covenants,
conditions or Rules and Regulations under this Lease. A “Breach” is defined as the occurrence of one or more of the following
Defaults, and the failure of Lessee to cure such Default within any applicable grace period:

 

13.1.1.
The vacating or abandonment of the Premises by Lessee for five (5) or more business days in any thirty-day period.

 

13.1.2.
The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor
or to a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease
which endangers or threatens life or property, where such failure continues for a period of 3 business days following written notice
to Lessee.

 

13.1.3.
The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements, (ii) the service contracts,
(iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate, (v)a requested subordination, (vi) evidence
concerning any guaranty and/or Guarantor, or (vii) any other documentation or information which Lessor may reasonably require of Lessee
under the terms of this Lease, where any such failure continues for a period of 20 days following written notice to Lessee.

 

13.1.4.
A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 2.3.3
hereof other than those described in subparagraphs 13.1(a), (b) or (c), above, where such Default continues for a period of30 days after
written notice; provided, however, that if the nature of Lessee’s Default is such that more than 30 days are reasonably required
for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30-day period and thereafter diligently
prosecutes such cure to completion.

 

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13.1.5.
The occurrence of any of the following events: (i) the making of any general arrangement or assignment for the benefit of creditors;
(ii) becoming a “debtor” as defined in 11 U.S.C. § 1 0 1 or any successor statute thereto (unless, in the case of a
petition filed against Lessee, the same is dismissed within 60 days); (iii) the appointment of a trustee or receiver to take
possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where
possession is not restored to Lessee within 30 days; or (iv) the attachment, execution or other judicial seizure of substantially
all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not
discharged within 30 days; provided, however, in the event that any provision of this subparagraph (e) is contrary to any applicable
law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions.

 

13.1.6.
The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false.

 

13.1.7.
If the performance of Lessee’s obligations under this Lease is guaranteed: (i) the death of a Guarantor, (ii) the termination of
a Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s
becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s refusal to honor the guaranty, or (v) a Guarantor’s
breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any
such event, to provide written alternative assurance or security, which, when coupled with the then existing resources of Lessee, equals
or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease.

 

13.2.
Remedies. In the event of any such material default by Lessee, Lessor may at any time thereafter, with or without notice of demand
and without limited Lessor in the exercise of any right or remedy which Lessor may have by reason of such default:

 

13.2.1.
Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee
shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the unpaid Rent
which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the unpaid rent which would
have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee proves could have been
reasonably avoided; (ii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the
time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary
to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease
or which in the ordinary course of things would be likely to result therefrom, including but not limited to the cost of recovering possession
of the Premises, expenses ofreletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees,
and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease.
Efforts by Lessor to mitigate damages caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover damages
under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the
right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover
all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously given, a notice
to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice required
by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the unlawful detainer statute shall run concurrently,
and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer
and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute.

 

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13.2.2.
Continue the Lease and Lessee’s right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or
assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect
the Lessor’s interests, shall not constitute a termination of the Lessee’s right to possession.

 

13.2.3.
Pursue any other remedy now or hereafter available under the laws or judicial decisions of the state wherein the Premises are located.
The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from
liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or by reason of Lessee’s
occupancy of the Premises.

 

13.3.
Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by
this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing
and accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received
by Lessor within three (3) days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall pay
to Lessor a one-time late charge equal to 10% of each such overdue amount. The parties hereby agree that such late charge represents
a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such late charge by Lessor
shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise
of any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected,
for three (3) consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall,
at Lessor’s option, become due and payable quarterly in advance.

 

13.4.
Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, when due as to scheduled payments
(such as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest from the
date when due, as to scheduled payments, or the 31st day after it was clue as to non-scheduled payments. The interest (“Interest”)
charged shall be equal to the prime rate reported in the Wall Street Journal as published closest prior to the date when due plus 4%,
but shall not exceed the maximum rate allowed by law. Interest is payable in addition to the potential late charge provided for in Paragraph
13.3.

 

13.5.
Breach by Lessor. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable time to perform
an obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than 30
days after receipt by Lessor, and any Lender whose name and address shall have been furnished Lessee in writing for such purpose,
of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s
obligation is such that more than 30 days are reasonably required for its performance, then Lessor shall not be in breach if performance
is commenced within such 30 day period and thereafter diligently pursued to completion.

 

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14.
Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the
exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the
condemning authority takes title or possession, whichever first occurs. If more than 10% of the floor area of the Unit is taken by Condemnation,
Lessee may, at Lessee’s option, to be exercised in writing within 10 days after Lessor shall have given Lessee written notice of
such taking (or in the absence of such notice, within 10 days after the condemning authority shall have taken possession) terminate this
Lease as of the date the condemning authority takes such possession. No reduction of rent shall occur if the only area taken is that
which does not have the Premises located thereon. If Lessee does not terminate this Lease in accordance with the foregoing, this Lease
shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion
to the reduction in utility of the Premises caused by such Condemnation. Condemnation awards and/or payments shall be the property of
Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for
severance damages; provided, however, that Lessee shall be entitled to any compensation for Lessee’s relocation expenses, loss
of business goodwill and/or Tracie Fixtures, without regard to whether or not this Lease is terminated pursuant to the provisions of
this Paragraph. In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises
caused by such Condemnation.

 

15.
Estoppel Certificates.

 

15.1.
Form. Each Party (as “Responding Party”) shall within 10 days after written notice from the other Party (the “Requesting
Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing (i) certifying that this Lease is unmodified
and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so modified,
is in full force and effect) and that the date to which the rent and other charges are paid in advance, if any, and (ii) acknowledging
that there are not, to the responding party’s knowledge, any uncured defaults on the part of the requesting party, or specifying
such defaults if any are claimed, plus such additional information, confirmation and/or statements as may be reasonably requested by
the Requesting Party.

 

15.2.
Completion by Requesting Party If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day
period, the Requesting Party may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification
except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s performance,
and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance. Prospective purchasers and
encumbrances may rely upon the Requesting Party’s Estoppel Certificate, and the Responding Party shall be estopped from denying
the truth of the facts contained in said Certificate.

 

15.3.
Financial Statements. If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors
shall deliver to any potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such
lender or purchaser, including but not limited to Lessee’s financial statements for the past 3 years. All such financial statements
shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth.

 

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16.
Definition of Lessor/Limitation on Liability. The term “Lessor” as used herein shall mean the owner or owners at the
time in question of the fee title to the Shopping Center/Premises, and in the event of any transfer of such title or interest, Lessor
herein named (and in case of any subsequent transfers then the grantor) shall be relieved from and after the date of such transfer of
all liability with respect to Lessor’s obligations and/or covenants under this Lease thereafter to be performed by the Lessor,
provided that any funds in the hands of Lessor or then grantor at the time of such transfer, in which Lessee has an interest, shall be
delivered to the grantee. The obligations contained in this Lease to be performed by Lessor shall, subject as aforesaid, be binding on
Lessor’s successor and assigns, only during their respective periods of ownership. The obligations of Lessor under this Lease shall
not constitute personal obligations of Lessor, the individual partners of Lessor or its or their individual partners, directors, officers
or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor
with respect to this Lease, and shall not seek recourse against the individual partners of Lessor, or its or their individual partners,
directors, officers or shareholders, or any of their personal assets for such satisfaction.

 

17.
Subordination; Attornment; Non-Disturbance,

 

17.1.
Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of trust,
or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to
any and all advances made on the security thereof, and to all renewals, modifications, and extensions thereof. Lessee agrees that the
holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or obligation
to perform any of the obligations of Lessor under this Lease.

 

17.2.
Attornment. In the event that Lessor transfers title to the Premises, or the Premises arc acquired by another upon the foreclosure
or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of
Paragraph 17.3, attorn to such new owner, and upon request, enter into a new lease, containing all of the terms and provisions of this
Lease, with such new owner for the remainder of the term hereof, or, at the election of such new owner, this Lease shall automatically
become a new Lease between Lessee and such new owner, upon all of the terms and conditions hereof, for the remainder of the term hereof,
and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of Lessor’s
obligations hereunder, except that such new owner shall not: (a) be liable for any act or omission of any prior lessor or with respect
to events occurring prior to acquisition of ownership; (b) be subject to any offsets or defenses which Lessee might have against any
prior lessor, (c) be bound by prepayment of more than one month’s rent, or (cl) be liable for the return of any security deposit
paid to any prior lessor.

 

17.3.
Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee’s subordination
of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”)
from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of the Premises, and this Lease, including any
options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of
the Premises. Further, within 60 days after the execution of this Lease, Lessor shall use its commercially reasonable efforts to obtain
a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event that Lessor
is unable to provide the Non-Disturbance Agreement within said 60 days, then Lessee may, at Lessee’s option, directly contact Lender
and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement.

 

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17.4.
Self-Executing. The agreements contained in this Paragraph 17 shall be effective without the execution of any further documents;
provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises,
Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any subordination, attornment
and/or Non-Disturbance Agreement provided for herein.

 

18.
Options. If Lessee is granted an option, as defined below, then the following provisions shall apply.

 

18.1.
Definitions. “Option” shall mean: (a) the right to extend the term of or renew this Lease or to extend or renew any lease
that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property
of Lessor; (c) the right to purchase or the right of first refusal to purchase the Premises or other property of Lessor.

 

18.2.
Options Personal To Original Lessee. Any Option granted to Lessee in this Lease is personal to the original Lessee, and cannot be
assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises
and, if requested by Lessor, with Lessee certifying that Lessee has no intention of thereafter assigning or subletting.

 

18.3.
Multiple Options. In the event that Lessee has any multiple Options to extend or renew this Lease, a later Option cannot be exercised
unless the prior Options have been validly exercised.

 

18.4.
Effect of Default on Options.

 

18.4.1.
Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any notice of Default and continuing
until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee),
(iii) during the time Lessee is in Breach of this Lease, or (iv) in the event that Lessee has been given three (3) or more notices of
separate Default, Whether or not the Defaults are cured, during the twelve (12)- month period immediately preceding the exercise of the
Option.

 

18.4.2.
The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to
exercise an Option because of the provisions of Paragraph 30.4(a).

 

18.4.3.
An Option shall terminate and be ofno further force or effect, notwithstanding Lessee’s due and timely exercise of the Option,
if, after such exercise and prior to the commencement of the extended term, (i) Lessee fails to pay Rent for a period of 30 days after
such Rent becomes due (without any necessity of Lessor to give notice thereof), (ii) Lessor gives to Lessee 3 or more notices of separate
Default during any 12 month period, whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of this Lease.

 

    	27

     

    

 

18.5
Lessor Lien/Security Interest. Subject to the subordination rights described below to any Lessee’s Lender having an
interest in any personalty, Lessee agrees that Lessor shall have a Lessor’s Iien, and additionally hereby separately grants to
Lessor a first and prior security interest, in, on and against all personalty, which lien and security interest shall secure the
payment of all Rent and other monetary obligations payable by Lessee to Lessor under the terms hereof and all other obligations of
Lessee to Lessor under this Lease. Lessee agrees that Lessor may file such documents as Lessor then deems appropriate or necessary
to perfect and maintain said lien and security interest, and expressly acknowledges and agrees that, in addition to any and all
other rights and rcmcclics of Lessor whether hereunder or at law or in equity, upon any event of default of Lessee hereunder, Lessor
shall have any and all rights and remedies granted a secured party under the California Uniform Commercial Code then in effect. In
the event that any Lessor’s Lender requires that any financing statement of Lessor be terminated and re-filed in order to
ensure priority of the Lessor’s Lender’s interests in the personalty, Lessor shall cause the same to occur promptly
after written request, and at Lessee’s expense. Lessee covenants to promptly notify Lessor of any changes in Lessee’s
name and/or organizational structure that may necessitate the execution and filing of additional financing statements; provided,
however, the foregoing shall not be construed as Lessor’s consent to such changes. Notwithstanding the foregoing, Lessor
agrees that upon request of any Lessee’s Lender, Lessor will subordinate its lien described herein, and all rights of levy,
distraint, seizure or execution, to the interest of any such Lessee’s Lender in any and all personalty and all other assets of
Lessee or any subLessee that is an affiliate of Lessee or Lessee Franchisee (each a “Lessor’s Agreement”),
provided that (A) the Lessor’s Agreement will be deemed as between Lessor and such Lessee’s Lender (and their respective
successors and assigns) only; (B) the Lessor’s Agreement is on commercially reasonable terms; and (C) Lessee agrees to
promptly reimburse Lessor for the reasonable attorneys’ fees incurred by Lessor in connection with the actions requested by
Lessee hereunder. In addition, any Lessor’s Agreement shall provide, at the request of either Lessor or any Lessee’s
Lender, all of the following in this Section 18 (provided, however, that certain covenants described in this Section 18 shall
apply only to a Lessee’s Lender that is a Leasehold Mortgagee, as more particularly described in this Section 18 as
follows:(i) commencing (the date of such commencement, the “Entry Notice Date”) (A) on the tenth Business Day after
Lessor gives Lessee’s Lender notice of Lessee’s abandonment of the Premises or that Lessor has terminated the Lease
after an Event of Default (either such notice from Lessor, a “Lessor’s Notice”); or (B) on the elate
Lessee’s Lender gives Lessor notice that Lessee is in default under any agreement, instrument or document by or between Lessee
and such Lessee’s Lender and such Lessee’s Lender requests to enter the Premises through the date ·that is sixty
(60) consecutive days after the Entry Notice Date (the “Occupation Period”), Lessee’s Lender may enter and use
the Premises on a nonexclusive basis solely for the purpose of assembling, appraising, displaying, removing, maintaining,
advertising, inspecting, repairing, preparing or processing the Lessee’s Lender’s collateral for sale, lease or other
disposition, or for the purpose of selling or disposing of collateral (each of the foregoing, “Permitted Actions”) and
Lessor will not hinder such occupation of the Premises; provided, however, that any such right of occupation of the Premises shall
be conditioned upon Lessee’s Lender agreeing as follows (I) to repair any damage to the Premises caused by Lessee’s
lender, (2) to pay to Lessor in advance prior to the commencement of the Occupation Period rent equal to the Rental for the first
month of the Occupation Period otherwise payable under the Lease (or that would be otherwise payable by Lessee under the Lease
absent termination of the Lease) and such Lessee’s Lender shall agree to pay the Rental for the remaining Occupation Period in
advance on the 31st day ofthe Occupation Period, (3) to pay, protect, indemnify, defend and hold harmless Lessor and any
Lessor’s Lender from and against any damages or injury to persons or property resulting from the disposition of such
collateral or the occupation by Lessee’s Lender of the Premises or the exercise of Lessee’s Lender’s rights
against Lessee on the Premises, and (4) to carry such insurance relating to its activities on the Premises as Lessor may reasonably
require (the requirements of clauses (1), (2), (3) and (4) are referred to herein as the “Payment and Performance
Obligations”), provided, however, that upon the occurrence of bankruptcy or similar proceedings that legally prevent the
Permitted Actions, so long as Lessee’s Lender is diligently pursuing remedies and has prior to the stay taken reasonable and
diligent action (to the extent such Lessee’s Lender had a reasonable opportunity prior to the stay to take such actions) to
remove the Lessee’s personalty or other assets from the Premises, the Occupation Period shall be suspended until after such
bankruptcy or similar proceedings no longer legally prevent any of the Permitted Actions. Lessor will provide Lessee’s Lender
written notice of any motion (including a copy of such motion) filed with any court to lift or modify the automatic stay imposed as
a result of bankruptcy or similar proceedings within three (3) Business Days after any such filing, and Lessee’s Lender shall
take all reasonable steps to have such stay lifted by the applicable court as promptly as practicable. Notwithstanding the
foregoing, if Lessee’s Lender delivers to Lessor, within ten (10) Business Days after receipt of any Lessor’s Notice, a
written notice to Lessor waiving Lessee’s Lender’s rights to enter upon the Premises as otherwise permitted under the
Lessor’s Agreement (any such notice from Lessee’s Lender, a “Waiver Notice”), then Lessee’s Lender
shall not have any Payment and Performance Obligations and the provisions of Section 17.0l(b)(iii) shall apply. Lessee’s
Lender agrees that any Waiver Notice shall be irrevocable. (ii) In no event shall Lessee’s Lender enter the Premises at any
time to assemble, display, remove, maintain, advertise, repair, prepare for sale, lease or other disposition, or for the purpose of
selling or disposing, of its collateral in the exercise of its rights and remedies against Lessee except pursuant to the rights and
obligations set forth in the Lessor’s Agreement or as otherwise pennitted under applicable law. (iii) If (A) Lessee’s
Lender delivers to Lessor a Waiver Notice and explicitly abandons any remaining collateral in writing, or (B) after the expiration
of the Occupation Period, Lessee’s Lender has failed to remove any of its collateral from the Premises and Lessee’s
Lender explicitly abandons any remaining collateral in writing, or (C) Lessee’s Lender otherwise delivers a written notice to
Lessor that Lessee’s Lender has abandoned and fully released its interest in any personalty that is Lessee’s
Lender’s collateral (with Lessee’s Lender agreeing that any such notice shall be irrevocable)), then (1) any portion of
Lessee’s Lender’s collateral still remaining on the Premises shall be deemed released and abandoned by Lessee’s
Lender, and as between Lessee’s Lender and Lessor such collateral shall be the property of Lessor (and not Lessee’s
Lender), and Lessor shall be entitled, though not obligated, to dispose of such collateral in any manner it sees fit, at
Lessee’s expense, and (2) Lessee’s Lender’s right to enter or remain on the Premises shall immediately cease,
except to the extent Lessee’s Lender in a Leasehold Mortgagee and elects to enter into the Ne\v Lease as provided below, in
which event this subsection (iii) shall not apply. (iv) Lessee’s Lender shall agree in the Lessor Agreement that to the extent
any collateral is not removed from any Premises after expiration of the Occupation Period and Lessee’s Lemler has not
explicitly abandoned such collateral, then Lessor shall be entitled, though not obligated, to remove and store such collateral at
Lessee’s Lender’s sole cost and expense and Lessee’s Lender shall indemnify and reimburse Lessor all such costs
and expenses. (v) To the extent the Lessor Agreement includes Lessee’s Lender’s notice address and other applicable
contact information, Lessor shall provide Lessee’s Lender with written notice of any default under the Lease simultaneously
with the giving of such notice to Lessee. Lessee’s Lender shall have the right, but not the obligation, to cure any default on
behalf of Lessee, provided Lessee’s Lender shall have the same period of time within which it to cure a default as is given to
Lessee under this Lease, such period commencing upon Lessee’s Lender’s receipt of notice of such default. (vi) In the
event Lessor teml inates the Lease by reason of an Event of Default, or the Lease is rejected or disaffim led pursuant to bankruptcy
or other la\:v affecting creditor’s rights, then Lessor agrees, provided Lessee’s lender is a leasehold mortgagee, upon
such Lessee’s lender’s written request within thirty (30) days after the effective date of such termination and notice
thereof given to such Lessee’s lender, and provided Lessee· s Lender has paid all Monetary Obligations and has remedied
m1d cured or commenced m1cl be diligently pursuing a cure of all nonmonetary defaults under the Lease, to enter into a new
replacement lease agreement with any entity that satisfies all of the criteria to be a Permitted Assignee herelmder (a “New
Lessee”), on terms] identical to those of this Lease and with identical SNDAs and recognition treatment from any superior
interest holders;, the tern of which will commence on the elate of such termination, rejection or disaffim 1 ance and will continue
for the remaining unexpired portion of the Term, and with no representation or v,rarrml ty from Lessor regarding the Properties or
any other matter relating to such New Lease. For the avoidance of doubt, any failure by Lessee’s Lender to deliver the New
Lease Request as and when provided herein shall be deemed a waiver by Lessee’s Lender of any right to a New Lease.
Lessee’s Lender or Ne\v Lessee shall pay all costs and expenses of Lessor, including without limitation reasonable
attorneys’ fees, transfer taxes, escrow fees m Id recording charges incurred in connection with the preparation and execution
of the New Lease and any conveyances related thereto. (vi) Nothing contained in the Lease, the Lessor’s Agreement or any loan
document with Lessee shall in any way encumber or otherwise affect Lessor’s ownership interest in and to the Properties (as
opposed to Tenant’s leasehold interest under any Leasehold Mortgage, if Lessee’s is a Leasehold mortgagee) Premises, and
none of Lessee’s Lender’s collateral shall include any of the Premises. Nothing in the Lessor’s Agreement shall be
deemed or construed to constitute or effect a release or discharge of any of the obligations of Lessee under the Lease or any other
documents executed in connection with the Lease, or to amend, modify or alter any of the rights or obligations of Lessee and Lessor
under the Lease, as between one another, and the Lease shall continue unaltered and in full force and effect, as between Lessee and
Lessor. Lessor’s execution of any Lessor’s Agreement shall not be deemed or construed to constitute any representation
or any type of joinder with any of the representations, warranties and agreements of Lessee in the loan agreements with
Lessee’s Lender or any type of acknowledgement or representation that any such representations and warranties are true,
correct or complete. (viii) At any time any personalty becomes the property of Lessor (as between Lessor and Lessee’s Lender)
pursuant to the terms of the Lessor Agreement, Lessee’s Lender shall, to the extent it has abandoned personalty or released
its lien, cooperate reasonably with Lessor in connection with evidencing Lessee’s Lender’s release of its interest in
said personalty, including without limitation by executing any reasonable instruments requested by Lessor evidencing same.
Lessee’s Lender also agrees to reasonably cooperate with Lessor regarding all Lessee’s Lender’s UCC filings
regarding any Lessee Equipment to ensure that such filings clearly exclude any Lessor property (including without limitation the
Building Equipment).

 

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20.
Exclusive Use by Lessee. From and after the Start Date, except as otherwise permitted herein, Lessor shall not execute and
deliver any lease for space within that portion of the Project, pursuant to which Lessor authorizes the use of the premises demised
by said lease primarily for the operation of a “Ramen-Themed” restaurant selling primarily ramen noodles
(“Exclusive Use”). The Exclusive Use shall not apply: (i) to any portion of the Project not owned, or the use of which
is not controlled, by Lessor as of the date of the Start Date, or (ii) to any leases in existence as of the Start Date, and any
amendments, extensions, assignments or renewals thereof, or (iii) to any other types of restaurants (such as, by way of example
only, quick service and full-service. The failure of Lessee to continuously conduct business in the Premises primarily for the
Exclusive Use shall constitute an abandonment of the Exclusive Use, which shall thereupon release Lessor from all obligations and
restrictions with respect to the Exclusive Use.

 

21.
Miscellaneous Provisions.

 

21.1.
Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way
affect the validity of any other provision hereof.

 

21.2.
Days. Unless otherwise specifically indicated to the contrary, the word “days” as used in this Lease shall mean and refer
to calendar days.

 

21.3.
Time of Essence. Time is of the essence with respect to the performance of all obligations to be performed or observed by the Parties
under this Lease.

 

21.4.
No Prior or Other Agreements. This Lease contains all agreements between the Parties with respect to any matter mentioned herein,
and no other prior or contemporaneous agreement or understanding shall be effective.

 

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21.5.
Notices.

 

21.5.1.
Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered in
person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage
prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in this Paragraph 19. The
addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices.
Either Party may by written notice to the other specify a different address for notice, except that upon Lessee’s taking possession
of the Premises, the Premises shall constitute Lessee’s address for notice. A copy of all notices to Lessor shall be concurrently
transmitted to such party or parties at such addresses as Lessor may from time to time hereafter designate in writing.

 

21.5.2.
Date of Notice. Any notice sent by registered or certified mail, return receipt requested, shall be deemed given on the date of
delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall
be deemed given 48 hours after the same is addressed as required herein and mailed with postage prepaid. Notices delivered by United
States Express Mail or overnight courier that guarantee next day delivery shall be deemed given 24 hours after delivery of the same
to the Postal Service or courier. Notices transmitted by facsimile transmission or similar means shall be deemed delivered upon
telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered via
delivery or mail. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business
day.

 

21.6.
Waivers. No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a
waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other
term, covenant or condition hereof, Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the
obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an
estoppel to enforce the provision or provisions of this Lease requiring such consent. The acceptance of Rent by Lessor shall not be
a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of moneys or damages due
Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or
conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before the time of
deposit of such payment.

 

21.7.
Additional Rent. All monetary obligations of Lessee to Lessor under the terms of this Lease, including but not limited to Lessee’s
Share of Operating Expenses and insurance and tax expenses, late charges, and penalties, payable shall be deemed to be rent.

 

21.8.
No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination
of this Lease. In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent applicable immediately
preceding the expiration or termination. Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee.

 

21.9.
Lessor’s Access; Showing Premises; Repairs. Lessor and Lessor’s agents shall have the right to enter the Premises at
any time, in the case of an emergency, and otherwise at reasonable times for the purpose of Showing the same to prospective purchasers,
lenders, or Lessees, and making such alterations, repairs, improvements or additions to the Premises as Lessor may deem necessary. All
such activities shall be without abatement of rent or liability to Lessee. Lessor may at any time place on the Premises any ordinary
“For Sale” signs and Lessor may during the last six (6) months of the term hereof place on the Premises any ordinary “For
Lease” signs. Lessee may at any time place on the Premises any ordinary “For Sublease” sign.

 

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21.10.
Signs. Except for ordinary “For Sublease” signs which may be placed only on the Premises, Lessee shall not: place any
sign upon the Project without Lessor’s prior written consent. All signs must comply with all requirements of Lessor.

 

21.11.
Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by
Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate
any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all existing subtenancies.
Lessor’s failure within ten (10) days following any such event to elect to the contrary by written notice to the holder of any
such lesser interest, shall constitute Lessor’s election to have such event constitute the termination of such interest.

 

21.12.
Guarantor. The Guarantors, if any, shall each execute a written guaranty as approved by Lessor, and each such Guarantor shall have
the same obligations as Lessee under this Lease. It shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon
request to provide: (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s
behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing
the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the guaranty
is still in effect.

 

21.13.
Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard service
or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for
the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties.

 

21.14.
Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements, rights and
dedications that Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or
install new utility raceways, so long as such easements, rights, dedications, maps, restrictions, and utility raceways do not
unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to
effectuate such rights.

 

21.15.
Attorneys’ Fees. If any party brings an action or proceeding involving the Premises whether founded in tort, contract or equity,
or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall
be entitled to reasonable attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or
not such action or proceeding is pursued to decision or judgment. The term, “Prevailing Party” shall include, without limitation,
a party who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the
abandonment by the other party of its claim or defense. The attorneys’ fees award shall not be computed in accordance with any
court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall
be entitled to attorneys’ fees, costs and expenses incurred in the preparation and service of notices of Default and consultations
in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach
($500 is a reasonable minimum per occurrence for such services and consultation).

 

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21.16.
Authority. If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual
executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease
on its behalf. Each party shall, within thirty (30) days after request, deliver to the other party satisfactory evidence of such authority.

 

21.17.
Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all
other remedies at law or in equity.

 

21.18.
Covenants and Conditions; Construction of Agreement. All provisions of this Lease to be observed or performed by Lessee are both
covenants and conditions, in construing this Lease, all headings and titles are for the convenience of the Parties only and shall not
be considered a part of this Lease. Whenever required by the context, the singular shall include the plural and vice versa. This Lease
shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties
had prepared it.

 

21.19.
Binding Effect; Choice of Law. Except as otherwise provided herein, this Lease shall be binding upon the parties, their personal
representatives, successors and assigns and be governed by the laws of the State in which the Premises arc located. Any litigation between
the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located.

 

21.20.
Offer. Preparation of this Lease by either party or their agent and submission of same to the other Party shall not be deemed an offer
to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto.

 

21.21.
Amendments. This Lease may be modified only in writing, signed by the parties in interest at the time of the modification.
As long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications
to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises.

 

21.22.
Multiple Parties. If more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall have
joint and several responsibility to comply with the terms of this Lease.

 

21.23.
Waiver of Jury Trial. The Parties hereby waive their respective rights to trial by jury in any action or proceeding involving the
Property or arising out of this Agreement.

 

LESSOR
AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE
SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT,AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF
THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.

 

The
parties hereto have executed this Lease at the place and on the elates specified above their respective signatures.

 

	LESSOR:	 	 
	Dated:
    June         , 2020	LA
    MIRADA CENTER, INC.
	 	 	 
	 	By:	 
	 	 	Eli
    Levi, President
	 	 	 
	LESSEE:	 	 
	Dated:
    June         , 2020	GLOBAL
    DD GROUP, INC.
	 	 	 
	 	By:	
	 	 	JAMES
    CHAE
	 	 	PRESIDENT

 

    	32

     

    

 

EXHIBIT
“A”

LEGAL
DESCRIPTION

 

PARCEL
A:

 

PARCELS
2 AND 3 AS SHOWN ON PARCEL MAP NO. 6052, IN THE CITY OF LA MIRADA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, FILED IN BOOK 64 PAGES
40 AND 41 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

 

PARCEL
B:

 

THOSE
CERTAIN NON-EXCLUSIVE EASEMENTS FOR ACCESS, INGRESS, EGRESS AND PARKING, AS CREATED IN AND LIMITED BY THAT CERTAIN “DECLARATION
OF RESTRICTIONS AND GRANT OF EASEMENTS” DATED JANUARY 14, 1976 BY AND BETWEEN ALBERTSON’S INC., SANTA ANITA DEVELOPMENT CORPORATION
AND COLONIAL PROPERTIES, THE TERMS OF WHICH ARE HEREBY INCORPORATED HEREIN AND MADE A PART HEREOF BY REFERENCE AS THOUGH FULLY SET OUT
HEREIN, RECORDED ON FEBRUARY 20, 1976 AS DOCUMENT NO. 2218 IN BOOK M-5259 PAGE 162 OF OFFICIAL RECORDS IN SAID OFFICE OF THE COUNTY RECORDER.

 

APN:
8038-001-015 and 8038-001-016

 

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EXHIBIT
“B”

OPTION

 

Option
Term. Lessor hereby grants to Lessee the option to extend the term of the Lease for five (5) year period commencing when this
Lease Term expires upon the terms and conditions as are set forth in the Lease and modified by this agreement, and except as provided
by the terms and conditions below:

 

B.1.
Notice of Exercise. Lessee gives to Lessor and Lessor receives written notice of the exercise of the option to extend the Lease
for said additional term no earlier than nine months and no later than 180 days prior to the time that the option period would commence
if the option were exercised, time being of the essence. If said notification of the exercise of said option is not so given and received,
this option shall automatically expire, and this Lease shall terminate o the then existing expiration date.

 

B.2.
Minimum Monthly Rent. The Minimum Monthly Rent for the first year of that option term shall be determined based on the then-existing
fair market value of the premises to be determined in Lessor’s sole discretion. If Lessee does not agree with the fair market
rental rate, this option to extend shall be void and in no force and effect.

 

B.3.
Annual Increases. On each anniversary of the option-term, the Minimum Monthly Rent shall increase by the amount of three percent
(3%) annually.

 

B.4.
No Default. Notwithstanding the provisions of the Lease to the contrary, if any, if Lessee is in default at the time of the exercise
of the option and/or Lessee has failed to pay the rent when due at any time during the term of this Extended Term, then Lessee shall
not be entitled to exercise this option to extend the Lease.

 

B.5.
Personal. This option to extend is personal to this Lessee.

 

    	34

     

    

 

GUARANTY
OF LEASE

 

This
guaranty is executed by James Chae (“Guarantor”) with respect to the following facts:

 

A.
Global DD Group, Inc., doing business as Yoshiharu Ramen (“Lessee”) entered into that certain Standard Industrial Commercial
Multi-Tenant Lease (“Lease”) with La Mirada Center, Inc. (“Lessor”) regarding the real property located at 12806
S. La Mirada Blvd., La Mirada, CA 90638 (“the real property”) on the terms and conditions set forth in the Lease.

 

B.
As fmther security for the Lease, Guarantor has agreed to guaranty Lessee’s obligations under the Lease.

 

NOW
THEREFORE, in consideration of the execution of the foregoing Lease by Lessor and as a material inducement to Lessor to execute said
Lease and to accept the Lease, Guarantor hereby unconditionally and irrevocably guarantees the prompt payment by Lessee of all sums payable
by Lessee under Lease and the faithful and prompt performance by Lessee of each and every one of the terms, conditions and covenants
of said Lease pertaining to monetary payments to be kept and performed by Lessee. It is specifically agreed that the terms of the foregoing
Lease may be modified by agreement between Lessor and Lessee, or by a course of conduct, and said Lease may be assigned by Lessee or
any assignee of Lessee without consent or notice to Guarantor and that this Guaranty shall guarantee the performance of said Lease as
so modified.

 

This
Guaranty shall not be released, modified or affected by the failure or delay on the part of Lessor to enforce any of the rights or remedies
of Lessor under the Lease, whether pursuant to the terms thereof or at law or in equity.

 

No
notice of default need be given to Guarantor, it being specifically agreed that the guarantee of the undersigned is a continuing guarantee
under which Lessor may proceed immediately against Lessee and/or against Guarantor following any breach or default by Lessee or for the
enforcement of any rights which Lessor may have as against Lessee under the terms of the Lease or at law or in equity. Further, Lessor
may proceed against Guarantor’s security.

 

Lessor
shall have the right to proceed against Guarantor hereunder following any breach or default by Lessee without first proceeding against
Lessee and without previous notice to or demand upon Guarantor.

 

Guarantor
hereby waives (a) notice of acceptance of this Guaranty. (b) demand of payment, presentation and protest, (c) a right to assert or plead
any statute of limitations relating to this Guaranty and/or the Lease, (d) any right to require the Lessor to proceed against Lessee
or any other Guarantor or any other person or entity liable to Lessor, (e) any right to require Lessor to apply to any default any security
it may hold under the Lease and/or related documents, (f) any right to require Lessor to proceed under any other remedy Lessor may have
before proceeding against Guarantors, (g) any right of subrogation.

 

    	1

     

    

 

Guarantors
do hereby subrogate all existing or future indebtedness of to Guarantors to the obligations owed to Lessor under the Lease and this Guaranty.

 

If
a Guarantor is married, such Guarantor expressly agrees that recourse may be had against his or her separate property for all of the
obligations hereunder.

 

The
term “Lessor” refers to and means the Lessor named in the Lease and also to Lessor’s successors and assigns, if any.

 

The
term “Lessee” refers to and means the Lessee named in the Lease and also Lessee’s successors and assigns, if any.

 

Dated:
June         , 2020

 

 

    	2Exhibit
10.7

 

THE
IRVINE COMPANY

 

RETAIL
LEASE

 

Yoshiharu
Japanese Ramen

 

Orchard
Hills Shopping Center

 

    	 

     

    

 

RETAIL
LEASE

 

THIS
RETAIL LEASE and all exhibits attached hereto (collectively, “Lease”) is entered into by Landlord and Tenant
and is effective as of December 30, 2020 (“Lease Date”).

 

ARTICLE
1

BASIC
LEASE PROVISIONS

 

	1.1	Landlord:
    IRVINE ORCHARD HILLS RETAIL LLC, a Delaware limited liability company (“Landlord”).	 	 
	 	 	 	 
	1.2	Tenant:
    YOSHIHARU IRVINE, a California corporation (“Tenant”).	 	 
	 	 	 	 
	1.3	Trade
    Name: Yoshiharu Japanese Ramen (“Trade Name”).	 	(Art.
    7)
	 	 	 	 
	1.4	Shopping
    Center: Orchard Hills Shopping Center, located in the City of Irvine, State of California (“Shopping Center”).	 	(Art.
    2)
	 	 	 	 
	1.5	Premises
    Address: 3935 Portola Parkway, Irvine, CA 92602 (“Premises”).	 	(Art.
    2)
	 	 	 	 
	1.6	Floor
    Area: Approximately 1,420 square feet, determined in accordance with Section 21.15 (“Floor Area”).	 	(Art.
    21)
	 	 	 	 
	1.7	Lease
    Term (“Term”): Beginning on the date (“Commencement Date”) that is the earlier
    of (i) the date Tenant opens for business to the public in the Premises and (ii) the expiration of 150 days following the date of
    Landlord’s Notice to Tenant that the Premises are vacant and Tenant is entitled to possession of the Premises upon satisfaction
    of the Delivery Requirements set forth in Exhibit C (“Delivery Notice”) and ending on the last day
    of the month 120 months thereafter unless sooner terminated as provided in this Lease (“Expiration Date”).	 	(Art.
    2)
	 	 	 	 
	1.8	Base
    Rent (“Base Rent”):	 	(Art.
    3)

 

	Months	 	Rent PSF	 	 	Monthly Rent	 	 	Annual Rent	 
	1 to 12	 	$	52.00	 	 	$	6,153.33	 	 	$	73,840.00	 
	13 to 24	 	$	53.56	 	 	$	6,337.93	 	 	$	76,055.20	 
	25 to 36	 	$	55.17	 	 	$	6,528.45	 	 	$	78,341.40	 
	37 to 48	 	$	56.83	 	 	$	6,724.88	 	 	$	80,698.60	 
	49 to 60	 	$	58.53	 	 	$	6,926.05	 	 	$	83,112.60	 
	61 to 72	 	$	60.29	 	 	$	7,134.32	 	 	$	85,611.80	 
	73 to 84	 	$	62.10	 	 	$	7,348.50	 	 	$	88,182.00	 
	85 to 96	 	$	63.96	 	 	$	7,568.60	 	 	$	90,823.20	 
	97 to 108	 	$	65.88	 	 	$	7,795.80	 	 	$	93,549.60	 
	109 to 120	 	$	67.86	 	 	$	8,030.10	 	 	$	96,361.20	 

 

	1.9	Percentage
    Rent (“Percentage Rent”):

 

Percentage
Rent is payable for each calendar year that Tenant’s Gross Sales (see Exhibit D) for such year exceed the applicable Gross
Sales threshold described in Section 1.9(a) below (“Breakpoint”), and shall equal the amount of such Gross
Sales in excess of the Breakpoint multiplied by the Percentage Rate set forth in Section 1.9(b) below.

 

	 	(a)	Breakpoint:

 

	Months	 	Breakpoint	 
	1 to 12	 	$	1,500,000.00	 
	13 to 24	 	$	1,545,000.00	 
	25 to 36	 	$	1,591,350.00	 
	37 to 48	 	$	1,639,090.50	 
	49 to 60	 	$	1,688,263.22	 
	61 to 72	 	$	1,738,911.11	 
	73 to 84	 	$	1,791,078.44	 
	85 to 96	 	$	1,844,810.80	 
	97 to 108	 	$	1,900,155.12	 
	109 to 120	 	$	1,957,159.78	 

 

	 	(b)	Percentage
    Rate: 7.00% (“Percentage Rate”).

 

(Art.
3)

 

	1.10	Use
    of Premises: The Premises shall be used for the operation of a first-class Japanese restaurant specializing in ramen-based cuisine.
    Tenant will be permitted to offer other dishes; all in accordance with the menu attached hereto as Exhibit J (the “Menu”).
    Tenant shall also be permitted to sell alcoholic beverages for on-Premises consumption only, provided Tenant obtains, at Tenant’s
    sole cost and expense, any and all necessary and required permits, licenses and/or governmental approvals (Tenant will provide Landlord
    copies of all such permits, licenses and governmental approvals promptly upon receipt). Tenant may make minor changes to the Menu
    from time to time, provided that (1) the items offered on such revised menu and the original theme and concept of the restaurant
    remain substantially the same as that which is in existence as of the Commencement Date, and (2) such minor changes do not violate
    any exclusive use in the Shopping Center (“Permitted Use”).	 	(Art.
    7)

 

    	
-2-

     

    

 

	1.11	Radius
    Restriction: 5.00 miles, measured from the closest point on the perimeter of the Shopping Center to the “Other Business”
    (as defined in Section 7.4) (“Radius Restriction Area”).	 	(Art.
    7)
	 	 	 	 
	1.12	 	 	(Art.
    11)
	 	 	 	 
	 	(a)
    Initial Promotional Assessment: A one-time charge equal to $2,500.00 (“Initial Promotional Assessment”).	 	 
	 	 	 	 
	 	(b)
    Promotional Charge: An annual charge equal to $1.50 per square foot of the Floor Area of the Premises (“Promotional Charge”).	 	 
	 	 	 	 
	1.13	Minimum
    Insurance Limits: Two Million Dollars ($2,000,000.00).	 	(Ex.
    F)
	 	 	 	 
	1.14	Security
    Deposit: $6,768.66 (“Security Deposit”).	 	(Art.
    18)
	 	 	 	 
	1.15	Guarantor(s):
    James Chae and Jennie Y. Chae, husband and wife, jointly and severally (“Guarantor”).	 	(Ex.
    I)
	 	 	 	 
	1.16	Tenant’s
    Share (“Tenant’s Share”): A fraction, the numerator of which is the Floor Area of the Premises, and
    the denominator of which is the following, as applicable, in each case determined as of the commencement of the applicable fiscal
    year:	 	(Art.
                                            9)

    (Ex.
    F)

 

(a)
For Common Area Expenses (described in Section 9.3), the greater of (i) the Floor Area in the Shopping Center occupied by tenants, excluding
Floor Area occupied by “Other Stores” (as defined in Section 9.4), and (ii) the product obtained by multiplying eighty-five
percent (85%) by the Floor Area in the Shopping Center, and subtracting from the result the Floor Area occupied by Other Stores; and

 

(b)
For Taxes (described in Section 5.1(a)), the greater of (i) the Floor Area in the parcel(s) covered by the tax bill(s) in question (“Larger
Parcel”) occupied by tenants who do not pay Taxes directly to the taxing authority, and subtracting from the result the
Floor Area occupied by Other Stores, and (ii) the product obtained by multiplying eighty-five percent (85%) by the Floor Area in the
Larger Parcel, and subtracting from the result the Floor Area occupied by Other Stores and the Floor Area of tenants who pay Taxes directly
to the taxing authority.

 

The
Floor Area of any management and/or security offices, postal facilities, storage areas and/or parking structures located or to be located
in the Shopping Center (collectively, “Common Facilities”) shall be excluded when calculating the above denominators.

 

	1.17	Broker(s):	(a)	Irvine
    Management Company, representing Landlord exclusively; and	(Art.
    21)
	 	 	(b)	Roy
    Chin/New Star Realty, representing Tenant exclusively.	 
	 	 	 	 	 
	1.18	Addresses
    for “Notice” (defined in Article 20) and Payments:

 

	LANDLORD	 	TENANT
	 	 	 
	Landlord’s
    Address for Notice and Payment of Initial Charges:	 	Tenant’s
    Address for Notice:
	 	 	 
	IRVINE
    ORCHARD HILLS RETAIL LLC	 	YOSHIHARU
    IRVINE
	c/o
    The Irvine Company LLC 110 Innovation	 	6940
    Beach Blvd., #D-413
	Irvine,
    California 92617	 	Buena
    Park, CA 90621
	Attention:
    General Counsel, Retail Properties	 	 

 

	with
    copy to:	 	 
	The
    Irvine Company LLC 101 Innovation	 	 
	Irvine,
    California 92617	 	 
	Attention:
    Accounting Department	 	 
	 	 	 
	Tenant
    Payment Portal Registration:	 	Tenant’s
    Address for Statements /Billings:
	 	 	 
	Email
    tenantportal@irvinecompany.com to  request an account for the Tenant Payment Portal	 	YOSHIHARU
                                            IRVINE

    6940
    Beach Blvd., #D-413

    Buena
    Park, CA 90621

 

	1.19	Architectural
    Review Fee: $500.00 which fee is intended to cover the cost of review of plans by Landlord for the initial construction of the Premises
    and is due and payable upon Tenant’s execution of this Lease.	 	(Ex.
    C)
	 	 	 	 	 
	1.20	(a)	Construction
    Deposit: $5,000.00	 	(Ex.
    C)
	 	(b)	Signage
    Deposit: $2,500.00	 	 
	 	 	 	 	 
	1.21	Delayed
    Opening Rent: $250.00 per day.	 	(Art.
    3)
	 	 	 	 	 
	1.22	Tenant
    Improvement Allowance: $60.00 per square foot of Premises Floor Area.	 	 

 

In
the event of a conflict between this Article 1 and the rest of the Lease, the rest of the Lease shall control.

 

    	
-3-

     

    

 

ARTICLE
2

LEASE
OF PREMISES; RESERVATIONS

 

2.1
LEASE OF PREMISES. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, for the Term described herein, the
Premises identified in Section 1.5 and located in the Shopping Center depicted on the Shopping Center Site Plan attached as Exhibit
A. The Premises are deemed to contain the Floor Area set forth in Section 1.6, are generally depicted on the Premises Site Plan attached
as Exhibit B and are being delivered to Tenant in accordance with Exhibit C. All of Tenant’s Work and any other construction
by Tenant on the Premises must be performed in accordance with Exhibit C. Landlord has no obligation to deliver physical possession
of the Premises to Tenant until Tenant has satisfied the Delivery Requirements specified in Exhibit C. Tenant’s failure
to satisfy the Delivery Requirements shall not delay the determination of the Commencement Date.

 

2.2
RESERVATIONS. Exhibit A sets forth an approximate general layout of the Shopping Center and shall not be deemed a representation
by Landlord that the Shopping Center is or will be constructed as indicated thereon, nor as a representation or warranty as to the current
or future occupancy of any particular tenant in the Shopping Center, or that the Shopping Center will not be expanded, reduced or otherwise
modified. Landlord reserves the right at any time to (i) make alterations or additions to the building in which the Premises are contained
(“Building”); (ii) construct other buildings or improvements in the Shopping Center and to make alterations
or additions thereto; and (iii) access and use the exterior walls, floor, roof and plenum in, above and below the Premises for the purpose
of effecting certain items of repair and maintenance as provided in this Lease.

 

ARTICLE
3

RENT

 

Tenant
shall pay to Landlord as “Rent” hereunder, without Notice, demand, offset or deduction, all of the following:

 

3.1
BASE RENT. Beginning on the Commencement Date, Tenant shall pay the Base Rent specified in Section 1.8, monthly, in advance, on
or before the first day of each month. Upon execution of this Lease, Tenant shall pay the first monthly installment of Base Rent. Base
Rent for any partial month shall be prorated based on the number of days in the applicable calendar month.

 

3.2
PERCENTAGE RENT. Beginning on the Commencement Date, Tenant shall pay Percentage Rent as determined pursuant to Section 1.9 on
a calendar year basis. For each calendar year during the Term, Percentage Rent is due beginning on the tenth (10th) day after the end
of the first month that Gross Sales have reached the Breakpoint (defined in Section 1.9(a)) and each month thereafter. Within ten (10)
days after the end of each calendar month, Tenant shall deliver to Landlord a certified statement of Gross Sales in the form of Exhibit
D. Within twenty (20) days after the end of each calendar year, Tenant shall deliver to Landlord a certified annual statement, including
a monthly breakdown of Gross Sales, in the form of Exhibit D (“Annual Statement”). Landlord shall review
Tenant’s Annual Statement and shall reconcile the amount of Gross Sales reported therein with the cumulative amount of monthly
Gross Sales previously reported to Landlord; any under or overpayment shall be promptly paid or credited, as applicable. “Gross
Sales” shall have the meaning set forth in Exhibit D. The Breakpoint for any partial year shall be prorated based upon a
three hundred sixty-five (365) day year. If Base Rent is abated or reduced for any reason during any calendar year, the Breakpoint for
such calendar year shall be reduced proportionately. If two Breakpoint amounts are in effect during different portions of a given calendar
year, the Breakpoint for such calendar year shall be the weighted average of both Breakpoint amounts, determined as follows: (a) each
Breakpoint amount shall be multiplied by the number of days during which it is in effect, and then divided by 365, and (b) the amounts
so computed shall be added to obtain the weighted average Breakpoint for such calendar year.

 

3.3
ADDITIONAL RENT. Any monetary amount required to be paid by Tenant to Landlord in addition to Base Rent and Percentage Rent, whether
or not such sums are designated as “Rent,” shall be included in Rent and referred to in this Lease as “Additional
Rent.”

 

3.4
DELAYED OPENING RENT. If Tenant fails to timely open for business in accordance with Section 7.2 below, Tenant shall pay to Landlord,
as liquidated damages and Additional Rent, and in addition to Base Rent, the amount set forth in Section 1.21 for each day Tenant is
not open for business in the Premises following the Commencement Date (“Delayed Opening Rent”). Delayed Opening
Rent accruing during any month of the Term shall be paid concurrently with Tenant’s installment of Base Rent next due.

 

ARTICLE
4

TENANT FINANCIAL DATA

 

4.1
RECORDATION OF SALES. At the time of a sale or other transaction, Tenant shall record the sale or other transaction either in
a cash register or computer with sealed continuous tape or by using another method of recording sequentially numbered purchases and keeping
a cumulative total, such as a point of sale cash register system or future digital technology devices, approved by Landlord. For a period
of three (3) years following the delivery of its certified Annual Statement for each year, Tenant shall keep full and accurate books
and records of all transactions from the Premises pertaining to Gross Sales and exclusions thereof in accordance with generally accepted
retail practices and generally accepted accounting principles consistently applied. Tenant’s obligation to maintain such books
and records, and Landlords right to audit the same pursuant to Section 4.2 below, shall survive the expiration or earlier termination
of this Lease.

 

4.2
AUDITS. Within three (3) years after receipt of an Annual Statement, upon at least fifteen (15) days’ prior “Notice”
(as defined in Article 20) to Tenant, Landlord or its authorized representatives may audit Tenant’s records and books in order
to verify Tenant’s Gross Sales and exclusions from Gross Sales (“Audit”). Tenant shall make all such
books and records available for the Audit at the Premises or at Tenant’s offices in the State of California. If the Audit discloses
an underpayment of Percentage Rent, Tenant shall immediately pay to Landlord the amount of the underpayment, with interest at the “Interest
Rate” (as defined in Section 21.5) from the date the payment should have been made. If (a) Landlord is not able to perform the
Audit in accordance with generally acceptable auditing standards because Tenant has not maintained its books and records as required
under Section 4.1 or (b) the Audit discloses an underreporting of Gross Sales in excess of two percent (2%) of the reported Gross Sales,
then Tenant shall also pay to Landlord the cost of the Audit and collection of any underpayment, including travel costs and reasonable
attorneys’ fees. If the Audit discloses an overpayment of Percentage Rent, Tenant may offset the excess against its next payment(s)
of Rent other than Base Rent.

 

    	
-4-

     

    

 

4.3
FINANCIAL STATEMENTS. Upon fifteen (15) days’ prior Notice, Tenant will provide to Landlord a certified financial statement
reflecting Tenant’s current financial condition. If Tenant is a publicly-traded corporation, then delivery of Tenant’s last
published financial information will satisfy this obligation. Tenant hereby expressly acknowledges and agrees that Landlord has relied
on Tenant’s (and Guarantor’s, if applicable) financial documents delivered in connection with this Lease as evidence that
Tenant will have the ability to perform all financial and operational obligations under this Lease as of the Lease Date. The foregoing
requirements shall also apply to any Guarantor of Tenant under this Lease.

 

4.4
GUARANTOR. If a Guarantor is designated in Section 1.15, then Landlord’s obligations under this Lease shall be contingent
upon Tenant’s delivery to Landlord of a guarantee of Lease in the form of Exhibit I hereto (“Guarantee”).

 

ARTICLE
5

TAXES

 

5.1
REAL PROPERTY TAXES.

 

(a)
“Taxes” means and includes any form of tax or assessment (whether special or general, ordinary or extraordinary,
foreseen or unforeseen), license fee, license tax, tax or excise on Rent or any interest of Landlord or Tenant (including any legal or
equitable interest of Landlord or its beneficiary under a deed of trust, if any) in the Premises, the remainder of the Shopping Center
or the underlying realty. “Taxes” shall not include Landlord’s general income taxes, inheritance, estate or gift taxes.
Beginning on the Commencement Date, Tenant is obligated to pay Taxes attributable to the Premises pursuant to Section 5.1(b) below and
Taxes attributable to the Common Area pursuant to Section 9.3 below.

 

(b)
“Tenant’s Tax Contribution” shall be determined by multiplying all of the Taxes on the Larger Parcel
for the applicable year (except for those Taxes billed pursuant to Section 9.3) by Tenant’s Share, plus a fee for administration
and overhead equal to fifteen percent (15%) of the product so obtained. Landlord, at its option, may collect Tenant’s Tax Contribution
after the actual amount of Taxes are ascertained or may collect in advance, monthly or quarterly, based upon estimated Taxes. If Landlord
collects Tenant’s Tax Contribution based upon estimated amounts, then following the end of each calendar year or, at Landlord’s
option, its fiscal year, Landlord shall give Tenant a statement covering the year just expired showing the total Tenant’s Tax Contribution
payable by Tenant for that year and the payments made by Tenant with respect to that year. If there is a shortfall between what Tenant
has already paid and the actual Tenant’s Tax Contribution due, then Tenant shall pay the deficiency within ten (10) days after
its receipt of Landlord’s statement. If Tenant’s Tax Contribution for the year exceeds the actual Tenant’s Tax Contribution
payable by Tenant, Tenant may offset the excess against the next payment(s) of Tenant’s Tax Contribution becoming due.

 

5.2
OTHER PROPERTY TAXES. Tenant shall pay, prior to delinquency, all taxes, assessments, license fees and public charges levied,
assessed or imposed upon its business operation, trade fixtures, leasehold improvements, merchandise and other personal property on the
Premises. If any such items are assessed with Landlord’s property, then the assessment shall be equitably allocated by Landlord
on a reasonable basis. No taxes or assessments referred to in this Section 5.2 shall be considered Taxes.

 

5.3
CONTESTING TAXES. If Landlord contests any Taxes, Tenant will not be required to pay the cost of the contest; however, if Landlord
is successful in such contest, Landlord will deduct from Tenant’s portion of any refund received an amount equal to Tenant’s
Share of Taxes multiplied by the costs incurred by Landlord in prosecuting the contest.

 

ARTICLE
6

UTILITIES
AND HVAC

 

6.1
TENANT’S PAYMENT OF UTILITY CHARGES. Tenant shall pay directly to the utility service provider all charges for utility services
supplied to the Premises for which there is a separate meter and/or submeter, and shall comply with all energy usage reporting and disclosure
requirements of Landlord relating to Tenant’s use of the Premises, consistent with applicable “Laws” (as defined in
Section 7.3). If there is no meter or submeter, Tenant shall pay Landlord for its share of utility services supplied to the Premises
upon billing by Landlord in an amount not more than the cost Tenant would be charged if billed directly by the local utility provider
supplying such service. Landlord shall not be liable for any failure or interruption of any utility or service, unless such failure or
interruption prevents Tenant from carrying on its business in the Premises for a period of seventy-two (72) consecutive hours and is
directly attributable to (a) the negligence of Landlord, its agents or employees, or (b) Landlord’s wrongful failure to act reasonably
and promptly to restore the interrupted utility service after Landlord receives Notice from Tenant. Tenant’s sole and exclusive
remedy in such event shall be an equitable abatement of Base Rent from and after such seventy-two (72)-hour period until such failure
or interruption is cured. No failure or interruption of any utility or service shall entitle Tenant to otherwise discontinue paying Rent,
and in no event shall any such failure or interruption entitle Tenant to terminate this Lease. If Tenant fails to pay when due any charges
referred to in this Article 6, Landlord may pay the charge and Tenant shall reimburse Landlord, within ten (10) days of billing therefor.
Landlord shall have the option from time to time to supply any and all utilities to the Premises in accordance with the terms of a program
applicable to the majority of tenants in the Shopping Center. Tenant shall comply with all of the requirements of such program.

 

6.2
TRASH DISPOSAL. Tenant shall deposit trash and rubbish only within receptacles in the Common Area approved by Landlord. Landlord
shall cause trash receptacles to be emptied at Tenant’s cost and expense; provided, however, at Landlord’s option, Landlord
may provide trash removal services, the cost of which shall be paid for by Tenant either (a) as a Common Area Expense, or (b) pursuant
to an equitable proration of said costs by Landlord.

 

6.3
HEATING, VENTILATING AND AIR CONDITIONING. During the term, Tenant shall have use of the heating, ventilating and air conditioning
unit or system (“HVAC”) serving the Premises upon Tenant’s acceptance of the Premises. Tenant shall maintain,
repair, replace and operate such system in the Premises at its sole cost and expense. Tenant agrees to have the HVAC units serving the
Premises serviced at least quarterly by a service contractor reasonably approved by Landlord. Within ten (10) days of receipt of Notice
from Landlord, Tenant shall provide evidence of the service contract with said HVAC service contractor and that the HVAC system has been
maintained in accordance with the terms of this Section 6.3. Upon the expiration or termination of the Term of the Lease, title to such
additions and replacements shall remain in and shall vest solely in Landlord.

 

    	
-5-

     

    

 

ARTICLE
7

TENANT’S
CONDUCT OF BUSINESS

 

7.1
PERMITTED TRADE NAME AND USE. Tenant shall use the Premises solely under the Trade Name and solely for the Permitted Use and for
no other use or purpose. Nothing contained in this Lease shall be deemed to give Tenant an express or implied exclusive right to operate
any particular type of business in the Shopping Center, whether of the same or similar type or nature, or otherwise. Tenant hereby acknowledges
and agrees that Landlord has entered into this Lease with Tenant expressly based upon the specific Trade Name to be used by Tenant, and
based upon the Permitted Use. Tenant agrees, as a material inducement and condition to Landlord’s agreement to enter into this
Lease, and as a matter specifically bargained for by Landlord and Tenant, that it shall not make any material change to the decor, operations,
menu or type of cuisine of the restaurant (“Concept”) operated from the Premises from that described in Section
1.10 of the Lease, or from a Concept subsequently approved by Landlord in writing to another Concept without the prior written consent
of Landlord, which consent Landlord may, in its sole discretion, withhold for any reason, including Landlord’s subjective determination
that such proposed Concept could (i) diminish the quality, acceptability and reputation of the restaurant operation or the Premises,
or (ii) conflict or compete or be inconsistent with the operation, type of cuisine or Concept of any other restaurant within the Shopping
Center. Tenant also acknowledges and agrees that Landlord has entered into this Lease based upon Landlord’s desire to maintain
a very specific tenant mix, level of quality, level of customer interest, and level of customer service with respect to the target customers
of the Shopping Center, together with Landlord’s determination that Tenant’s specific business and market niche fulfills
such goals. Any deviation from the provisions set forth in this Section, Section 1.3 and Section 1.10 would constitute a material failure
of consideration to Landlord. For purposes of this Lease, Tenant expressly acknowledges and agrees that the Shopping Center is a “shopping
center” as described and intended in United States Bankruptcy Code 11 U.S.C.

§365(b)(3).

 

7.2
COVENANT TO OPEN AND OPERATE. Tenant covenants to open for business to the public in the entire Premises under the Trade Name
on or before the Commencement Date fully fixturized, staffed and stocked with merchandise and inventory. Subject to temporary closures
due to casualty, condemnation, force majeure or permitted remodeling, Tenant shall operate continuously for the Permitted Use under the
Trade Name in the entire Premises during the times set forth in Exhibit G, Section 1, and at all times shall keep and maintain
within the Premises an adequate stock of merchandise and trade fixtures to service and supply the usual and ordinary requirements of
its customers.

 

7.3
COMPLIANCE WITH LAWS. Tenant shall comply with all laws, rules, regulatory standards, guidelines and regulations relating to the
Premises (collectively, “Laws”) including, but not limited to, (i) all applicable Laws relating to any “hazardous
material,” as currently defined in Section 25260 of the California Health and Safety Code, or as defined in any other applicable
Laws, and any microbial elements or matter which pose a significant risk to human health (collectively, “Hazardous Materials”),
including any Laws (a) applicable to products that may be sold by Tenant at the Premises, such as Proposition 65 or other warning, notification,
and right-to-know requirements or (b) requiring notifications or reports to be provided to governmental agencies concerning spills or
releases of Hazardous Materials, and (ii) Water Quality Laws, as such term is defined and as further set forth in Section 8.3 below.

 

7.4
RADIUS RESTRICTION. During the Term, Tenant shall not, nor shall any person, firm, corporation or other entity which has an interest
in Tenant or which controls, is controlled by Tenant or is under common control with Tenant, own, operate or become financially interested
in a business similar to the one to be operated by Tenant (“Other Business”) if the Other Business is opened
after the Lease Date and its front door is located within the Radius Restriction Area specified in Section 1.11. If Tenant violates this
covenant, then, as liquidated damages, the Gross Sales of the Other Business shall be included in the Gross Sales made from the Premises
for the purpose of computing Percentage Rent. Landlord shall have the Audit rights specified in Section 4.2 with respect to the books,
records and accounts of the Other Business. The foregoing covenant shall not apply with respect to any store opened by Tenant in any
shopping center owned or operated by Landlord, its parent company, subsidiaries and related entities and affiliates.

 

7.5
HAZARDOUS MATERIALS. In the event Tenant intends to or does use, encounter, handle, store, release, spill or dispose of any Hazardous
Material in connection with its business operations within the Premises, Tenant shall promptly notify Landlord in writing. Tenant shall
promptly provide Landlord with true, correct, complete and legible copies of any reports, notices or correspondence relating to Hazardous
Materials on the Premises which may be filed, prepared by or sent to Tenant. Landlord may, at any time or from time to time, require
Tenant (i) to conduct monitoring, evaluation or any required remediation activities with respect to Hazardous Materials on the Premises,
at Landlord’s discretion and at Tenant’s sole cost and expense, performed by an environmental consultant approved by Landlord,
provided that Landlord has reasonable grounds to believe that a release of Hazardous Materials exists or is imminent, (ii) to complete
and deliver to Landlord an Environmental Questionnaire, in Landlord’s then current form (and Tenant shall update and resubmit to
Landlord the Environmental Questionnaire in the event of any material change to the information contained therein), and/or (iii) to cease
and desist from using, handling, storing, releasing, or disposing any such Hazardous Materials within the Premises. Tenant’s indemnity
set forth in Section 12.2 shall apply to any Costs arising out of Tenant’s use, storage, handling, release, remediation or disposal
of Hazardous Materials on or about the Premises, including any Costs necessary to return the Premises, or any other property, to their
condition existing before Tenant’s introduction of Hazardous Materials on the Premises. Tenant’s obligations under this Section
7.5 shall survive the expiration or earlier termination of this Lease. Notwithstanding anything to the contrary contained in this Lease,
Tenant shall not be required to remediate or pay for the removal of any Hazardous Materials to the extent such Hazardous Materials exist
in an amount in violation of applicable laws and are determined by reasonably sufficient evidence generated by a qualified, independent
environmental consultant to have been present in such condition in the Premises prior to delivery of the Premises to Tenant.

 

7.6
RULES AND REGULATIONS. Tenant shall comply with the Rules and Regulations of the Shopping Center attached as Exhibit G,
which shall be administered by Landlord in a non-discriminatory manner.

 

7.7
ASBESTOS REQUIREMENTS. Tenant must notify and obtain prior written consent from Landlord (which consent may be withheld in Landlord’s
sole discretion) before using any asbestos-containing materials in connection with (i) any repairs to or maintenance of the Premises,
(ii) any Alterations to the Premises or (iii) Tenant’s Work. If Landlord consents to Tenant’s use of any asbestos containing
materials for such work, Landlord may require Tenant to have an asbestos survey conducted following the completion of such work and provide
any resulting survey reports to Landlord.

 

    	
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ARTICLE
8

MAINTENANCE
AND REPAIRS

 

8.1
LANDLORD’S MAINTENANCE OBLIGATIONS. Landlord shall maintain in good condition and repair the structural components of the
Building and all other buildings within the Shopping Center (excluding other buildings located on ground lease parcels within the Shopping
Center that are maintained by the tenant(s) thereunder), including without limitation, foundations, roofs, the exterior surfaces of the
exterior walls of all such buildings within the Shopping Center (but specifically excluding signage, doors, door frames, door checks,
windows, window frames, mullion systems and, at Landlord’s election, storefronts and storefront awnings). The obligations described
in the preceding sentence are referred to as “Landlord’s Maintenance Obligations.” Except to the
extent specifically excluded in Section 9.3 below, the cost of Landlord’s Maintenance Obligations will be included as Common Area
Expenses, provided, however, Landlord’s Maintenance Obligations shall not include and Tenant shall be solely responsible for the
costs of any repairs or replacements resulting from (i) Tenant’s negligence or willful acts, or those of anyone claiming under
Tenant, or (ii) Tenant’s failure to observe or perform any condition or agreement contained in this Lease, or (iii) any alterations,
additions or improvements made by Tenant or anyone claiming under Tenant. Notwithstanding anything to the contrary contained in this
Lease, Landlord will not be liable for failing to make any repairs required to be made by Landlord under this Lease unless Tenant has
first delivered to Landlord Notice of the need for such repairs and Landlord has failed to commence and complete the repairs within a
reasonable period of time following receipt of Tenant’s Notice. Tenant waives the provisions of Sections 1932(1),1941 and 1942
of the Civil Code of the State of California, or of any similar, related or superseding provisions of Law which permit Tenant to make
repairs at Landlord’s expense or to terminate this Lease.

 

8.2
TENANT’S MAINTENANCE OBLIGATIONS. Except for obligations that are specifically designated as part of Landlord’s Maintenance
Obligations, Tenant, at its expense, shall keep the entire Premises and all utility and mechanical facilities and systems exclusively
serving the Premises (collectively, “Tenant Utility Facilities”) in first-class order, condition and repair
and shall make replacements necessary to keep the Premises and Tenant Utility Facilities in such condition. All trade fixtures, signs
and other personal property installed in or attached to the Premises by Tenant must be new when installed or attached, and all replacements
of such items shall be of a quality equal to or exceeding that of the original. Tenant’s repair and maintenance obligations with
respect to the Premises, shall include any signage, doors, door frames, door checks, windows, window frames, mullion systems, storefronts
and storefront awnings (unless Landlord elects to maintain the storefronts and storefront awnings as provided in Section 8.1 above).
Storefronts include the facia and exterior insulation finishing systems (EIFS), and the repair and maintenance of storefronts include
glazing, patching, painting and stucco work. If Landlord determines, in its sole discretion, that Tenant’s failure to perform any
of its repair or maintenance obligations under this Section 8.2 adversely affects the exterior appearance of the Premises (such as, without
limitation, the failure to clean windows or awnings or painting/refinishing the storefront), and if such failure is not remedied within
the time frame specified in a Notice thereof from Landlord to Tenant, then Landlord shall have the right, but not the obligation, to
perform such repair or maintenance work on behalf of and for the account of Tenant.

 

Tenant
shall use the Cleaning Facility (as defined in Exhibit C) for the steam cleaning of grease containers and for the similar cleaning
of any other restaurant equipment, utensils or other items used in the operation of Tenant’s business in the Premises, and Tenant
shall use the Grease Storage Facility (as defined in Exhibit C) for storing all cooking oil waste and other grease generated from
the operation of Tenant’s business. Tenant agrees to confine all such activities to the Cleaning Facility and the Grease Storage
Facility, as applicable. Without limiting the foregoing, in no event shall any exterior portion of the Premises, areas adjacent to the
Premises or any portion of the Common Area be used for (a) storing or disposing of cooking oil or grease generated from the operation
of Tenant’s business or (b) cleaning any restaurant equipment, utensils or other items used in the operation of Tenant’s
business. Tenant shall contract directly with a service company to service the Grease Storage Facility and for the removal of all cooking
oil waste and other grease generated from the operation of Tenant’s business. All grease storage and removal and other cleaning
activities of Tenant shall be conducted in accordance best industry standards, techniques and technology to provide for containment and
disposal of liquids in compliance with all Water Quality Laws and as otherwise required under this Lease.

 

8.3
WATER QUALITY, AIR QUALITY AND DRAINAGE. Without limiting any other provisions contained in this Lease, Tenant’s maintenance
obligations shall be subject to and include the following requirements:

 

(a)
Tenant acknowledges that the Shopping Center is subject to various federal, state and local Laws regarding drainage and water quality
(“Water Quality Laws”) or air quality (“Air Quality Laws”), many of which are implemented
by governmental agencies, including, without limitation, of the U.S. Environmental Protection Agency, the California State Water Resources
Control Board, the Regional Water Quality Control Board, the California Coastal Commission, the County of Orange, South Coast Air Quality
Management District and all Laws of any governmental authority having jurisdiction over odors or emissions from the Shopping Center or
air quality and the city in which the Premises are located, which Water Quality Laws and Air Quality Laws may change from time to time.
At its sole cost and expense, Tenant shall comply with the Water Quality Laws and Air Quality Laws, and obtain any and all permits or
other authorizations which may be required by them, in connection with Tenant’s use or operation of the Premises, Tenant’s
Work or any “Alteration” (defined in Section 21.8). Tenant shall cooperate in good faith with the appropriate governmental
authorities and Landlord to ensure Tenant’s compliance with the requirements of this Section 8.3.

 

(b)
All wash water runoff must be collected, reclaimed, and disposed of in the approved wash water disposal location for the Shopping Center
(if any), or removed from the Shopping Center and disposed of off site subject to all appropriate governmental rules and regulations
(including any Water Quality Laws). Any water or liquid used to clean the Premises must be prevented from entering any storm drains.
Further, Tenant shall not discharge water or other liquids from the Premises into the Common Area or permit the flow of residue to any
area outside of the enclosed portion of the Premises. The only water permitted in the storm drain is rainwater.

 

    	
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8.4
LANDLORD’S RIGHT OF ENTRY. Landlord or its authorized representatives may enter the Premises following not less than twenty-four
(24) hours prior Notice to Tenant (except in a case of emergency, in which event no Notice shall be required) to: (a) inspect or re-measure
the Premises; (b) perform any obligation or exercise any right or remedy of Landlord under this Lease; (c) make repairs, alterations,
improvements or additions to the Premises or to other portions of the Shopping Center; (d) perform work necessary to comply with Laws
of any public authority or the rules or regulations of any insurance underwriter; (e) show the Premises to prospective tenants, lenders
or purchasers, and (f) perform work that Landlord deems necessary to prevent waste or deterioration of the Premises should Tenant fail
to promptly commence and complete such repairs within three (3) days after Landlord delivers Notice.

 

ARTICLE
9

COMMON
AREA

 

9.1
MAINTENANCE, USE AND CONTROL OF COMMON AREA. “Common Area” means all areas within the exterior boundaries
of the Shopping Center and adjacent streets, now or later made available for the non-exclusive use of Tenant and other persons entitled
to occupy Floor Area in the Shopping Center. Landlord shall maintain the Shopping Center in a first-class condition similar to other
shopping centers in Orange County, California; however, the manner in which the Shopping Center is managed shall be within Landlord’s
sole discretion. Tenant shall have a non-exclusive right to use the Common Area provided that (i) such permission is subject to the reservations
set forth in Section 2.2, and (ii) Landlord shall have the sole and exclusive control of the Common Area, and the right to make additions
and changes to the Common Area and the Shopping Center and the improvements located therein, which rights shall include, without limitation,
the right to (a) utilize from time to time any portion of the Common Area for promotional, entertainment and related matters, (b) place
permanent or temporary kiosks, displays, carts and stands in the Common Area and to lease same to tenants, (c) temporarily close any
portion of the Common Area for repairs, improvements or alterations, or for any other reasons deemed sufficient in Landlord’s reasonable
judgment, and (d) reasonably change the shape and size of the Common Area, add, eliminate or change the location of improvements to the
Common Area, including without limitation, buildings, lighting, parking areas, roadways and curb cuts, and construct buildings on the
Common Area. Any such changes will not materially or adversely affect Tenant’s access to or visibility from the Common Area located
immediately adjacent to the Premises, except during any period of construction. Tenant shall have no right to pursue any injunctive relief
or recover damages or otherwise with respect to disruption of business for any construction of changes.

 

9.2
PARKING. Tenant and its employees shall park their vehicles only in the parking areas designated for that purpose by Landlord.
If Landlord implements any program related to parking, parking facilities or transportation facilities including any program of parking
validation, employee parking, employee shuttle transportation during peak traffic periods or other program to limit, control, enhance,
regulate or assist parking by customers of the Shopping Center, Tenant agrees to participate in the program, comply with any reasonable
and nondiscriminatory rules and regulations established by Landlord and pay its proportionate share of the costs of the program as reasonably
determined by Landlord.

 

9.3
COMMON AREA EXPENSES. The term “Common Area Expenses” means all costs and expenses incurred by Landlord:
(a) in operating, managing, policing, repairing and maintaining the Common Area and the Common Facilities, and in maintaining, repairing
and replacing all sidewalks, landscaping, parking areas and other improvements located in the Common Area for the non-exclusive use of
the tenants of the Shopping Center; (b) in performing Landlord’s Maintenance Obligations, which shall include maintaining, repairing
and replacing the exterior surface of exterior walls (and storefronts and storefront awnings if Landlord has elected to include the cleaning
and maintenance of same as part of Common Area Landlord’s Maintenance Obligations) and maintaining, repairing and replacing roofs
of the buildings located in the Shopping Center; (c) in operating, repairing, replacing and maintaining all utility facilities and systems
not exclusively serving the premises of any tenant or store (“Common Utility Facilities”), Common Area furniture
and equipment (including, without limitation, furniture for any so-called “people places” or other amenities within the Shopping
Center), seasonal and holiday decorations, Common Area lighting fixtures, Shopping Center sign monuments and directional signage; (d)
for Taxes on the improvements and land comprising the Common Area (“Common Area Taxes”); (e) all office and
personnel costs (including without limitation all salaries, wages, employee benefits and other compensation) incurred by Landlord for
on-site and off-site personnel (whether employees of Landlord or third-party contractors) to the extent such personnel are involved in
the operation and management of the Shopping Center, based upon a reasonable allocation of such costs between the Shopping Center and
all other properties which are the responsibility of such employees or contractors; (g) for expenditures which are required under any
governmental Law or regulation that was not specifically applicable to the Shopping Center at the time it was originally constructed;
(g) Tenant’s share of the cost of Landlord’s Insurance (as defined in Exhibit F); and (h) a fee for calculating, billing,
and administering Common Area Expenses equal to fifteen percent (15%) of the Common Area Expenses enumerated in (a) through (g) above
for the applicable year. The cost of any Common Area Expense described in the preceding sentence that is properly classified under generally
accepted accounting principles as a capital improvement shall be amortized over the useful life of the item in question (as reasonably
determined by Landlord) on a straight-line basis, together with interest at the Interest Rate. Excluded from Common Area Expenses are:
(i) interest, amortization, or other payments on secured loans to Landlord encumbering the Shopping Center; (ii) ground rent in connection
with its lease of the land on which the Shopping Center is situated; (iii) income, excess profits or franchise taxes or other such taxes
imposed on or measured by the income of Landlord from the operation of the Shopping Center; (iv) cost of work directly related to the
sole advantage of any particular tenant of the Shopping Center other than Tenant; (v) costs incurred in connection with the original
construction of the Shopping Center; (vi) costs incurred in connection with development or leasing of the Shopping Center; (vii) costs
incurred by Landlord for the repair of damage or destruction caused by insured casualties to the extent of insurance proceeds actually
received by Landlord or that would have been received by Landlord had it maintained the insurance it was required to maintain pursuant
to the Lease; and (viii) costs incurred by Landlord to enforce the terms of any lease.

 

9.4
PRORATION OF COMMON AREA EXPENSES. Portions of the Shopping Center are, or may be, owned or leased from time to time by persons
or entities occupying (a) freestanding facilities or (b) other facilities containing a substantial amount of Floor Area and contributing
to the Common Area Expenses on a basis other than that described herein (collectively, “Other Stores”). “Tenant’s
Common Area Contribution” shall be determined by subtracting the contributions, if any, paid by the Other Stores from the
total Common Area Expenses and multiplying the result by Tenant’s Share of Common Area Expenses. Tenant’s Common Area Contribution
shall be payable in the following manner:

 

(a)
Tenant shall pay to Landlord, on the first day of each calendar month, an amount estimated by Landlord to be the monthly amount of Tenant’s
Common Area Contribution. The estimated monthly Tenant’s Common Area Contribution may be adjusted periodically by Landlord on the
basis of Landlord’s reasonably anticipated costs. Following the end of each calendar year or, at Landlord’s option, its fiscal
year, Landlord shall give Tenant a statement covering the preceding calendar or fiscal year (as the case may be), showing the actual
Tenant’s Common Area Contribution for that year and the monthly payments made by Tenant during that year for Tenant’s Common
Area Contribution (the “Annual CAM Statement”). If the total of such monthly payments of Tenant’s Common
Area Contribution for such year are less than the actual Tenant’s Common Area Contribution payable by Tenant, Tenant shall pay
to Landlord the deficiency within ten (10) days after Landlord’s delivery of the Annual CAM Statement. If the total of such monthly
payments of Tenant’s Common Area Contribution for the year exceed the actual Tenant’s Common Area Contribution payable, Tenant
may offset the excess against payments of Tenant’s Common Area Contribution next due. An appropriate proration of Tenant’s
Common Area Contribution as of the Commencement Date and the Expiration Date of the Lease shall be made.

 

    	
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(b)
If Tenant reasonably questions any billing of Common Area Expenses, Tenant shall have the right, within thirty (30) days after Tenant’s
receipt of the Annual CAM Statement, to request in writing copies of backup documentation reasonably sufficient to support the disputed
item(s) set forth in such bill, which Landlord shall provide within a reasonable time after Landlord receives Tenant’s written
request. Should Tenant fail to object in writing to Landlord’s determination of the actual amount of Tenant’s Common Area
Contributions within one (1) year following delivery of the applicable Annual CAM Statement, Landlord’s determination of the actual
amount of Tenant’s Common Area Contribution for the applicable year shall be conclusive and binding on Tenant. Tenant acknowledges
that, with respect to insurance, such costs are currently based upon a master policy covering other assets of Landlord and that, accordingly,
the backup documentation shall consist solely of either a letter from (a) a third-party actuary stating that the amount of the allocation
to the Shopping Center is reasonable, or (b) a licensed broker or underwriter showing that the allocated amount is a market rate. Any
Landlord approved adjustment shall be set forth in an adjusted bill reflecting a credit for such adjustment. Tenant’s right to
request backup documentation shall not entitle Tenant to withhold, delay or offset against any payment of Common Area Expenses or any
other charge owing under the Lease.

 

(c)
Notwithstanding anything contained in this Section 9.4 to the contrary, the Floor Area of tenants in the Shopping Center that maintain,
repair and replace a portion of their premises or insure their own premises shall not be included in the proration of the portion of
the Common Area Expenses relative to the portion of their premises that they maintain, repair, replace or insure, and the Floor Area
of such premises shall be excluded from the calculations made pursuant to Section 9.4(a) with respect to such items of maintenance, repair,
replacement or insurance. Landlord shall periodically determine Floor Area for all purposes under this Lease and Landlord’s determination
shall be conclusive.

 

ARTICLE
10

ASSIGNMENT
AND SUBLETTING

 

10.1
NO ASSIGNMENT OR SUBLETTING. Tenant shall not, whether in one (1) transaction or a series of transactions, assign, sublet, encumber,
mortgage, hypothecate or pledge this Lease or its interest in the Premises nor allow the Premises to be occupied, in whole or in part,
by any other person or entity, nor enter into franchise, license or concession agreements, nor change ownership or voting control, nor
otherwise transfer (including any transfer by operation of Law) all or any part of this Lease or of Tenant’s interest in the Premises
or Tenant’s business (collectively, “Assign” or an “Assignment”) without Landlord’s
prior written consent, not to be unreasonably withheld, delayed or conditioned. If Tenant, or an entity owning a controlling interest
in Tenant, is a corporation which is not a public corporation, or is an unincorporated association, limited liability company or partnership,
(i) the encumbrance, mortgage, hypothecation or other pledge, whether in one (1) transaction or a series of transactions, of any stock
or interest in Tenant or an entity owning a controlling interest in Tenant, or (ii) the entering into of any management agreement or
any agreement in the nature thereof transferring control or any substantial percentage of the profits and losses from the business operations
of Tenant in the Premises to a person or entity other than Tenant, or otherwise having substantially the same effect, shall be deemed
an Assignment within the meaning of this Article. Tenant hereby represents and warrants to Landlord that as of the Lease Date it has
not entered into any encumbrance, mortgage, hypothecation or other pledge which would result in an encumbrance or pledge of this Lease
or Tenant’s interest in the Premises. For purposes of this Article 10, the term “control” (including
the terms “controlled by” and “under common control with”) means the possession,
directly or indirectly, of the power to direct or cause the direction of the management and policies of any Person, whether through the
ownership of voting securities or by contract or otherwise, and/or ownership of more than fifty percent (50%) of the outstanding voting
capital stock of a corporation or more than fifty percent (50%) of the beneficial interests of any other entity. “Person”
means an individual, partnership (whether general or limited), limited liability company, corporation, trust, estate, unincorporated
association, nominee, joint venture or other entity.

 

10.2
PROCEDURES. Should Tenant desire to enter into an Assignment, Tenant shall request, in writing, Landlord’s consent to the
proposed Assignment at least sixty (60) days before the intended effective date of the proposed Assignment, which request shall include
the following: (a) the effective date, terms and conditions of the proposed Assignment, (b) detailed financial information regarding
the proposed transferee, including a detailed statement of its tangible net worth, (c) a description of the previous business experience
of the proposed transferee, (d) a complete business plan prepared by the proposed transferee, and (e) any further information relevant
to the proposed Assignment which Landlord shall reasonably request. Within thirty (30) days after the later of (i) Landlord’s receipt
of Tenant’s request for consent to the proposed Assignment, and (ii) Landlord’s receipt of all of the information set forth
in (a) through (e) above, Landlord may elect either to: (aa) consent to the proposed Assignment; (bb) deny such consent; or (cc) in Landlord’s
sole discretion, terminate this Lease, such termination to be effective thirty (30) days following Landlord’s election. Tenant
shall have the right to void Landlord’s termination by withdrawing its request for consent prior to the expiration of such thirty
(30)-day period.

 

10.3
STANDARD FOR CONSENT. Tenant agrees that Landlord may refuse its consent to the proposed transfer on any reasonable grounds, and
(by way of example and without limitation) Tenant agrees that it shall be reasonable for Landlord to withhold its consent if any of the
following situations exist or may exist: (a) the use to which the Premises will be put by the proposed transferee is different than the
use set forth in Section 1.10; (b) the proposed transferee’s financial condition is inadequate to support the financial and other
obligations of Tenant under this Lease; (c) the business reputation or character of the proposed transferee is not reasonably acceptable
to Landlord; (d) the proposed transferee is not likely to conduct on the Premises a business of a quality substantially equal to that
conducted by Tenant; (e) the nature of the proposed transferee’s proposed or likely use of the Premises would impose an increased
burden on the Common Area, or increase the risk of the release of Hazardous Materials; (f) Landlord has not received assurances acceptable
to Landlord in its sole discretion that all past due amounts owing from Tenant to Landlord, if any, will be paid and all other Defaults
on the part of Tenant, if any, will be cured prior to the effective date of the proposed Assignment; (g) in Landlord’s reasonable
business judgment the amount of annual Gross Sales Landlord anticipates will be generated by the proposed transferee is less than the
average annual Gross Sales Tenant has generated during the two (2) years immediately prior to the proposed Assignment; and (h) in Landlord’s
reasonable business judgment the Assignment would breach any covenant of Landlord respecting radius, location, use or exclusivity relating
to the Shopping Center, or, in Landlord’s sole discretion, conflict with, be incompatible with or have an adverse impact on the
tenant mix of the Shopping Center. Each of the rights of Landlord set forth in this Article 10 is a reasonable restriction for purposes
of California Civil Code Section 1951.4.

 

    	
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10.4
NO RELEASE. No Assignment shall relieve Tenant or any Guarantor from its covenants and obligations under this Lease. Any purported
Assignment requiring Landlord’s consent shall be void and confer no rights whatsoever on any third party if Landlord’s consent
is not obtained. Consent by Landlord to any Assignment shall not constitute a waiver of the requirement for such consent to any subsequent
Assignment. Landlord may collect and accept any one or more payments of Rent from any person or party in possession or control of the
Premises (or claiming the same) without the same constituting a consent to any transfer of possession or control of the Premises or an
Assignment and Landlord may otherwise enforce any of the duties, obligations or covenants of the “Tenant” hereunder, all
without any release of Tenant whatsoever and without any waiver or limitation of Landlord’s rights and remedies under this Lease
or at Law or in equity.

 

10.5
RENTAL INCREASE. If an Assignment occurs, the Base Rent shall be increased, effective as of the date of the Assignment, to the
greater of (a) an amount equal to the total of the applicable Base Rent due (for each remaining lease period set forth in Section 1.8)
plus Percentage Rent required to be paid by Tenant during the twelve (12)-month period immediately preceding the request for Landlord’s
consent to the Assignment, (b) Base Rent specified in Section 1.8, adjusted in accordance with the provisions of Section 21.7 of this
Lease relating to percentage adjustments in the “Index” (as defined in Section 21.7), or (c) a sum equal to the then fair
market rental value of the Premises, agreed upon by Landlord and Tenant. If Landlord and Tenant are unable to agree upon the then fair
market rental value of the Premises, then the fair market rental value may be determined by a qualified independent appraiser chosen
by Landlord and reasonably approved by Tenant. Thereafter, Base Rent shall be increased proportionately in accordance with the periodic
adjustments to Base Rent as set forth in Section 1.8.

 

ARTICLE
11

PROMOTIONAL
SERVICES

 

11.1
PROMOTIONAL SERVICE. Tenant shall participate in a service organized to promote the Shopping Center (“Promotional
Service”). As its contribution for the operation and management of the Promotional Service, Tenant shall pay to Landlord
(i) the Initial Promotional Assessment specified in Section 1.12(a), and (ii) the Promotional Charge calculated in the manner set forth
in Section 1.12(b) (which Promotional Charge shall be increased by five percent (5%) on each July 1, commencing the first time such date
is more than one hundred eighty (180) days after the Commencement Date). Tenant shall pay the Initial Promotional Assessment and the
first monthly installment of the Promotional Charge concurrently with Tenant’s execution of this Lease. Tenant shall pay all subsequent
installments of the Promotional Charge monthly in advance on or before the first day of each month. As partial compensation for implementing
and managing the Promotional Service, Landlord shall be entitled to retain twenty-five percent (25%) of the Promotional Service charges
payable pursuant to this Section 11.1.

 

11.2
TENANT REQUIRED ADVERTISING. From and after the Commencement Date, Tenant or Tenant’s corporate office shall spend during
each calendar year an amount equal to at least two percent (2%) of Tenant’s Gross Sales from the Premises for advertising Tenant’s
business at the Shopping Center (“Required Advertising”). The Required Advertising shall be in television,
radio, newspapers, tabloids, direct mailings or other media covering the trade area served by the Shopping Center, and shall designate
the location of the Premises by reference to the Shopping Center by name. The Required Advertising may include electronic media (such
as Tenant boosting a comment/ad on Facebook, banner ad buys on any websites, or paying for an email blast by buying the list of names),
but the costs of creating and maintaining a web/internet/social media presence, such as Tenant’s website, Facebook page or Twitter
account shall not satisfy the Required Advertising. At any time upon request by Landlord, Tenant shall furnish Landlord with its Annual
Statement of Gross Sales and a certified statement showing the amounts Tenant actually spent for advertising. If Tenant fails to spend
the Required Advertising amount, Tenant shall pay to Landlord, as liquidated damages, the difference between (a) the amount actually
spent by Tenant for advertising during the preceding calendar year, and (b) the Required Advertising amount that Tenant was required
to spend for advertising during the applicable calendar year pursuant to this Section 11.2.

 

ARTICLE
12

INSURANCE
AND INDEMNITY

 

12.1
INSURANCE. The insurance obligations of Landlord and Tenant are set forth in Section 1.13 and Exhibit F.

 

12.2
INDEMNITY. Tenant shall pay for, defend (with an attorney approved by Landlord), indemnify, and hold Landlord harmless from any
real or alleged damage or injury and from all claims, judgments, liabilities, penalties, costs and expenses, including attorneys’
fees and costs (collectively, “Costs”), in any way connected to Tenant’s use of the Premises, Tenant’s
activities within the Shopping Center, or any repairs, alterations or improvements (including Tenant’s Work) which Tenant may make
or cause to be made on the Premises, or by any breach of this Lease by Tenant and any loss or interruption of business or loss of Rent
income resulting from any of the foregoing; provided, however, Tenant shall not be liable for Costs to the extent such damage or injury
is ultimately determined to be caused by the negligence or misconduct of Landlord. Notwithstanding the foregoing, Tenant shall in all
cases accept any tender of defense of any action or proceeding in which Landlord is named or made a party and shall, notwithstanding
any allegations of negligence or misconduct on the part of Landlord, defend Landlord as provided herein until a final determination of
negligence or misconduct is made. Costs shall also include all of Landlord’s attorneys’ fees, litigation costs, investigation
costs and court costs and all other costs, expenses and liabilities incurred by Landlord or its counsel from the date Landlord first
receives Notice that any claim or demand is to be made or may be made. For purposes of this Section 12.2, (a) “Landlord”
includes Landlord and Landlord’s directors, officers, shareholders, members, agents and employees, and (b) “Tenant”
includes Tenant and its directors, officers, shareholders, members, agents, contractors and employees. Tenant’s obligations under
this Section 12.2 shall survive the termination of this Lease.

 

12.3
WAIVER. Landlord shall not be liable to Tenant, Tenant’s employees, agents or invitees for: (a) any damage to property of
Tenant, or of others, located in, on or about the Premises, (b) the loss of or damage to any property of Tenant or of others by theft
or otherwise, (c) any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, electricity,
water, rain or leaks from any part of the Premises or from the pipes, appliance of plumbing works or from the roof, street or subsurface
or from any other places or by dampness or by any other cause of whatsoever nature, or (d) any such damage caused by other tenants or
persons in the Premises, occupants of adjacent property of the Shopping Center, or the public, or caused by operations in construction
of any private, public or quasi-public work. The foregoing shall not be construed to relieve Landlord of liability for Landlord’s
willful misconduct. Landlord shall in no event be liable for any consequential damages or loss of business or profits and Tenant hereby
waives any and all claims for any such damages. All property of Tenant kept or stored on the Premises shall be so kept or stored at the
sole risk of Tenant and Tenant shall hold Landlord harmless from any claims arising out of damage to the same, including subrogation
claims by Tenant’s insurance carriers, unless such damage shall be caused by the willful misconduct of Landlord. Landlord or its
agents shall not be liable for interference with the light or other intangible rights.

 

    	
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ARTICLE
13

DAMAGE

 

13.1
INSURED CASUALTY. The following provisions shall apply in the case of damage by fire or other perils required to be covered by
Landlord’s Insurance specified in Exhibit F:

 

(a)
Within sixty (60) days after all required permits have been obtained, Landlord shall begin the repair, reconstruction and restoration
of the Premises as Landlord, in its reasonable business judgment, deems necessary, and shall proceed with reasonable diligence to complete
such work; provided, however, that Tenant, at its cost, shall repair and restore all items of Tenant’s Work and all intervening
alterations and improvements and replace its stock in trade, trade fixtures, furniture, furnishings and equipment. Upon delivery of the
possession of the Premises, Tenant shall promptly begin this work and shall proceed with all reasonable diligence to completion.

 

(b)
Notwithstanding the foregoing, if the Premises is totally destroyed, or if the Shopping Center is destroyed to an extent of at least
fifty percent (50%) of its full replacement cost as of the date of destruction, then (i) if the destruction occurs during the last two
(2) years of the Term, Landlord and Tenant shall each have the right to terminate this Lease, and

(ii)
if the destruction occurs prior to the last two (2) years of the Term, Landlord shall have the exclusive right to terminate this Lease.
In each case, the termination right shall be exercised by the terminating party giving Notice to the other party within thirty (30) days
after the date of destruction.

 

13.2
UNINSURED CASUALTY. If the Premises or the Shopping Center are damaged as a result of any casualty not required to be covered
by the insurance specified in Part 6 of Exhibit F, Landlord, within ninety (90) days following the date of such damage, shall
begin the repair, reconstruction or restoration of the Premises as provided in this Lease and shall proceed with reasonable diligence
to complete such work, provided, however, if the damage to the Premises, or to the buildings in the Shopping Center excluding the Premises,
and excluding any freestanding buildings, is greater than ten percent (10%) of the total replacement cost, Landlord may elect within
said ninety (90) days not to so repair, reconstruct or restore the damaged property, in which event, at Landlord’s option, this
Lease shall terminate upon the expiration of such ninety (90)-day period. If Landlord elects to restore the Premises, then Tenant shall
have the same repair, restoration and replacement obligations it has pursuant to Section 13.1(a).

 

13.3
INSURANCE PROCEEDS. If this Lease terminates pursuant to this Article 13, Tenant shall pay to Landlord all proceeds from the Fire
and Extended Coverage insurance carried pursuant to Part 1.E of Exhibit F, but excluding proceeds for Tenant’s property
not permanently affixed to Landlord’s property such as trade fixtures, merchandise, signs and other personal property.

 

13.4
ABATEMENT. To the extent that Tenant has maintained the business interruption or loss of income insurance required by Exhibit
F and the proceeds of such insurance may be exhausted during the period of any repair, reconstruction and restoration required by
this Article 13, Base Rent shall be abated proportionately with the degree to which Tenant’s use of the Premises is impaired during
the remainder of the period of repair, reconstruction and restoration; provided, however, the amount of Base Rent abated pursuant to
this Section 13.4 shall not exceed the amount of loss of rental income insurance proceeds actually received by Landlord. Tenant shall
continue the operation of its business on the Premises during any such period to the extent reasonably possible from the standpoint of
prudent business management, and the obligation of Tenant to pay Percentage Rent (to the extent Tenant is operating its business from
the Premises) and other charges shall remain in full force and effect. Tenant shall not be entitled to any compensation or damages from
Landlord for loss of use of any part of the Premises or the Building, Tenant’s personal property or any inconvenience or annoyance
occasioned by such damage, repair, reconstruction or restoration. Tenant hereby waives any statutory rights of termination which may
arise by reason of any partial or total destruction of the Premises or improvements thereon.

 

ARTICLE
14

EMINENT
DOMAIN

 

14.1
TAKING. “Taking,” as used in this Article 14, means an appropriation or taking under the power of eminent
domain by any governmental authority or a voluntary sale or conveyance in lieu of condemnation but under threat of condemnation. This
Lease sets forth the terms and conditions upon which this Lease may terminate in the event of a Taking. Accordingly, Landlord and Tenant
waive the provisions of the California Code of Civil Procedure Section 1265.130 and any successor or similar statutes permitting Landlord
or Tenant to terminate this Lease as a result of a taking.

 

14.2
TOTAL TAKING. In the event of a Taking of the entire Premises, this Lease shall terminate and expire as of the date possession
is delivered to the condemning authority and Landlord and Tenant shall each be released from any liability under this Lease after the
date of such termination, but Rent for the last month of Tenant’s occupancy shall be prorated and Landlord shall refund to Tenant
any Rent paid in advance.

 

14.3 PARTIAL
TAKING. If there is a Taking of (a) more than twenty-five percent (25%) of the Floor Area of the Premises or, (b) a portion of
the Premises and, regardless of the amount taken, the remainder of the Premises is not one (1) undivided parcel of property, then
either Landlord or Tenant may terminate this Lease as of the date Tenant is required to vacate a portion of the Premises. The
terminating party shall give Notice of the termination to the other party within thirty (30) days after Tenant receives Notice from
Landlord of the Taking.

  

    	
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14.4
AWARD. The entire award in any such condemnation proceeding, whether for a total or partial Taking, or for diminution in the value
of the leasehold or for the fee, shall belong to Landlord. Without diminishing the rights of Landlord under the preceding sentence, Tenant
is entitled to recover from the condemning authority such compensation as may be separately awarded by the condemning authority to Tenant
in its own right for the taking of trade fixtures and equipment owned by Tenant and for the expense of removing and relocating its trade
fixtures and equipment, but only in the event that the compensation awarded to Tenant is in addition to and does not diminish the compensation
awarded to Landlord as provided above.

 

14.5
CONTINUATION OF LEASE. If Landlord and Tenant elect not to terminate this Lease after a Taking (or have no right to so terminate)
then as soon as reasonably possible Landlord shall, to the extent of available condemnation proceeds, restore the Premises on the remaining
land to a complete unit of like quality and character as existed prior to the Taking and, thereafter, Base Rent shall be reduced on an
equitable basis, taking into account the relative value of the portion of the Premises taken as compared to the portion remaining, and
Landlord shall be entitled to receive the total award or compensation.

 

ARTICLE
15

DEFAULTS
BY TENANT

 

15.1
EVENTS OF DEFAULT. Any of the following constitutes a material breach of this Lease by Tenant (“Default”):
(i) Tenant fails to pay any monetary obligation for a period of five (5) days after Notice from Landlord; or (ii) Tenant fails to perform
any other obligation of the Lease for more than a reasonable time (not exceeding ten (10) days) after Landlord delivers Notice to Tenant
(unless the Default complained of, other than a Default for the payment of money, cannot be cured within such ten (10)-day period, then
Tenant shall not be considered to be in Default of the Lease so long as it commences to cure the Default within such ten (10)-day period
and thereafter diligently and continuously prosecutes the cure to completion); or (iii) Tenant vacates or abandons the Premises; or (iv)
Tenant makes a general assignment for the benefit of creditors; or (v) the attachment or judicial seizure of substantially all of Tenant’s
assets located at the Premises or Tenant’s interest in this Lease (where the seizure is not discharged within thirty (30) days);
or (vi) Tenant or any Guarantor fails to pay its debts as they become due or admits in writing its inability to pay its debts, or makes
a general assignment for the benefit of creditors; or (vii) any financial statements given to Landlord by Tenant, any assignee of Tenant,
subtenant of Tenant, any Guarantor, or successor in interest of Tenant are intentionally false; or (viii) Tenant or any Guarantor of
this Lease declares bankruptcy or is otherwise declared insolvent and in the case of the Guarantor, Tenant fails to provide to Landlord
a Guarantee from a substitute guarantor which is acceptable to Landlord in its sole business judgment, taking into account Tenant’s
financial obligations under the Lease. In addition to all other rights or remedies of Landlord set forth in this Lease, if a Default
occurs, Landlord shall have all rights available to Landlord as may be permitted from time to time by the Laws of the State of California,
without further Notice or demand to Tenant. In addition, Landlord has the remedy described in California Civil Code Section 1951.4 (Landlord
may continue this Lease in effect after Tenant’s breach and abandonment and recover Rent as it becomes due, if Tenant has the right
to sublet or assign, subject only to reasonable limitations). In any case in which Landlord re-enters and occupies the Premises, by unlawful
detainer proceedings or otherwise, Landlord, at its option, may repair, alter, subdivide or change the character of the Premises as Landlord
deems best, relet all or any part of the Premises and receive the rents therefor, and none of these actions shall constitute a termination
of this Lease, a release of Tenant from any liability, or result in the release of any Guarantor. Landlord shall not be deemed to have
terminated this Lease or the liability of Tenant to pay any Rent or other charges later becoming due by any re-entry of the Premises
pursuant to this Section 15.1, or by any action in unlawful detainer or otherwise to obtain possession of the Premises, unless Landlord
has first given Tenant Notice that it is terminating this Lease. Any Notice given by Landlord pursuant to this Section 15.1 shall be
in lieu of, and not in addition to, any Notice required by Section 1161 of the California Code of Civil Procedure or superseding statute.
Any payment of Rent into Landlord’s lockbox following Landlord’s delivery of Notice to Tenant pursuant to this Section 15.1
shall not constitute acceptance of Rent.

 

15.2
TERMINATION OF LEASE. If Landlord elects to terminate this Lease pursuant to the provisions of Section 15.1, damages shall include,
without limitation, the remedy and measure of damages specified pursuant to California Civil Code Section 1951.2, which shall include
the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the
amount of Rent loss Tenant proves could have been reasonably avoided.

 

15.3
PERFORMANCE FEE. Notwithstanding any other term or provision of this Lease, if after the delivery of Notice to Tenant and the
expiration of any applicable cure period, Landlord performs work in lieu of or on behalf of Tenant or if Landlord pays any charges on
behalf of Tenant, then in addition to the costs incurred by Landlord to perform such work or pay such charges, Tenant shall pay to Landlord
a fee equal to fifteen percent (15%) of the amount so incurred by Landlord as reimbursement of Landlord’s estimated costs of Landlord’s
actions.

 

ARTICLE
16

DEFAULTS
BY LANDLORD

 

16.1
LANDLORD’S LIABILITY. If Landlord fails to perform any of the covenants, provisions or conditions it is required to perform
under this Lease within thirty (30) days after Landlord receives Notice from Tenant (or if more than thirty (30) days is reasonably required
because of the nature of the default, if Landlord fails to begin to cure the default within the thirty (30)-day period and thereafter
fails to diligently prosecute such cure to completion), then Landlord shall be liable to Tenant for all damages sustained by Tenant as
a direct result of Landlord’s breach and Tenant shall not be entitled to terminate this Lease as a result thereof and Tenant shall
have no right to offset or abate rent except to the extent this Lease specifically provides offset rights to Tenant. Tenant expressly
understands and agrees that any judgment against Landlord resulting from any default or other claim under this Lease shall be satisfied
only out of the net rents, profits and other income actually received by Landlord from the operation of the Shopping Center, and Tenant
shall have no claim against Landlord (as Landlord is defined in Section 12.2) or any of Landlord’s personal assets for satisfaction
of any judgment with respect to this Lease. No officer, employee, advisor, trustee, director, beneficiary, shareholder, or manager of
Landlord shall be liable for any liability under this Lease.

 

16.2
CURE BY ASSIGNEE. If any part of the Premises is at any time subject to a first deed of trust, and this Lease or the Rents due
from Tenant hereunder are assigned by Landlord to a trustee or beneficiary under a deed of trust (“Assignee”
for purposes of this Article 16 only) and Tenant is given Notice of the assignment, including the post office address of Assignee, then
Tenant shall also give Notice of any default by Landlord to Assignee, specifying the default in reasonable detail and affording Assignee
a reasonable opportunity to cure the default on behalf of Landlord.

 

    	
-12-

     

    

 

ARTICLE
17

SUBORDINATION,
ATTORNMENT AND TENANT’S CERTIFICATE

 

17.1
SUBORDINATION. This Lease is subject and subordinate to (a) the lien of any deed of trust or the interest of any lease in which
Landlord is the lessee (and to all advances made or to be made upon the security of any of the foregoing), and (b) to matters of public
record applicable to the Shopping Center, including any covenants, conditions, restrictions, easements and ground leases (the documents
referred to in clauses (a) and (b), including amendments, are collectively referred to as the “Agreements”).
Tenant agrees that it will not violate the terms of the Agreements. Tenant acknowledges that a beneficiary of a deed of trust or a lessor
of Landlord may elect to cause the lien of the deed of trust or leasehold interest to be subordinate to this Lease. Subject to such election,
if the Agreements are not of record on the Lease Date, then this Lease shall automatically become subordinate to the Agreements upon
recordation so long as the Agreements do not prevent Tenant from using the Premises for the Permitted Use. Tenant agrees to execute and
return to Landlord, within ten (10) days after Landlord delivers Notice, an agreement in recordable form subordinating this Lease to
the Agreements in question. Tenant shall provide written consent to amendments to this Lease requested by the holder of a deed of trust
or similar financing instrument encumbering Landlord’s fee interest in the Premises which do not alter the economic terms of this
Lease or materially diminish the rights or materially increase the obligations of Tenant, and Tenant shall not otherwise unreasonably
withhold its consent to any such requested amendment.

 

17.2
ATTORNMENT. If any foreclosure proceedings are begun, or in the event of the exercise of the power of sale under any deed of trust
encumbering the Premises, or should a lease in which Landlord is the lessee be terminated, then Tenant shall attorn to the purchaser
or lessor under such lease upon any foreclosure, sale or lease termination and recognize the purchaser or lessor as the “Landlord”
under this Lease, provided that the purchaser or lessor shall acquire the Premises subject to this Lease.

 

17.3
TENANT’S CERTIFICATE. Tenant agrees, upon ten (10)-days’ Notice, to execute, and to cause all Guarantors to execute,
and deliver to Landlord, a notarized statement in writing in substantially the form of Exhibit E or in such other form as may
be required by Landlord’s beneficiary under a deed of trust or the purchaser of Landlord’s interest in the Shopping Center
(“Tenant’s Certificate”).

 

ARTICLE
18

SECURITY
DEPOSIT

 

Upon
execution of this Lease, Tenant will pay Landlord the Security Deposit specified in Section 1.14. The Security Deposit will not bear
interest and will be held by Landlord as security for Tenant’s faithful performance of all of Tenant obligations under this Lease.
If Landlord applies all or part of the Security Deposit to the payment of Rent or to any loss or damage to Landlord due to Tenant’s
Default, then within five (5) days after Notice, Tenant will deposit sufficient cash with Landlord to restore the Security Deposit to
the amount originally deposited. If Tenant performs all of its obligations under this Lease, the Security Deposit or any remaining balance
will be returned to Tenant within sixty (60) days after the expiration or earlier termination of this Lease. Tenant expressly waives
any statutory right to the return of the Security Deposit earlier than said sixty (60)-day period and any and all rights it may have
with respect to the Security Deposit under Section 1950.7(c) of the Civil Code of the State of California (or any similar, related or
superseding provision of Law). Tenant waives the provisions of Section 1950.7 of the California Civil Code and all other provisions of
law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to
remedy defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may
claim all of Landlord’s damages under this Lease and California law including, but not limited to, any damages accruing upon termination
of this Lease under Section 1951.2 of the California Civil Code.

 

ARTICLE
19

QUIET
ENJOYMENT

 

As
long as Tenant pays all of the Rent and performs all of the other terms and conditions of this Lease, Tenant shall peaceably and quietly
hold and enjoy the Premises free from disturbance by Landlord or anyone claiming by, through or under Landlord; subject, however, to
the rights of the parties as set forth in this Lease.

 

ARTICLE
20

NOTICES

 

All
notices, demands, requests, approvals and other communications under this Lease (“Notice”) shall be in writing
and shall be delivered to the intended party as provided herein. Any Notice with respect to an alleged Default or default by Landlord,
exercise of options, Tenant’s Certificate, requests for subordination and non-disturbance agreements, relocation notices and other
material requests shall only by given by personal delivery or by recognized national courier or overnight delivery service (such as Federal
Express or UPS). All other Notices may also be given by U.S. registered or certified mail- return receipt requested. All Notices shall
be addressed as set forth in Section 1.18, or to such other address or addresses as either party may designate by Notice to the other
in accordance with this Article 20. Notices which are personally delivered shall be deemed given upon actual delivery or refusal of acceptance.
Notices delivered by recognized national courier or overnight delivery service or by U.S. registered or certified mail-return receipt
requested shall be deemed delivered as of the date of delivery (or attempted delivery or rejection) established by the U.S. Post Office’s
return receipt or by the courier or overnight delivery service’s proof of delivery, as the case may be, but in no event later than
two (2) business days after deposit thereof in a U.S. Mail Post Box or with a courier or delivery service.

 

    	
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ARTICLE
21

MISCELLANEOUS

 

21.1
GENERAL. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of which shall
be one and the same agreement. The parties agree to accept a digital image (including but not limited to an image in the form of a PDF,
JPEG, GIF file, or other e-signature) of this Lease, if applicable, reflecting the execution of one or both of the parties, as a true
and correct original. A waiver by a party of a breach of any provision of this Lease by the other party shall not be construed as a waiver
of a later breach of the same provision. Except as limited by Article 16 or as specified to the contrary elsewhere in this Lease, the
rights and remedies of the parties are cumulative and in addition to any rights and remedies not specified in this Lease. There are no
other agreements or representations between the parties and this Lease supersedes and cancels any previous negotiations, representations,
brochures, agreements and understandings, if any, between them. This Lease may not be amended except in writing signed by Landlord and
Tenant. Where a term is defined in this Lease, as indicated by quotation marks and/or initial uppercase letters, that term shall have
the defined meaning throughout this Lease, including any amendments and any addenda to this Lease. This Lease shall be governed by and
construed in accordance with the Laws of the State of California and without regard to any conflicts of law principles. Landlord and
Tenant agree to submit to the exclusive jurisdiction and venue of the courts located in the County of Orange, State of California with
respect to any controversy, dispute, claim, action, litigation or similar proceeding arising under or related to this Lease. If any provision
of this Lease or its application is found to be invalid or unenforceable, such determination shall not affect the other provisions of
this Lease and they shall remain valid and enforceable. Except for the delivery of possession of the Premises to Tenant, time is of the
essence of all provisions of this Lease. Tenant shall not record this Lease or any short form memorandum of this Lease. Any remedy available
to Landlord pursuant to this Lease or otherwise shall survive the expiration or termination of this Lease.

 

21.2
SUCCESSORS. All of the rights and obligations of the parties under this Lease shall apply to (i) if an individual, their respective
heirs, executors, administrators, and (ii) otherwise to their permitted concessionaires, successors, subtenants and assignees. If there
is more than one (1) Tenant under this Lease, each shall be jointly and severally bound by all of the terms hereunder.

 

21.3
BROKERS. Each party represents to the other that there have been no brokers, finders or agents involved in this Lease and/or the
negotiation of it except as specifically set forth in Section 1.17. Each party shall indemnify, defend and hold the other harmless from
any claim for compensation, commission or charges by any broker, finder or agent resulting from any breach by such party of the foregoing
representation. By the execution of this Lease, each of Landlord and Tenant hereby acknowledge and confirm (a) receipt of a copy of a
Disclosure Regarding Real Estate Agency Relationship conforming to the requirements of California Civil Code 2079.16, and (b) the agency
relationships specified in Sections 1.17(a) and 1.17(b) of the Basic Lease Provisions, which acknowledgement and confirmation is expressly
made for the benefit of Tenant’s Broker identified in Section 1.17(b) of the Basic Lease Provisions. If there is no Tenant’s
Broker so identified in Section 1.17(b) of the Basic Lease Provisions, then such acknowledgement and confirmation is expressly made for
the benefit of the broker for the Landlord identified in Section 1.17(a) of the Basic Lease Provisions. By the execution of this Lease,
Landlord and Tenant are executing the confirmation of the agency relationships set forth in Sections 1.17(a) and 1.17(b) of the Basic
Lease Provisions.

 

21.4
TRANSFER OF LANDLORD’S INTEREST. If Landlord sells, exchanges or assigns this Lease (other than a conditional assignment
as security for a loan), then it shall be relieved of all obligations accruing under this Lease from and after the date of transfer provided
that Landlord’s successor-in-interest assumes such obligations from and after such date. No holder of a deed of trust to which
this Lease is subordinate shall be responsible for the Security Deposit unless the holder of such deed of trust actually receives the
Security Deposit from Landlord.

 

21.5
PAYMENT, LATE CHARGE AND SERVICE CHARGE. Initial Rent charges and payments required under the Lease shall be paid as directed
by Landlord. Thereafter, Tenant shall pay Rent to Landlord using the “Tenant Payment Portal” established pursuant to Section
1.18, or to such other portal, address and/or person as Landlord may from time to time identify to Tenant. No payment by Tenant or receipt
by Landlord of a lesser amount than the Rent required by this Lease shall be deemed to be other than a partial payment on account of
the earliest due stipulated Rent, nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction
and Landlord shall accept the check or payment without prejudice to Landlord’s right to recover the balance of the Rent or pursue
any other remedy available to it. If Tenant fails to pay any Rent when due, (a) the unpaid amount shall bear interest at the prime interest
rate charged by Wells Fargo Bank plus two (2) percentage points (but in no event to exceed the maximum lawful rate) (“Interest
Rate”) from the date due until paid, and (b) Tenant shall pay to Landlord a late charge of Five Hundred Dollars ($500.00)
for overdue Base Rent, and Two Hundred Fifty Dollars ($250.00) for overdue Percentage Rent and Additional Rent (“Late Charge”).
In addition, in the event Tenant fails to submit any required documents, certificate, report, statement of Gross Sales, insurance policy
or certificate as and when required in this Lease, Tenant shall pay to Landlord a “Service Charge” in the amount
of One Hundred Dollars ($100.00) for each week or portion thereof that said failure continues. Tenant agrees that any Late Charge or
Service Charge payable hereunder shall constitute liquidated damages. Payment of a Late Charge or Service Charge shall be due on the
same date that the next Rent payment is due using the “Tenant Payment Portal” established pursuant to Section 1.18. Except
where another rate of interest is specifically provided for in this Lease, any amount due from either party to the other which is not
paid when due, shall bear interest from the due date at the Interest Rate specified in this Section 21.5. If no specific time is set
forth for the payment of any money under this Lease, then such payment shall be required within ten (10) days after receipt of Notice.
In no event shall Tenant be entitled to any credit or offset specifically permitted by this Lease, if Tenant, at the time in question
is in Default of any of its obligations under this Lease.

 

21.6
LIENS. Tenant shall pay all costs for work performed by it or on its behalf and shall keep the Premises and the Shopping Center
free and clear of mechanics’ liens or any other liens. Tenant shall give Landlord immediate Notice of any lien filed against the
Premises or the Shopping Center as a result of any work performed by or on behalf of Tenant. Tenant shall immediately cause any lien
to be discharged or removed of record by either paying the amount of the lien or recording a statutory lien release bond in an amount
equal to one hundred twenty-five percent (125%) of the amount of the lien. If Tenant fails to do so, Landlord shall have the right, but
not the obligation, in addition to all other rights and remedies available to Landlord, to either pay and discharge the lien, without
regard to the validity thereof, or obtain and record a statutory lien release bond and to (a) collect from Tenant or (b) deduct from
any amount payable by Landlord to Tenant under this Lease (i) all costs incurred by Landlord in paying and discharging such lien, or
in obtaining the bond, and (ii) all expenses incurred by Landlord in connection with the lien, including attorneys’ fees and costs,
recording fees and administrative costs and expenses. Landlord shall have the right to enter upon the Premises to post notices of non-responsibility
as provided in Section 8444 of the California Civil Code or any successor Law.

 

21.7
INDEX. As used in this Lease, the term “Index” means The United States Department of Labor, Bureau of
Labor Statistics Consumer Price Index for Urban Wage Earners and Clerical Workers, Los Angeles-Riverside-Orange County, CA Average, Subgroup
“All Items,” (1982-1984 = 100). If at any time there shall not exist the Index in this format, Landlord shall substitute
any official index published by the Bureau of Labor Statistics or successor or similar governmental agency as may then be in existence
that shall, in Landlord’s opinion, be most nearly equivalent thereto. The sum to be increased in accordance with the provisions
of the Index shall be increased using the following formula: The sum shall be increased by a percentage equal to the percentage increase,
if any, in the Index published for the “Comparison Month” (as defined below) over the Index published for the “Base
Month” (as defined below); provided, however, in no event shall said sum be less than that which was due immediately preceding
the date of adjustment. For purposes of making the foregoing adjustments, the “Comparison Month” shall be the
month ninety (90) days prior to the date of adjustment in question, and the “Base Month” shall be the month
which is twelve (12) months prior to the corresponding Comparison Month.

 

    	
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21.8
ALTERATIONS AND IMPROVEMENTS.

 

(a)
After initially opening the Premises for business, without first obtaining the written approval of Landlord, Tenant shall not make or
cause to be made to the Premises or the Tenant Utility Facilities any addition, renovation, alteration, reconstruction or change (collectively,
“Alterations”) which would result in any of the following: (i) cost in excess of Ten Thousand Dollars ($10,000.00)
in the aggregate, (ii) involve structural changes or additions, (iii) affect the exterior storefront, mechanical systems, fire sprinkler
systems, exterior walls, floors, ceilings or roof of the Premises, are visible from outside of the storefront or change the design or
the design elements of the Premises as originally approved by Landlord as part of Tenant’s Work, (iv) involve the erection of a
mezzanine or an increase in the size of an existing mezzanine, (v) require or result in any penetration of the roof, demising walls or
floor of the Premises or (vi) trigger any legal requirement upon Landlord to make any Alteration to the Shopping Center. In the event
governmental approval, such as a building permit, is required in connection with any Alterations, then such Alterations shall be constructed
in accordance with the provisions of Exhibit C. In such event, Tenant shall undertake the Design Approval Procedure specified in Part
3 of Exhibit C, provided, however, the initial date for delivery of the Preliminary Drawings shall not be fifteen (15) days from the
Lease Date, but shall instead be fifteen (15) days prior to the date Tenant desires to commence the Alterations in question.

 

(b)
Within ninety (90) days after the Commencement Date, Tenant shall submit to Landlord evidence of the book value of Tenant’s leasehold
improvements, excluding items removable by Tenant at the expiration of the Term pursuant to this Section 21.8 (to the extent said leasehold
improvements were paid for by Tenant, as evidenced by invoices and proofs of payment).

 

21.9
FORCE MAJEURE. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain labor
or materials or reasonable substitutes therefor, governmental restrictions, regulations, or controls, judicial orders, enemy or hostile
governmental action, civil commotion, terrorist activities, fire or other casualty, epidemic or pandemic, and other causes (except financial)
beyond the reasonable control of the party obligated to perform, shall excuse the performance by that party for a period equal to the
prevention, delay or stoppage, except the obligations imposed with regard to the payment of Rent to be paid by Tenant pursuant to this
Lease; provided the affected party gives the other party Notice within thirty (30) days of the event causing the prevention, delay or
stoppage. Notwithstanding anything to the contrary contained in this Section 21.9, in the event any work performed by Tenant or Tenant’s
contractor results in a strike, lockout and/or labor dispute, such action shall not excuse the performance by Tenant of the provisions
of this Lease.

 

21.10
TERMINATION AND HOLDING OVER. This Lease shall terminate without further Notice upon the Expiration Date and Tenant shall have
no right to thereafter extend or renew this Lease. Upon the Expiration Date, Tenant shall (i) peaceably and quietly surrender the Premises,
including Tenant’s Work and all Alterations, in a good and broom-clean condition , except for reasonable wear and tear and any
damage to the Premises which Tenant is not required to repair under Article 13, and (ii) remove all of its exterior signage and trade
fixtures, furniture, equipment and signs from the Premises to the extent they are not permanently affixed, and immediately repair any
damage resulting from such removal so as to leave the Premises in the condition required by this Section 21.10. Notwithstanding the foregoing,
at Landlord’s option, Landlord may require Tenant to remove any Non-Conforming Improvements and repair any damage resulting from
such removal. The term “Non-Conforming Improvements” means any special or unusual improvements or structures
within the Premises, regardless of when constructed or installed by Tenant, that are not generally found at other retail stores in comparable
shopping centers in Orange County, such as, by way of example and without limitation, unusual storefronts, alterations specific to Tenant’s
trade dress, stairways, elevators, escalators, dumbwaiters, built-in safes, built-in vaults, fountains, pools, and similar installations.
Upon the removal of Tenant’s exterior signage, Landlord shall have the right to restore the Building fascia to its original condition,
or to cause Tenant to restore such Building fascia, in each case at Tenant’s sole cost and expense. Should Tenant hold over beyond
the Expiration Date, the Base Rent for the first sixty (60) days of such holdover period shall be one and one- half (1-1/2) times the
Base Rent payable for the twelve (12)-month period immediately preceding the Expiration Date, and after the expiration of such first
sixty (60) days, the Base Rent shall increase to two (2) times the Base Rent payable for the twelve (12)-month period immediately preceding
the Expiration Date. As long as the parties are in good faith negotiating a renewal or extension of this Lease, or a relocation of the
Premises within the Shopping Center, no increase in Base Rent shall take effect until sixty (60) days after the Expiration Date. If Tenant
fails to surrender the Premises upon the Expiration Date, then Tenant shall indemnify, defend and hold Landlord harmless from any loss
or liability which may accrue therefrom including any claims made by any succeeding tenant founded on or resulting from Tenant’s
failure to surrender. Acceptance by Landlord of any Base Rent, Percentage Rent or other charges after the Expiration Date shall not constitute
consent to a holdover hereunder or result in a renewal of the Lease, and such occupancy by Tenant shall be deemed a month-to-month tenancy
terminable by either party upon thirty (30) days’ Notice to the other.

 

21.11
ATTORNEYS’ FEES AND PROCESSING CHARGES. If either party institutes an action or proceeding against the other party relating
to the provisions of this Lease, then the non-prevailing party in such action or proceeding shall reimburse the prevailing party for
its actual attorneys’ fees, and all fees, costs and expenses (including any actual expert fees and court costs) incurred in connection
with such action or proceeding, including any post-judgment fees, costs or expenses incurred on any appeal or in collection of any judgment.
If Landlord prepares, reviews or executes any document relating to this Lease or the Premises at Tenant’s request, Tenant agrees
to pay to Landlord (i) a reasonable processing charge in accordance with the schedule of charges from time to time established by Landlord,
and (ii) Landlord’s reasonable attorneys’ fees and expenses incurred in connection therewith. Landlord may, at its option,
require the payment of all or a portion of such charges and/or fees in advance.

 

21.12
WAIVER OF JURY TRIAL/JUDICIAL REFERENCE.

 

(a)
Landlord and Tenant each acknowledges that it is aware of and has had the advice of counsel of its choice with respect to its right to
trial by jury, and each party does hereby expressly and knowingly waive and release all such rights to trial by jury in any action, proceeding
or counterclaim brought by either party hereto against the other (and/or against its officers, directors, employees, agents, or subsidiary
or affiliated entities) on any matters whatsoever arising out of or in any way connected with this Lease, Tenant’s use or occupancy
of the Premises, and/or any claim of injury or damage.

 

    	
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(b)
In the event that the jury waiver provisions of Section 21.12 (a) are not enforceable under California Law, then the provisions of this
Section 21.12 (b) shall apply. Landlord and Tenant agree that any disputes arising in connection with this Lease (including but not limited
to a determination of any and all of the issues in such dispute, whether of fact or of Law, and including any action where Tenant names
as a party to any dispute an employee or agent of Landlord) shall be resolved (and a decision shall be rendered) by way of a general
reference as provided for in Part 2, Title 8, Chapter 6 (§ 638 et. seq.) of the California Code of Civil Procedure, or any successor
California statute governing resolution of disputes by a court appointed referee. Nothing within this Section 21.12 shall apply to an
unlawful detainer action.

 

21.13
INABILITY TO DELIVER POSSESSION OF THE PREMISES. Notwithstanding anything to the contrary contained in this Lease, if for any
reason not caused by Tenant Landlord is unable to deliver possession of the Premises to Tenant within twenty-four (24) months following
the Lease Date, then either party may elect to terminate this Lease by giving thirty (30)-days’ Notice of such election to the
other party. If such Notice is given, this Lease and the rights and obligations of the parties hereunder shall cease and terminate without
the need for the execution of any further documents but, if Landlord requests, Tenant shall execute a document in recordable form confirming
the termination of this Lease and of Tenant’s release and surrender of all right, title and interest in the Premises. If this Lease
is terminated pursuant to this Section 21.13, neither party shall have any further liability regarding this Lease or its termination.

 

21.14
CERTIFICATIONS BY TENANT. Any reports, statements or other materials required to be certified by Tenant shall be certified by
Tenant’s Chief Financial Officer, Tenant’s managing member or partner or by an independent certified public accountant.

 

21.15
FLOOR AREA. “Floor Area,” with respect to the Premises or any other leasable areas, means Landlord’s
estimate of the total number of square feet of ground floor area therein, measured from the exterior faces of all exterior walls, service
corridors and fire walls, and from the center line of the common demising walls separating the Premises from other premises. No deduction
shall be made for columns or interior construction or equipment. Landlord shall have the right during the Term to remeasure the Floor
Area of the Premises for accuracy. If an error is found, Landlord shall so certify to Tenant and this Lease shall be amended to reflect
the actual Floor Area and corresponding “Base Rent,” “Breakpoint” and “Additional Rent” based on
such actual Floor Area.

 

21.16
NO LIABILITY. In any case where Landlord’s consent is required, Landlord shall have no liability for damages to Tenant or
to any third party if it is adjudicated that Landlord’s consent has been unreasonably withheld and such unreasonable withholding
of consent constitutes a breach of this Lease or other duty to Tenant or any other person. In such event, Tenant’s sole remedy
shall be to have Landlord’s consent be deemed given.

 

21.17
RELOCATION. Landlord shall have the right, upon at least ninety (90)-days’ Notice to Tenant (“Relocation Notice”),
to relocate Tenant to other premises (“New Premises”) within the Shopping Center; subject, however, to the
following terms and conditions: (a) The New Premises shall have approximately the same Floor Area as is contained in the Premises, (b)
the New Premises shall be leased to Tenant on the same terms and conditions as provided in this Lease, except that there shall be a proportionate
adjustment of Base Rent, Breakpoint and other charges based upon the Floor Area in the New Premises, (c) Landlord shall pay to Tenant,
within thirty (30) days of the date Tenant initially opens for business in the New Premises, those expenses reasonably incurred by Tenant
in connection with the relocation of Tenant’s personal property; provided, however, Tenant has first provided Landlord with an
itemized list of these expenses (accompanied with copies of invoices and proofs of payment of same), and (d) Landlord shall either perform
and pay, or cause Tenant to perform and Landlord shall pay for all reasonable costs of the leasehold improvements to be constructed at
the New Premises and such leasehold improvements shall be substantially similar to the leasehold improvements in the Premises. In its
Relocation Notice, Landlord shall specify which party shall be responsible for construction of the leasehold improvements in the New
Premises and set forth a timetable for completion of the leasehold improvements in the New Premises. If the New Premises is unacceptable
to Tenant for any reason, Tenant shall have the right as its sole and exclusive remedy, upon Notice to Landlord to be given within thirty
(30) days after the Relocation Notice, to terminate this Lease on thirty (30)-days’ Notice. Landlord shall pay to Tenant, within
sixty (60) days after said Notice and upon vacation of the Premises by Tenant, the unamortized book value of Tenant’s leasehold
improvements, excluding items removable by Tenant at the expiration of the Term pursuant to Section 21.10. For purposes of calculating
the book value of Tenant’s leasehold improvements, the amount of the Tenant Improvement Allowance, if any, shall be excluded

 

21.18
REPRESENTATION REGARDING SDN STATUS. Tenant represents to Landlord that Tenant, its officers, directors, employees, partners,
members and/or other principals or owners of Tenant, and its guarantors of all or any portion of the Lease (collectively, “Tenant
Parties”) are not listed as “Specially Designated Nationals and Blocked Persons” (“SDN”)
on the list of such persons and entities issued by the U.S. Department of the Treasury’s Office of Foreign Assets Control (“OFAC”).
In the event Tenant or any Tenant Party is or becomes listed as a SDN, Tenant shall be deemed in breach of this Lease and Landlord shall
have the right to terminate this Lease immediately upon Notice to Tenant.

 

21.19
ENTIRE AGREEMENT/LIMITATION OF ACTIONS. It is understood that there are no oral or written representations, warranties or other
agreements between the parties hereto affecting this Lease and this Lease supersedes and cancels any and all previous negotiations, arrangements,
representations, brochures, agreements and understandings, if any, between Landlord and Tenant. Confirming the understandings and agreements
described in this Section 21.19, Tenant agrees to execute and deliver to Landlord Tenant’s Estoppel in the form and content of
Exhibit H attached hereto (“Tenant’s Estoppel”) concurrently with Tenant’s execution and
delivery of this Lease. Any claim, demand, cause of action or defense of any kind by Tenant which is based on or arises in connection
with, the negotiations prior to the execution of this Lease, or any asserted statement, representation, arrangement, agreement or understanding
between Landlord and Tenant which is not expressly stated in this Lease shall be barred unless Tenant commences an action thereon, or
interposes in a legal proceeding a defense based thereon, within six (6) months after the date of the asserted inaction or omission,
or the date of the occurrence of the event or action to which the claim, demand, cause of action or defense relates, whichever applies.

 

    	
-16-

     

    

 

21.20
LIQUIDATED DAMAGES. With regard to any Section of this Lease having a specific remedy that is stated to constitute liquidated
damages, then Landlord and Tenant acknowledge and agree that, with regard to event giving rise to such remedy: (i) Landlord’s damages
would be impracticable and extremely difficult to quantify; (ii) the specified remedy is a reasonable estimate of the detriment that
Landlord would suffer as a result thereof; (iii) the specified remedy is intended to constitute liquidated damages to Landlord pursuant
to Sections 1671 and 1951.5 of the California Civil Code; and (iv) the specified remedy shall not excuse Tenant from such event nor deprive
Landlord of the other remedies it may have hereunder or at Law or in equity by reason of such event.

 

21.21
PROP 65 DISCLOSURE. Under the California Safe Drinking Water and Toxic Enforcement Act of 1986 (“Proposition 65”),
Landlord is required to warn Tenant of exposures to chemicals known to the State of California to cause cancer and birth defects or other
reproductive harm that can occur at the property.

 

WARNING:
Entering this area can expose you to chemicals known to the State of California to cause cancer and birth defects or other reproductive
harm, including formaldehyde and toluene, from building materials containing urea-formaldehyde resins, such as insulation, pressed wood
materials, finishes, or adhesives, and from cleaning solvents. For more information go to www.P65Warnings.ca.gov.

 

Tenant
shall bear responsibility for communicating Proposition 65 warnings for occupational exposures to its employees. Tenant shall bear responsibility
for providing any and all consumer product exposure warnings and environmental exposure warnings related to The Premises and any products
used or sold therein.

 

21.22
DISCLOSURE/CITY OF IRVINE OCCUPANCY DISCLOSURE FORM. Property in Southern California is subject to earthquake hazards of varying
degrees depending on the nature, proximity and activity of nearby earthquake faults. Property within Woodbury has the potential for strong
underground shaking due to fault activity, as do many other areas of California. Various earthquake faults run through and under the
San Joaquin Hills area where Woodbury is located. The Newport/Inglewood Fault Zone, which is identified on State maps as an active fault
zone, is located within the Pacific Ocean approximately one (1) to one and one-half (1.5) miles offshore. Pursuant to the City of Irvine
master plan approval conditions applicable to the Shopping Center, Landlord is required to provide Tenant with a City of Irvine Occupancy
Disclosure form for the Shopping Center. Tenant acknowledges receipt of such form.

 

21.23
GAS STATION DISCLOSURE. The service station located at the shopping center has experienced a release of gasoline from its underground
storage tanks. Site soils and groundwater underlying the Premises have been impacted. The Orange County Health Care Agency and Santa
Ana Region Water Quality Control Board are overseeing site assessment. The Irvine Company is unaware of any practical impediment to the
use or occupancy of the Premises resulting from the discharge of petroleum products at the service station site.

 

21.24
ASBESTOS NOTIFICATION. The Shopping Center where the Premises are located may contain asbestos- containing building materials.
Generally, asbestos does not pose any health hazard as long as it remains intact. However, asbestos fibers can be released into air when
building materials containing asbestos are damaged or disturbed. A range of building materials may contain asbestos, including but not
limited to: (1) sprayed or textured ceilings and walls; (2) stucco, plaster or drywall; (3) insulation on structural steel, boiler or
hot water tanks; (4) insulation around furnaces or heating and air conditioning ducts; and (5) tile and sheet flooring, including linoleum
or vinyl. Landlord consent is required prior to beginning any specified improvement, alteration, renovation or remodeling activities
within the Premises as provided for in the Lease. Any such activities must also be undertaken by the Tenant in compliance with all applicable
legal requirements, including those relating to asbestos. A range of building materials containing asbestos in the Premises was evaluated
by an independent consultant, and accordingly, The Irvine Company does not warrant or guarantee the survey results. A full copy of the
survey for the Shopping Center and Premises is available upon request.

 

(SIGNATURES
ON NEXT PAGE)

 

    	
-17-

     

    

 

 

    	 

     

    

 

EXHIBIT
A

 

SHOPPING
CENTER SITE PLAN

 

This
drawing is a general representation only and may not accurately reflect the status of building improvements on the Shopping Center or
be a full depiction of the entire Shopping Center.

 

 

    	EXHIBIT A
-1-

     

    

 

EXHIBIT
B

 

PREMISES
SITE PLAN

 

This
drawing is a general representation of the proposed Premises and should not be relied upon for the preparation of plans and specifications.
Tenant and/or its representatives should field verify all measurements.

 

 

    	EXHIBIT B
-1-

     

    

 

EXHIBIT
C

 

CONSTRUCTION
PROVISIONS

 

	1.	CONDITION
    OF PREMISES

 

The
Premises has been previously improved and is leased to Tenant by Landlord on an “AS IS” basis. No further obligation of Landlord
exists with respect to construction within or about the Premises. Tenant shall design, obtain permits for and complete construction of
Tenant’s Work during the 150-day period following the Delivery Notice as described in Section 1.7 of the Lease (the “Build-Out
Period”).

 

Notwithstanding
the fact that the Build-Out Period commences on the date of the Delivery Notice to Tenant, Landlord shall have no obligation to
deliver exclusive physical possession of the Premises to Tenant until Tenant has satisfied all of the following requirements
(“Delivery Requirements”): (i) delivered to Landlord evidence of the insurance coverage required by Exhibit
F; (ii) paid all amounts then due under the Lease; and (iii) delivered to Landlord a copy of the building permit(s) for the
construction of Tenant’s Work. In no event shall Tenant’s failure to meet the Delivery Requirements extend the Build-Out
Period, and Tenant may be denied access to the Premises until such time that Delivery Requirements (i) and (ii) have been met. Prior
to the commencement of Tenant’s Work, Tenant must (a) obtain Landlord’s approval of the Final Plans (as defined in this Exhibit
C), and (b) obtain all government permits and approvals required to perform Tenant’s Work.

 

	2.	TENANT’S
    WORK

 

Tenant,
having accepted the Premises as outlined in Part 1 of this Exhibit C, shall perform, at its sole cost and expense, all further
work (“Tenant’s Work”) required by Landlord to remodel and build-out the Premises to a first-class condition.
All improvements constructed at the Premises as part of Tenant’s Work shall be: (i) uniform in finish and materials; (ii) conform
in all respects to Landlord’s “Tenant Design Criteria”, all applicable Laws, and the “Final Plans” (as
hereinafter defined); and (iii) performed in accordance with the provisions of this Exhibit C. Tenant’s build-out of the
Premises shall include installation of all furniture, fixtures and equipment required to conform with Permitted Use set forth in Section
1.10 of the Lease and shall include, without limitation, new floor finishes and wall finishes, a new ceiling, and the installation of
high quality new fixtures, counters, display and/or merchandising racks. The build-out should be designed, furnished and decorated to
a central theme consistent with the Permitted Use, and the quality of the build-out shall meet or exceed the build-out of Tenant’s
latest prototype. Nothing contained herein shall require Landlord to allow or approve specific materials or finishes used in other store
locations and Landlord reserves the right to disapprove specific designs, materials and finishes deemed inconsistent with the objectives
of the Tenant Design Criteria provided to Tenant at Tenant’s request. Detailed requirements of certain portions of Tenant’s
Work are set forth in Schedule 2 attached to this Exhibit C.

 

	3.	DESIGN
    APPROVAL PROCEDURE

 

	 	(a)	Preliminary
    Drawings:
	 	 	 	 
	 	 	(i)	Due
    to the special nature of the Shopping Center, before Tenant’s architect prepares and submits any “Preliminary Drawings”
    (defined in subparagraph (ii) below) to Landlord, Tenant’s architect shall perform a field inspection of the conditions on-site
    and in and around the Premises. Preliminary Drawings and Final Drawings shall be prepared in accordance with the as-built condition
    of Landlord’s building shell.
	 	 	 	 
	 	 	(ii)	Within
    fifteen (15) days from the Lease Date, Tenant shall submit to Landlord’s representative CD-ROM with tenant plans in single
    pdf file format (pdf file to be “to- scale” / full size set) showing intended design character and finishes of the Premises
    (“Preliminary Drawings”). The Preliminary Drawings shall meet the requirements set forth in Schedule 3
    attached to this Exhibit C. Once approval on the Preliminary Drawings has occurred pursuant to the procedures hereinafter
    described, Tenant shall promptly commence preparation of the “Final Working Drawings” in accordance with Section 3(b)
    below.
	 	 	 	 
	 	 	(iii)	Within
    fifteen (15) days after Landlord receives the Preliminary Drawings, Landlord’s representative will either approve the Preliminary
    Drawings or return to Tenant’s architect/designer one (1) set of prints of the Preliminary Drawings, marked either “Approved
    as Noted” or annotated with any required modifications.
	 	 	 	 
	 	 	(iv)	Subject
    to clauses (v), (vi) and (vii) immediately hereafter, if Landlord returns the Preliminary Drawings to Tenant “Approved as Noted,”
    Tenant’s architect shall incorporate Landlord’s modifications into the Final Working Drawings.
	 	 	 	 
	 	 	(v)	If
    Landlord returns the Preliminary Drawings to Tenant with required modifications, Tenant may object to such modifications by delivering
    Notice to Landlord within ten (10) days after Tenant’s architect/designer receives the required modifications. Unless Tenant
    delivers such Notice to Landlord, Tenant will be deemed to have accepted and approved all modifications.

 

    	EXHIBIT C
-1-

     

    

 

	 	 	(vi)	If
    Landlord returns the Preliminary Drawings to Tenant with required modifications and Tenant does not deliver Notice of object to such
    modifications as provided above, Tenant shall revise the Preliminary Drawings and resubmit them to Landlord for approval within ten
    (10) days after Tenant’s architect/designer receives notice of the modifications.
	 	 	 	 
	 	 	(vii)	If
    Tenant delivers Notice of its objection to any required modifications as provided above, Landlord will discuss the objections with
    Tenant and will work with Tenant to achieve Final Working Drawings that are acceptable to Landlord. If Tenant and Landlord are unable
    to agree on Preliminary Drawings, Landlord may terminate this Lease.
	 	 	 	 
	 	(b)	Final
    Working Drawings:
	 	 	 	 
	 	 	(i)	Tenant
    must engage an architect licensed in the State of California for the purpose of preparing the Final Working Drawings. Final Working
    Drawings must adhere to the approved Preliminary Drawings and shall meet the requirements set forth in Schedule 3 attached to this
    Exhibit C.
	 	 	 	 
	 	 	(ii)	Tenant
    shall submit Final Working Drawings on CD-ROM with tenant plans in single pdf file format for review (pdf file to be “to-scale”
    / full size set) to Landlord’s representative for approval within thirty (30) days after approval of the Preliminary Drawings.
    Final Working Drawings with incomplete or inadequate information or dimensional discrepancies will be rejected.
	 	 	 	 
	 	 	(iii)	Within
    fifteen (15) days after Landlord receives the Final Working Drawings, Landlord’s representative will either approve such drawings
    or return to Tenant’s architect/designer one (1) set of prints of the Final Working Drawings, marked with any comments and/or
    required modifications.
	 	 	 	 
	 	 	(iv)	If
    Tenant objects to any comments and/or required modifications, Tenant shall deliver Notice of such objection to Landlord within ten
    (10) days after the date Tenant’s architect/designer receives Landlord’s comments and/or modifications, as applicable.
    Unless Tenant delivers such Notice, Tenant will be deemed to have accepted and approved the comments and/or modifications provided
    by Landlord.
	 	 	 	 
	 	 	(v)	If
    Landlord returns the Final Working Drawings to Tenant with comments and/or required modifications and Tenant does not timely object
    as provided above, Tenant must revise the Final Working Drawings and resubmit them to Landlord for approval within fifteen (15) days
    after the date Tenant’s architect/designer receives Landlord’s comments and/or required modifications.
	 	 	 	 
	 	 	(vi)	If
    Tenant properly objects to any comments and/or required modifications as provided above, Landlord will discuss the objections with
    Tenant and will work with Tenant to achieve Final Working Drawings that are acceptable to Landlord. If Tenant and Landlord are unable
    to agree on Final Working Drawings, Landlord may terminate this Lease.
	 	 	 	 
	 	 	(vii)	Once
    approved, Landlord will stamp “Approved Final Working Drawings” and return them to Tenant’s architect/designer
    who made the submittal.
	 	 	 	 
	 	(c)	Final
    Plans: The approved Final Working Drawings will be considered the “Final Plans.” Tenant agrees to deliver to Landlord
    a complete CD-ROM containing the computer assisted drawings of the Final Plans.
	 	 	 	 
	 	(d)	Failure
    to Submit Plans: If Tenant fails to submit Preliminary Drawings or Final Working Drawings or revisions to them as and when required,
    the Build-Out Period for construction of the Premises as set forth in this Lease as time to complete Tenant’s Work will be
    reduced by the total number of days equal to the number of days the Preliminary Drawings or Final Working Drawings or the revisions
    thereto were delivered after they were required to be delivered.
	 	 	 	 
	 	(e)	Building
    Code Compliance and Non-responsibility of Landlord: Landlord will not check Tenant’s drawings for building code compliance.
    All Tenant drawings shall, however, be subject an engineering and safety review by Landlord to assess the potential safety impact
    of Tenant’s Work on other portions of the Shopping Center (the “Engineering and Safety Review”),
    which review may include, without limitation, the examination of (A) any penetrations through the roof or other structural elements
    of the Premises, (B) the transition points from the Common Areas to the Premises, and (C) any flooring, common walls or similar surfaces
    which may constitute a potential for leakage into other portions of the Shopping Center. Landlord’s approval of Final Working
    Drawings is not a representation that the drawings are in compliance with the requirements of governmental authorities, and it shall
    be Tenant’s responsibility to (i) meet and comply with all Federal, state and local code requirements, (ii) secure issuance
    of a building permit (and all other necessary permits) required in connection with Tenant’s Work, and (iii) pay for all fees
    assessed in connection with the permits. Landlord’s approval of Final Working Drawings does not constitute Landlord’s
    assumption of responsibility for their accuracy, sufficiency or efficiency and Tenant shall be totally responsible for such matters.

 

    	EXHIBIT C
-2-

     

    

 

	 	(f)	Design
    Fees: Tenant shall pay all of Tenant’s design fees (including, without limitation, Tenant’s architect and sign designer).
	 	 	 	 
	 	(g)	Changes
    to Landlord’s Construction: If in connection with the performance of Tenant’s Work or otherwise Tenant desires to make
    any changes to the shell building construction or otherwise shown on Landlord’s plans, Tenant shall first submit to Landlord
    for Landlord’s review and approval plans and specifications as appropriate for the desired change prepared by Tenant’s
    architect and, if applicable, Tenant’s engineer. Tenant shall reimburse Landlord for all construction costs incurred by Landlord
    in connection with such change request, along with all necessary and reasonable architect’s, engineer’s and other consultants’
    fees incurred by Landlord in connection with the review of any such plans and specifications within thirty (30) days after Landlord
    delivers to Tenant of an invoice therefor. Landlord may condition its review of any such changes on Tenant’s agreement in writing
    to pay the estimated or, if known, actual reimbursement amount.
	 	 	 	 
	4.	CONSTRUCTION
    OF PREMISES
	 	 	 	 
	 	(a)	Commencement
    of Construction: Tenant shall commence construction of Tenant’s Work in accordance with the provisions of this Lease and shall
    carry such construction to completion with all due diligence. Before Tenant commences construction, Tenant shall submit to Landlord
    evidence reasonably satisfactory to Landlord of Tenant’s (and Tenant’s contractor’s) compliance with the insurance
    requirements set forth in Exhibit F attached to the Lease. Tenant understands and agrees that if Tenant will not be able to
    complete Tenant’s Work such that the Premises will be open for business to the public fully fixturized and stocked with merchandise
    on or before November 15, Landlord may require that Tenant may not commence any construction activities on or about the Premises
    until after January 1 (the “Black-Out Period”); provided, however, Tenant may commence and/or continue
    Tenant’s Work in and to the Premises during the Black-Out Period, subject to Tenant’s compliance with Landlord’s
    customary noise and/or life safety rules (as such rules may be modified to address any issues that may arise in connection with Tenant’s
    work within the Premises during the Black-Out Period) and the Tenant Criteria and construction guidelines previously delivered to
    Tenant, and further provided that all such activities are contained inside the Premises.
	 	 	 	 
	 	(b)	General
    Requirements:
	 	 	 	 
	 	 	(i)	All
    construction on the Premises must be in conformity to the Final Plans. The improvements may be inspected by Landlord or its architect
    who shall have the right to correct all work which does not comply with the Final Plans, at Tenant’s cost, or to require Tenant
    to correct all such work. Construction may not begin until Final Plans are at the job site. No changes, modifications or alterations
    to the Final Plans may be made without the written consent of Landlord. Tenant at all times shall maintain at the Premises the Final
    Plans approved by the local governing agencies and Landlord, together with all inspection cards for Tenant’s Work.
	 	 	 	 
	 	 	(ii)	Tenant’s
    contractor shall comply with all rules, regulations and applicable fees as described in the Tenant Design Criteria and Tenant Contractor
    Guidelines (collectively, the “Guidelines”) provided to Tenant at Tenant’s request.
	 	 	 	 
	 	 	(iii)	Tenant
    shall engage only contractors who are bondable, licensed contractors (licensed in the state of California), possessing good labor
    relations, capable of performing quality workmanship and working in harmony with Landlord and other contractors on the job. All work
    shall be coordinated with other Shopping Center work.
	 	 	 	 
	 	 	(iv)	Tenant
    shall perform or cause to be performed Tenant’s Work in compliance in all respects with all applicable Federal, state, county
    and city Laws. Without limiting the foregoing, Tenant acknowledges that it and its contractors, agents and employees shall comply
    with all Air Quality Laws, Water Quality Laws, drainage and Hazardous Materials Laws set forth in Section 8.3 of the Lease.
	 	 	 	 
	 	 	(v)	Tenant
    shall incorporate, in the performance of Tenant’s Work, best industry standards, techniques and technology to prevent and control
    conditions that could reasonably be expected to cause water intrusion or water damage within the Premises, including without limitation,
    observed or suspected instances of water intrusion or water damage (“Water Intrusion Conditions”) at, in,
    or on the Premises, and will comply with Landlord’s construction standards and requirements to prevent and control Water Intrusion
    Conditions at, in, or on the Premises.
	 	 	 	 
	 	 	(vi)	All
    required permits, approvals, licenses, authorizations and other permits in connection with the construction and completion of the
    Premises including, without limitation, building permits and conditional use permits, shall be obtained and all fees (both one- time
    and recurring) required in connection with the construction and completion of the Premises shall be paid for by Tenant.

 

    	EXHIBIT C
-3-

     

    

 

	 	 	(vii)	Tenant
    shall apply and pay for all utility services including, but not limited to, temporary utilities.
	 	 	 	 
	 	 	(viii)	Tenant
    shall cause its contractor to provide warranties for not less than one (1) year against defects in workmanship, materials and equipment,
    commencing upon Landlord’s acceptance of Tenant’s Work.
	 	 	 	 
	 	 	(ix)	Tenant
    acknowledges that Tenant’s Work shall be subject to (1) Landlord’s inspection and approval to confirm that Tenant’s
    Work complies with the Final Plans, and (2) any requirement established by the Engineering and Safety Review. Any such inspection,
    approval or review shall not constitute an approval of architectural or engineering design, a review to determine the structural
    safety of Tenant’s Work or Tenant’s compliance with any building codes or other legal requirements, or otherwise constitute
    any assumption of liability or responsibility by Landlord or its agents or contractors. Tenant expressly acknowledges that no such
    inspection, approval or review shall in any way limit the obligations of Tenant or the rights of Landlord under this Lease, and,
    without limitation on the foregoing, Tenant’s obligations under that provision in the Lease regarding indemnity of this Lease
    shall apply to any claims (as more fully indicated in such indemnity provision) arising or alleged to have arisen in connection with
    the Premises, Tenant’s Work or the safety or structural integrity thereof. Tenant shall, at its sole cost and expense, perform
    any corrective measures required by Landlord or its agents or contractors in connection with any such inspection, approval or review.
	 	 	 	 
	 	 	(x)	Tenant
    shall have a superintendent from its general contractor’s office on site during all Tenant’s Work and fixturing work.
    Tenant’s general contractor’s superintendent or other responsible representative shall be on the job-site to receive
    all deliveries of materials, fixtures or merchandise. Landlord reserves the right to turn away any delivery arriving at the job-site
    if Tenant’s general contractor’s superintendent or other responsible representative is not present. Tenant shall stage
    its construction equipment and materials only in the staging area designated for such purpose by Landlord.
	 	 	 	 
	 	 	(xi)	Tenant
    shall cause its general contractor and subcontractors during the construction of Tenant’s Work to maintain the Premises and
    the job-site in a clean condition and to provide daily removal, cleanup and proper disposal of all trash, rubbish, refuse and construction
    debris and spoils generated by Tenant’s general contractor and subcontractors in dumpsters and other appropriate facilities,
    and not by depositing any such trash, refuse and construction debris and spoils within other tenant spaces or the job- site common
    areas.
	 	 	 	 
	 	 	(xii)	Tenant
    shall at all times cause its general contractor and subcontractors to comply with the requirements of Landlord’s general contractor
    and/or on-site construction manager with respect to protection of Landlord’s construction work in the Shopping Center which
    has been completed or is in progress, including paths of access within the Shopping Center for construction materials, equipment
    and labor, and coordination of sequencing of work. Tenant shall be responsible for any and all damage done by Tenant’s general
    contractor and/or subcontractors to any of Landlord’s buildings, other tenant premises, or the Shopping Center Common Areas.
	 	 	 	 
	 	 	(xiii)	Tenant’s
    general contractor shall provide its own temporary toilets within the Premises or in an area designated by Landlord. Any temporary
    toilets located by Tenant or Tenant’s general contractor or subcontractors other than in areas designated by Landlord may be
    removed at Tenant’s expense. Temporary toilets placed on-site by Landlord’s general contractor shall not be available
    for use by Tenant’s general contractor, subcontractors or other personnel.
	 	 	 	 
	 	 	(xiv)	Tenant
    shall arrange and pay for its own temporary power and telephone services from locations designated by Landlord. Existing on-site
    telephones shall not be available for use by Tenant’s general contractor, subcontractors or other personnel. If Tenant or Tenant’s
    general contractor or subcontractors use Landlord’s temporary power, Tenant shall pay Landlord and/or Landlord’s general
    contractor a reasonable fee for such use as set forth in the Guidelines.
	 	 	 	 
	 	 	(xv)	Tenant
    and/or Tenant’s general contractor shall provide all security deemed necessary by Tenant to protect Tenant’s Work, including
    furniture, fixtures and inventory, during the conduct of Tenant’s Work. Neither Landlord nor Landlord’s general contractor
    shall provide nor be responsible for any such security or protection.
	 	 	 	 
	 	(c)	Landlord’s
    Right to Perform Work: Landlord shall have the right, but not the obligation, to perform on behalf of and for the account of Tenant,
    any and all of Tenant’s Work which Landlord determines, in its sole discretion, should be performed immediately and on an emergency
    basis for the best interest of the Shopping Center, including, without limitation, work which pertains to structural components,
    mechanical, sprinkler and general utility systems, fire alarm systems, roofing and removal of unduly accumulated construction materials
    and debris. Tenant shall reimburse Landlord for all costs incurred by Landlord in the exercise of such right.

 

    	EXHIBIT C
-4-

     

    

 

	 	(d)	Notice
    of Completion: Within ten (10) days after the completion of Tenant’s Work, Tenant shall deliver to Landlord a copy of a recorded
    Notice of Completion, executed by Tenant and Tenant’s general contractor, prepared in accordance with statutory requirements
    and otherwise in a form reasonably acceptable to Landlord (“Notice of Completion”).
	 	 	 
	 	(e)	As-Built
    Drawings: Within thirty (30) days after the completion of Tenant’s Work, Tenant, at its expense, shall prepare a complete set
    of the Final Plans marked “As-Built Drawings” which fully indicate Tenant’s Work as constructed (“As-Built
    Drawings”). Tenant to provide As-Built Drawing in two formats on CD-ROM to Landlord: (1) Tenant plans in single pdf
    file format (pdf file to be “to-scale” / full size set), and (2) Tenant plans in Auto CAD format (.dwg file to be “to-
    scale”/full size set).
	 	 	 
	5.	CONSTRUCTION
    DEPOSIT
	 	 	 
	 	Tenant’s
    contractors shall pay to Landlord as a construction security deposit and a signage security deposit (collectively, “Construction
    Deposit”) the amount specified in Lease Section 1.20 to cover (A) the cost to repair any and all damage done by Tenant’s
    general contractor and/or subcontractors and/or signage vendor/contractor to any of Landlord’s buildings, other tenant premises,
    or the Shopping Center Common Areas (including repatching and repainting) to the extent not repaired by Tenant or Tenant’s
    contractor and/or signage vendor/contractor, and (B) any costs incurred by Landlord to clean up the job-site and/or adjacent tenant
    spaces due to the failure of Tenant’s general contractor and subcontractors and/or signage vendor/contractor to comply with
    the maintenance requirements set forth in this Exhibit C (or Tenant’s proportionate share of such costs, which Landlord
    shall determine as a flat per-square-foot rate based on the Floor Area of the Premises). If Landlord incurs any such costs as described
    in the preceding sentence, Landlord shall deduct the amount thereof from the Construction Deposit. If the amount of such costs exceeds
    the Construction Deposit, Tenant shall promptly reimburse Landlord the excess amount upon receipt of an invoice reasonably detailing
    such costs. Landlord will return any unused Construction Deposit to Tenant’s contractor and/or signage vendor/contractor, as
    applicable within thirty (30) days after Landlord has confirmed the satisfactory completion of Tenant’s Work.
	 	 	 
	6.	CONSTRUCTION
    BARRICADE
	 	 	 
	 	Landlord
    shall construct a barricade enclosing Tenant’s Premises from the Common Area during Tenant’s construction and install
    signage and graphics advertising Tenant’s forthcoming opening thereon. All such work shall be done at Tenant’s expense.
    Within five (5) business days after Landlord’s delivery of an invoice to Tenant, Tenant shall pay Landlord (a) the cost of
    the barricade calculated at Eighty-Five Dollars ($85.00) per lineal foot, (b) the cost of signage and graphics, and (c) an administration
    fee equal to fifteen percent (15%) of the amounts described in (a) and (b) above.
	 	 	 
	7.	CALIFORNIA
    CERTIFIED ACCESS SPECIALIST INSPECTION
	 	 	 
	 	Pursuant
    to California Civil Code § 1938, Landlord hereby states that the Premises have not undergone inspection by a Certified Access
    Specialist (CASp) (defined in California Civil Code § 55.52(a)(3)). Pursuant to Section 1938 of the California Civil Code, Landlord
    hereby provides the following notification to Tenant: “A Certified Access Specialist (CASp) can inspect the subject premises
    and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state
    law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not
    prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of
    the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and
    manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct
    violations of construction related accessibility standards within the premises.” If Tenant requests to perform a CASp inspection
    of the Premises, Tenant shall, at its cost, retain a CASp approved by Landlord (provided that Landlord may designate the CASp, at
    Landlord’s option) to perform the inspection of the Premises at a time agreed upon by the parties. Tenant shall provide Landlord
    with a copy of any report or certificate issued by the CASp (the “CASp Report”) and Tenant shall, at its
    cost, promptly complete any modifications necessary to correct violations of construction related accessibility standards identified
    in the CASp Report, which modifications will be completed as part of Tenant’s Work or as an Alteration, as applicable, notwithstanding
    anything to the contrary in this Lease. Tenant agrees to keep the information in the CASp Report confidential except as necessary
    for the Tenant to complete such modifications.

 

    	EXHIBIT C
-5-

     

    

 

SCHEDULE
1 TO EXHIBIT C

 

INTENTIONALLY
OMITTED

 

    	SCHEDULE 2 TO EXHIBIT C
-1-

     

    

 

SCHEDULE
2 TO EXHIBIT C

 

DESCRIPTION
OF TENANT’S WORK

 

Tenant
shall perform all of Tenant’s Work described in this Schedule, and shall provide all equipment, construction and engineering costs
in connection with Tenant’s Work described in this Schedule, at Tenant’s sole cost and expense.

 

(a)
Floors: Tenant shall provide all floor coverings in the Premises. Concentrated dead loads are not allowed without specific prior written
approval of Landlord. Floor and/or wall penetrations may require prior review and x- rays, the cost of which Tenant shall pay. Tenant
shall not make any penetrations into or through any shell building walls, floors and/or structural grade beams without Landlord’s
prior written approval. Tenant must perform all floor slab and shell building wall reinstatement work in strict accordance with Landlord’s
specifications.

 

(b)
Walls: Tenant shall provide fire-rated gypsum wall board to attain a one-hour separation, or as per code, on all stud framed, perimeter
and demising partitions from the finish floor slab to the underside of the roof structure, sealed tight. Tenant shall provide all interior
partitions and wall coverings in the Premises.

 

(c)
Ceiling: Tenant shall provide the ceiling in the Premises and any necessary catwalks or access panels.

 

(d)
Electrical: Tenant shall provide all electrical work, equipment, fixtures and services for the Premises. Landlord shall provide a point
of connection for temporary power for Tenant’s construction. Tenant shall be responsible for extension of temporary utilities from
Landlord’s point of connection to the Premises, and all temporary utility consumption during Tenant’s construction.

 

(e)
HVAC: Tenant shall distribute all HVAC within the Premises. All distribution, including duct work, electrical, thermostatic control,
life safety system wiring and piping, shall be within the Premises. Tenant shall (i) connect electrical power to HVAC units and provide
connections to the Tenant electrical panel; and (ii) condensate drain lines and connections to building system.

 

(f)
Plumbing: Tenant shall provide all plumbing for the Premises, including all extensions and increases in sewer, grease and/or water lines
serving the Premises beyond those provided by Landlord. Tenant shall perform all concrete slab reinstatement work pursuant to Landlord’s
specifications. When provided by Landlord, Tenant shall make all necessary plumbing vent connections to Landlord’s common vent
line within the Premises. No penetrations of the foundation shall be made for plumbing lines without Landlord’s prior written approval.

 

(g)
Gas: Tenant shall be responsible for distribution from the centrally located manifold, if existing, of all gas service to and within
the Premises and application for service from the applicable utility company. At Landlord’s option, Landlord shall have the right
to install the gas service line from the manifold location to the Premises. In such event, Tenant shall reimburse Landlord for the actual
cost of the installation of the gas service line within thirty

(30)
days following Landlord’s delivery to Tenant of reasonable evidence of such cost.

 

(h)
Telephone: Tenant shall provide all telephone equipment for the Premises and connections to the main panel board.

 

(i)
Automatic Fire Sprinklers: Tenant shall make any additions or changes to the sprinkler system provided by Landlord necessary to meet
the minimum criteria of Landlord or governmental or insurance standards. Where applicable, Tenant shall use one of the Landlord’s
proprietary contractors for this work.

 

(j)
Signs: Tenant shall provide signs in accordance with the Tenant Sign Criteria set forth in the Tenant Design Criteria, including all
structural modifications, electrical connections to Landlord provided J-box, attachment to Landlord’s building and all patching,
sealing and repainting. Tenant shall provide appropriate access and/or temporary catwalks for Tenant’s sign installation.

 

(k)
Service/Fire Exit Doors: If required by applicable codes (including code requirements and/or changes or additions to Landlord’s
Work triggered by Tenant’s use or exiting requirements, or Tenant’s interior floor plan layout), Tenant shall provide additional
service doors and/or fire exit doors which shall conform with Landlord’s requirements and state and local codes. Tenant, at Tenant’s
expense, shall contract with the Landlord’s structural engineer for review and concurrence of such revisions.

 

(l)
Code-Related Items: Tenant shall be responsible for complying with any code requirements applicable to its type of business or its operation
in the Premises, including code requirements and/or changes or additions to Landlord’s Work triggered by Tenant’s use or
exiting requirements or Tenant’s interior floor plan layout.

 

(m)
Fire Alarm System: Tenant is required to have a fire alarm monitoring system or life safety system, Tenant shall be responsible for all
hook-ups and connections to Landlord’s fire alarm monitoring and life-safety systems, including the installation of designated
phone lines and monitoring equipment, as required by Landlord, Landlord’s designated fire alarm contractor and state and local
codes. Tenant must use Landlord’s designated fire alarm subcontractor.

 

(n)
Sound and Vibration Mitigation: If, in Landlord’s discretion Tenant’s use is anticipated to generate sound and/or vibration
beyond that which is typical for normal retail occupancies, then Tenant shall be required to provide an acoustic study for Landlord’s
review and approval, and to install sound and vibration attenuation measures as part of Tenant’s Work in a manner consistent with
such approved acoustic study to mitigate sound and/or vibration transmission to other premises or the Common Areas of the Shopping Center.

 

    	SCHEDULE 2 TO EXHIBIT C
-2-

     

    

 

(o)
Outdoor Speakers: The use of outdoor speakers of any kind is prohibited without Landlord’s prior written approval. If outdoor speakers
are proposed by Tenant, they must meet all requirements of Landlord.

 

(p)
Roof: Penetrations through and/or attachments to roof structure must have prior written approval from Landlord and comply with all of
Landlord’s roof specifications and installation procedures. Tenant must engage Landlord’s roofing consultant for all Tenant
roof penetrations and any rooftop penetrations and roof repairs required shall be made using Landlord’s designated subcontractor.
Any necessary roof structure modifications to accommodate Tenant’s rooftop equipment will be performed by Landlord, with all associated
engineering and construction costs being at Tenant’s expense. Tenant shall pay such costs within thirty (30) days after Landlord
delivers to Tenant reasonable evidence of such costs. The location of Tenant’s rooftop equipment will be subject to Landlord’s
requirements for equipment screening as deemed necessary in Landlord’s sole discretion.

 

(q)
Outdoor Dining Areas: If Tenant’s Premises includes the exclusive use of an Outdoor Dining Area, Tenant shall, at Tenant’s
sole cost and expense, install the patio in accordance with Landlord’s patio criteria.

 

(r)
Exhaust and Makeup Air Systems: Tenant’s kitchen exhaust and make-up air duct systems must be constructed in fire rated shaft enclosures
in accordance with all governmental and local code requirements. Any proposed shaft enclosures penetrating adjacent tenant or Common
Area spaces, either above or next to the Premises, are subject to Landlord’s prior written approval of Tenant’s detailed
plans and equipment specifications for such penetrating shaft enclosures. At Landlord’s option, Landlord may designate dedicated
shaft locations for Tenant’s exhaust and make-up air systems. Tenant shall be responsible for bringing all necessary ductwork and
fire rated enclosures for its equipment to the designated shaft location, as well as completing its ductwork and the shaft enclosure
at the designated location.

 

(s)
Rooftop Equipment: Landlord, at its option, may allow Tenant to install additional rooftop mechanical and/or kitchen equipment on the
roof area above the Premises, subject to Landlord’s prior written approval of Tenant’s detailed plans and equipment specifications
(which approval may be given or withheld in Landlord’s sole discretion). The location of Tenant’s rooftop equipment will
be subject to Landlord’s requirements for equipment screening and kitchen exhaust air purification systems, as deemed necessary
in Landlord’s sole discretion. Tenant shall install all necessary equipment, such as scrubbers, necessary to protect the roof from
damage resulting from Tenant’s grease. Any and all grease related rooftop equipment (“Grease Equipment”)
shall be designed and installed in accordance with the Rooftop Grease Design and Installation Criteria included in the Tenant Design
Criteria (“Rooftop Grease Criteria”). Tenant shall maintain all Grease Equipment pursuant to the Rooftop Grease
Criteria. Tenant shall also be responsible for any code mandated fire suppression systems required in connection with the installation
of the Grease Equipment. Landlord may, in its sole and absolute discretion, implement a program for the maintenance and management of
the Grease Equipment and/or grease waste at the Shopping Center under which Tenant will participate in and pay for the cost of design,
installation, connection, replacement, operation, and maintenance thereof.

 

(t)
Grease Storage Facility and Cleaning Facility: Tenant’s Work shall include (i) construction of an area within the enclosed portion
of the Premises for the purpose of storing all grease generated from the operation of Tenant’s business (“Grease Storage
Facility”), which Grease Storage Facility shall include a vacuum system to transfer cooking oil from the cooking areas
to a grease storage device in the Grease Storage Facility. The Grease Storage Facility shall be constructed and maintained using best
industry standards, techniques and technology to provide for grease containment and disposal, and such installation shall be in accordance
with the Tenant Design Criteria; and (ii) construction of a water-tight area within the enclosed portion of the Premises for the washing
of all mats, the steam cleaning of grease containers and for the similar cleaning of any other restaurant equipment, utensils or other
items used in the operation of Tenant’s business in the Premises (“Cleaning Facility”). Such Cleaning
Facility shall be constructed and maintained using best industry standards, techniques and technology to provide for containment and
disposal of liquids in compliance with all Water Quality Laws and such installation shall be in accordance with the Tenant Design Criteria.

 

(u)
Grease Interceptor and Grease Waste Line. Tenant shall, as part of Tenant’s Work, connect the Premises to the grease-waste line
stubbed to the Premises. Tenant shall have the right to use the grease interceptor (to which said grease waste line is connected) on
a non-exclusive basis and Landlord shall maintain or enter into a service contract for the maintenance of the grease interceptor and
grease waste line, and Tenant shall pay Landlord, as Additional Rent, upon billing (a) all costs incurred by Landlord in connection therewith,
plus an administrative fee equal to fifteen percent (15%) of such costs, if the grease interceptor is not used by other tenants, or (b)
a proportionate share of such costs allocated among all tenants using such grease interceptor based on such tenants’ respective
Floor Area if the grease interceptor is used by other tenants.

 

(v)
Air Scrubber: Tenant shall also be required to submit its mechanical, structural drawings to Landlord’s consultants, ACT Air Cleaning
Technology, to determine whether Tenant will be required to install a smoke and odor pollution control unit (“PUC”)
that eliminates any potential smoke and/or odor nuisance (“Emissions”). In the event that Landlord’s
consultants determine that a PUC is required, then Tenant shall install a PUC approved by Landlord, and Tenant shall work with Landlord’s
consultants, ACT Air Cleaning Technology, to design the PUC, including completing appropriate studies and questionnaires to determine
the final design of the PUC. Tenant shall be responsible to obtain all permits, including, but not limited to, structural, electrical,
mechanical, fire and AQMD (if required).

 

    	SCHEDULE 2 TO EXHIBIT C
-3-

     

    

 

SCHEDULE
3 TO EXHIBIT C

 

DRAWINGS

 

A.
Provisions Regarding All Drawings.

 

1.
Except for sign details described in paragraph C.7 below, Tenant shall prepare all drawings showing a scale of 1⁄4” =
1’0”.

 

2.
All drawings shall include a key title sheet with project, building, premise information and site plan showing location of the Premises
within the Shopping Center.

 

3.
Tenant shall incorporate into any plans for construction of the Premises best industry standards, techniques and technology to prevent
and control any Water Intrusion Conditions at, in or on the Premises.

 

B.
Preliminary Drawings. Preliminary Drawings shall include the following:

 

1.
Architectural floor and reflected ceiling plans indicating interior design concept.

 

2.
Architectural interior elevations details keyed to the layout plans.

 

3.
Architectural exterior elevation and section details keyed to the layout plans, including any graphics, lighting and signage and indicating
all materials and finishes. Exterior elevations shall be rendered in color. Elevations should include existing context (i.e., partial
elevations of retail spaces) and should be drawn full height to top of building.

 

4.
Preliminary finish schedule including all colors and materials to be used keyed to color and materials sample board.

 

5.
Architectural roof outline plan with tenant improvement equipment/penetrations noted.

 

6.
Architectural demolition plan.

 

7.
Preliminary utility service load estimates (electrical, HVAC tonnage, gas and water) if Tenant anticipates that its load requirements
are going to be in excess of Landlord’s utility services pursuant to Exhibit C.

 

8.
All exterior signage is considered integral to the design and is required to be submitted with preliminary elevations. Provide a separate
submittal for all exterior signage. Tenant’s sign vendor is required to submit shop drawings which include site plan showing store
location, architectural elevation to scale showing all sign related dimensions, sign elements section details, and details of required
building penetrations for signage attachment and methods of patching/weatherproofing such penetrations.

 

C.
Final Working Drawings. Final Working Drawings consist of the preliminary design plans and engineered plans (i.e. MEP’s,
Structural, Civil, Landscape). Tenant can submit its Tenant Improvement plans on a CD-ROM with the plan sheet size to scale in a PDF
file format. Tenant shall prepare Final Working Drawings in a CADD reproducible format and shall include, but not be limited to, the
following:

 

1.
Engineered floor plans indicating storefront construction materials, colors and finishes as well as sliding door track location (if required),
location of partitions and type of construction, placement of merchandising fixtures and toilet room locations indicating placement of
plumbing and fixtures.

 

2.
Engineered reflected ceiling plans indicating ceiling materials, various heights, location of all light fixtures, their manufacturer’s
name and catalog number, lamps to be used and mounting (recessed, surface, etc.), location of sprinkler heads and HVAC grilles.

 

3.
Engineered exterior storefront elevation and section details keyed to the layout, including any graphics, lighting and signage and indicating
all materials and finishes. Exterior elevations shall be rendered in color. Elevations should include existing context (i.e., partial
elevations of retail spaces) and should be drawn full height to top of building.

 

4.
Engineered interior elevations, sections and details keyed to the engineered layout sufficient for construction.

 

5.
Complete interior and exterior finish schedule including all colors and materials to be used keyed to color and materials sample board.

 

6.
Samples and color chips of the actual materials or charts firmly attached to illustration boards and clearly labeled.

 

7.
Sign details showing an architectural scale indicating elevation and section views, letter style and size, all colors and materials,
methods of illustration, color of illuminate and voltage requirements. Tenant’s sign vendor is required to submit shop drawings
which include site plan showing store location, architectural elevation to scale showing all sign related dimensions, sign elements section
details, and details of required building penetrations for signage attachment and methods of patching/weatherproofing such penetrations.

 

8.
Engineered mechanical drawings, including electrical, HVAC, plumbing and automatic fire sprinklers prepared by licensed engineers or
firms licensed to prepare such drawings.

 

9.
Engineered electrical and/or mechanical drawings must indicate total connected electrical loads and panel schedules, HVAC cooling requirements,
water service capacity requirements and natural gas service requirements (if needed). Mechanical plans must indicate the operating weights
and locations of any additional Tenant provided rooftop mechanical equipment.

 

10.
Specifications not shown on drawings should be submitted on 8-1/2” x 11” paper, four (4) sets.

 

11.
Landlord reserves the right to require mock ups of any materials, finishes, colors, special signs or lighting.

 

    	SCHEDULE 3 TO EXHIBIT C
-1-

     

    

 

SCHEDULE
4 TO EXHIBIT C

 

REIMBURSEMENT

 

Provided
(a) Tenant has paid to Landlord all amounts owing to Landlord pursuant to this Lease as of the date reimbursement is to be made, (b)
Tenant is not otherwise in Default of any other term or condition of this Lease as of such date, and no event has occurred which, given
the passage of time or the giving of notice or both, could be declared a Default under this Lease, (c) the Premises are lien-free and
eighty-five (85) days have expired from the recordation of the Notice of Completion, and (d) Landlord has approved, in advance, the scope
of work and terms of any negotiated contract for Tenant’s Work, then within thirty (30) days after the date requirements 1 through
7 below are satisfied, Landlord will reimburse to Tenant the lesser of (i) the total amount of out-of-pocket costs paid by Tenant for
Tenant’s Work (specifically excluding floor coverings, signs, movable fixtures, permit fees and plan review fees), and (ii) $60.00
per square foot of the Floor Area of the Premises (“Tenant Improvement Allowance”):

 

1.
Tenant has delivered to Landlord unconditional final lien waivers and releases, in statutory form, for all contractors, subcontractors
and material suppliers who performed work or supplied materials in connection with the completion of Tenant’s Work; provided, however,
Tenant is not required to deliver lien waivers from material suppliers whose construction materials were purchased through Tenant’s
general contractor or subcontractor(s).

 

2.
Tenant has submitted to Landlord a copy of all building permits with all required inspections completed and all required governmental
sign-offs executed. Tenant to provide copies of building permit cards and other jurisdictional permit cards with the inspector’s
final acceptance (final sign-off).

 

3.
Tenant has completed Tenant’s Work and opened for business to the public in the Premises.

 

4.
Tenant has delivered to Landlord a copy of the recorded Notice of Completion.

 

5.
Tenant has delivered to Landlord a Certificate of Occupancy for the Premises.

 

6.
Tenant has submitted to Landlord invoices, AIA G702/G703 payment applications, and proofs of payment for Tenant’s Work (specifically
excluding floor coverings, signs, movable fixtures, permit fees and plan review fees) which evidence Tenant’s expenditure of the
amount requested. Proofs of payment examples are copies of cashed checks or wire transfers along with an invoice or an AIA G702/G703
payment application.

 

7.
Tenant has submitted to Landlord As-Built Drawings. Tenant to provide As-Built Drawing in two formats on CD-ROM to the Landlord: (1)
Tenant plans in single pdf file format (pdf file to be “to-scale”/full size set), and (2) Tenant plans in Auto CAD
format (.dwg file to be “to-scale”/full size set).

 

For
at least three (3) years after the date of completion of Tenant’s Work, Tenant shall maintain complete and accurate books and records
of expenditures for Tenant’s Work in accordance with generally accepted accounting principles. At any time within said three (3)-year
period and upon at least fifteen (15) days’ prior Notice to Tenant, Landlord may cause an audit to be made of all such books and
records relating to expenditures for Tenant’s Work at the Premises or at Tenant’s offices in the state in which the Premises
are situated.

 

In
addition to all other remedies which Landlord may have pursuant to this Lease, Landlord may recover from Tenant the reasonable cost of
its audit and withhold or recover all amounts to be paid or previously paid to Tenant if

(i)
the audit discloses that Tenant reported to Landlord material erroneous expenditures which were not in fact made, or reported material
erroneous amounts of any expenditure or of the expenditures in the aggregate; or (ii) Tenant fails to maintain complete and accurate
books and records of these expenditures. The occurrence of (i) or (ii) above shall constitute a material Default under this Lease.

 

Landlord
has agreed to provide Tenant with the Tenant Improvement Allowance based, in part, (a) on Tenant’s agreement to occupy the Premises
for at least the initial Term of this Lease, thereby allowing the amortization of the Tenant Improvement Allowance over such period,
and (b) because of Tenant’s specific Permitted Use set forth in Section 1.10 of this Lease that fits Landlord’s desired tenant-mix
for the Shopping Center. Therefore, as a material inducement to agree to reimburse to Tenant the Tenant Improvement Allowance, and as
a matter specifically bargained for between Landlord and Tenant, upon either (i) the early termination of this Lease prior to the expiration
of the Term or (ii) any Assignment (defined in Section 10.1), on or before the effective date of such termination or of such Assignment,
Tenant shall repay to Landlord the unamortized portion of the Tenant Improvement Allowance paid to Tenant as of the intended effective
date of the termination or the proposed Assignment, based upon amortization in accordance with generally accepted accounting principles
consistently applied. In addition, if this Lease is terminated or Tenant makes an Assignment before Landlord pays any Tenant Improvement
Allowance (or installment(s) of it), Landlord’s obligation to pay (or make any further payment) of Tenant Improvement Allowance
shall terminate and Tenant shall have no further right to payment of any Tenant Improvement Allowance.

 

    	SCHEDULE 4 TO EXHIBIT C
-1-

     

    

 

EXHIBIT
D

 

GROSS
SALES

 

DEFINITION:
“Gross Sales” means the gross selling price of all food and beverage items, merchandise, goods or services
sold, provided, delivered or rented, in or from the Premises by Tenant, its subtenants, licensees and concessionaires, whether for cash
or on credit and whether made by store personnel, telephone, electronic communication (including without limitation orders received through
the internet), or by machines or other technology based systems, as well as any membership fees and any business interruption or loss
of income insurance proceeds attributable to lost sales revenue received by Tenant. All sales originating at the Premises shall be considered
made and completed from the Premises even though bookkeeping or payment of the account is transferred to another location for collection
or filling of the order and actual delivery of the merchandise is made from another location. Each installment sale, credit sale or layaway
sale shall be treated as a sale for the full cash price at the time of such sale or deposit.

 

Excluded
from the definition of Gross Sales are the following: (i) interest or other charges paid by customers to Tenant for the extension of
credit; (ii) receipts from vending machines used solely by Tenant’s employees; (iii) sales taxes, excise taxes or gross receipts
taxes imposed by the government upon the sale of merchandise or services, but only if collected from customers separately from the selling
price and paid directly to the taxing agency; (iv) sales of gift certificates or cards at the Premises until they are redeemed for merchandise
provided; however gift certificates or cards purchased elsewhere and redeemed at the Premises shall be included in Gross Sales; and (v)
proceeds from the sale of fixtures, equipment or property which are not stock in trade.

 

For
purposes of calculating Percentage Rent only, Gross Sales shall be reduced by the following to the extent previously reported as Gross
Sales: (i) the selling price of all merchandise returned by customers and accepted for full credit; and (ii) the amount of bad debts
and bad checks resulting from sales made from the Premises, after Tenant has made its customary collection efforts and written off such
amounts as uncollectible, provided that the total bad debts and uncollectible amounts which may be deducted from Gross Sales for any
particular year shall not exceed one percent (1%) for such year, and shall in any event be limited to amounts actually written off for
Tenant’s accounting purposes during such year, and if such amounts are subsequently collected, such amounts shall be included in
Gross Sales in the applicable month and year in which they were collected.

 

FORM
OF GROSS SALES STATEMENT:

 

 

Note:
Signature constitutes certification that the information contained in this statement is true, accurate and complete. If Tenant is
a corporation, this statement must be signed by an authorized representative of Tenant. We encourage you to send as much detailed information
as practical to support your calculations; however, in addition to documentation normally provided IT IS ESSENTIAL THAT THIS FORM
BE COMPLETED AND RETURNED to ensure that all rental information is properly recorded to your account.

 

ALTERNATE
FORM OF GROSS SALES STATEMENT: As an alternative to the foregoing form, Tenant may submit its statement of Gross Sales online through
the Merchant Portal at: www.shopirvinecompany.com.

 

    	EXHIBIT D
-1-

     

    

 

EXHIBIT
E

 

TENANT’S
CERTIFICATE

 

	TENANT:
    ___________________________________________________________________________________
	PREMISES: __________________________________________________________________________________
	LEASE
    DATE: _______________________________________________________________________________
	EXECUTION
    DATE: ___________________________________________________________________________

 

THIS
TENANT’S CERTIFICATE is executed as of the Execution Date by Tenant who is currently the Tenant under that certain lease (“Lease”)
dated as of the Lease Date by and between IRVINE ORCHARD HILLS RETAIL LLC, Landlord, and YOSHIHARU IRVINE, a California corporation,
Tenant, with respect to the Premises. Unless otherwise defined in this Tenant’s Certificate, all capitalized terms shall have the
meanings given those terms in the Lease.

 

Subject
to any exceptions and qualifications stated in Paragraph 19, below, Tenant represents, warrants, certifies and states each of the following:

 

1.
It has reviewed the financial statements provided to Landlord (“Financial Statements”).

 

2.
Based on its knowledge, the Financial Statements do not contain any untrue statements of material fact or omit to state a material fact
necessary to understanding Tenant’s financial condition.

 

3.
Based on its knowledge, the Financial Statements fairly present the financial condition of Tenant.

 

4
The Lease is presently in full force and effect and has not been amended, supplemented, modified or otherwise changed, except pursuant
to the following written amendments:

 

5.
All work and improvements to the Premises required by the Lease to have been performed by Landlord have been completed in accordance
with the provisions of the Lease and Tenant has accepted and taken possession of the Premises.

 

6.
Landlord has satisfied all commitments, if any, made to induce Tenant to enter into the Lease, and to the best of Tenant’s knowledge,
is not in any respect in default in the performance by Landlord of its obligations under the Lease.

 

7.
Tenant fully occupies the Premises and is not in any respect in Default or breach of the Lease and has not assigned, sublet, transferred
or hypothecated its interest under the Lease.

 

8.
Tenant has no Notice or knowledge of any prior assignment, hypothecation or pledge of rents, of the Lease.

 

9.
Tenant knows of no event under the terms of the Lease which would constitute a Default by Tenant or a default by Landlord.

 

10.
The original term of the Lease is ___ years with a Commencement Date of ____________, and an Expiration Date of ______________.

 

11.
Neither Tenant nor Landlord has begun any action, or given or received any Notice for the purpose of termination of the Lease.

 

12.
Tenant has paid the Base Rent, the Percentage Rent (if any) and all other monetary obligations under the Lease through _______, 20__.

 

13.
There is no period of free rent, Rent abatement or reduction, except as set forth in the Lease or below, and Landlord has not given or
conceded to Tenant any other concessions, abatements or compromises with respect to the Rent obligations under the Lease, nor has Landlord
waived or purchased any other period of free rent, Rent abatement or reduction.

 

14.
There are no offsets or credits against or defenses to payment of any monetary obligations payable under the Lease, and Tenant has made
no payments to Landlord as a security deposit or advance or prepaid Rent except for the Security Deposit set forth in the Lease and any
payments made no earlier than ten (10) days prior to the date upon which such payment is due.

 

15.
Tenant’s address for Notice is set forth in the Lease.

 

16.
This Tenant’s Certificate and the Lease are legal, valid, binding and enforceable obligations of Tenant. Tenant has reviewed and
understands this document and has had an opportunity to discuss this with counsel or has waived such opportunity.

 

17.
Other than cleaning and office supplies used and stored on the Premises in the normal course of Tenant’s business, Tenant does
not use, handle, store or dispose of any Hazardous Materials (as defined in the Lease) in connection with Tenant’s business in
the Premises.

 

18.
Tenant hereby acknowledges and agrees that the Lease is a lease of real property in a “shopping center,” as such term is
used in 11 U.S.C. § 365(b)(3), and further acknowledges and agrees that Landlord shall be entitled to all the protections afforded
a landlord under 11 U.S.C. § 365(b)(3).

 

19.
The representations set forth above are subject to the following exceptions and qualifications (if none stated, all representations shall
be taken as without exception or qualification):

 

_________________________________________________________________________

_________________________________________________________________________

 

    	EXHIBIT E
-1-

     

    

 

IN
WITNESS WHEREOF, Tenant executed this Tenant’s Certificate as of the Execution Date.

 

	 	TENANT:
	 	 
	 	_________________________,
	 	a _______________________
	 	 
	 	By:	 
	 	Name:	 
	 	Title:	 
	 	 	 
	ACKNOWLEDGED
    AND AGREED TO THIS ____ DAY OF ________________, 20 __.
	 	 	 
	 	GUARANTOR:
	 	 	 
	 	_________________________,
	 	a _______________________
	 	 	                                                         
	 	By:	 
	 	Name:	 
	 	Title:	 

 

    	EXHIBIT E
-2-

     

    

 

EXHIBIT
F

 

INSURANCE
REQUIREMENTS

 

1.
TENANT’S INSURANCE. Tenant shall maintain in full force and effect a policy or policies of insurance as follows:

 

A.
Commercial general liability insurance with coverage limits of not less than the combined single limit for bodily injury, personal injury,
death and property damage liability per occurrence specified in Section 1.13 of the Lease or the current limit carried by Tenant, whichever
is greater, insuring against any and all liability of the insureds with respect to the Premises or arising out of the maintenance, use
or occupancy of the Premises or related to the exercise of any rights of Tenant pursuant to this Lease, subject to increases in amount
as Landlord may reasonably require from time to time. All such commercial general liability insurance shall include, but not be limited
to, personal injury, blanket contractual liability, products/completed operations, broad form property damage liability and independent
contractor’s liability. Each commercial general liability policy shall also include a severability of interests clause. If alcoholic
beverages are served, sold, consumed or obtained in the Premises, Tenant shall also purchase and maintain liquor liability insurance.
Additionally, Tenant shall be required to purchase and maintain automobile liability insurance covering all owned, non-owned and hired
automobiles.

 

B.
Worker’s compensation coverage as required by Law, including employer’s liability coverage, with a limit of not less than
One Million Dollars ($1,000,000.00) and waiver by Tenant’s insurer of any right of subrogation against Landlord by reason of any
payment pursuant to such coverage.

 

C.
Business interruption or loss of income insurance in amounts sufficient to insure Tenant’s business operations for a period of
not less than one (1) year.

 

D.
Plate glass insurance covering all plate glass on the Premises at full replacement value. Tenant shall have the option either to insure
this risk or to self-insure.

 

E.
Insurance covering all of Tenant’s Work, the Premises, Tenant’s leasehold improvements and alterations permitted under Section
21.8(a) of the Lease in an amount not less than their full replacement cost, and insurance covering all of Tenant’s trade fixtures,
merchandise and personal property in an amount not less than their full replacement value from time to time. All such insurance coverage
shall provide protection against perils covered in the ISO “Causes of Loss – Special Form” (form CP 10 30) and sprinkler
leakage. Any policy proceeds shall be used for the repair or replacement of the property damaged or destroyed unless the Lease shall
cease and terminate under the provisions of Article 13 of the Lease.

 

F.
Such additional insurance coverage and limits as Landlord deems reasonable and which are consistent with California insurance practices
for protecting persons and property.

 

2.
INSURANCE DURING CONSTRUCTION. Prior to the commencement of Tenant’s Work, Tenant shall, at its sole cost and expense, obtain and,
if required by Landlord, cause its contractors to obtain and keep in full force throughout the construction of Tenant’s Work:

 

A.
Commercial general liability insurance as described in Section 1.A above.

 

B.
Workers compensation as described in Section 1.B above.

 

C.
A builder’s risk policy covering those perils insured in the “Causes of Loss – Special Form” (form CP 10 30)
in an amount acceptable to Landlord and sufficient to cover the full contract value of all Tenant renovations and/or improvements.

 

3.
POLICY FORM. All policies of insurance required of Tenant herein shall be issued by insurance companies with a current A.M. Best’s
Rating of A or better and a Financial Rating of at least VIII, both as rated in the most current “Best’s Rating Guide,”
and which are qualified to do business in the State of California. All such policies, except for the Worker’s Compensation coverage,
shall name and shall be for the mutual and joint benefit and protection of Landlord and all entities controlling, controlled by, or under
common control with Landlord, together with their respective owners, shareholders, partners, members, divisions, officers, directors,
employees, representatives and agents, and all of their respective successors and assigns as additional insureds. The policies described
in Parts C and E in Section 1 above shall also name Landlord and Landlord’s beneficiary (ies) under a deed of trust as loss payees.
Certified copies of the policy declaration page and the following endorsements shall be delivered to Landlord prior to Tenant, its agents
or employees entering the Premises for any purpose: (a) an endorsement confirming Landlord’s and its relate parties additional
insured status as provided herein, an endorsement evidencing waiver of subrogation as provided by this Exhibit F, and (b) an endorsement
confirming that all policies required of Tenant herein shall be endorsed to read that such policies are primary policies and any insurance
carried by Landlord or Landlord’s property manager shall be noncontributing with such policies. Thereafter, certified copies of
the policy declaration page and all required endorsements for the renewal policies required hereby shall be delivered to Landlord within
thirty (30) days prior to the expiration of the term of each policy. Alternatively, Landlord may require certificates evidencing such
insurance. All policies of insurance delivered to Landlord must contain a provision that the company writing the policy will give to
Landlord thirty (30) days’ prior Notice of any cancellation or lapse or the effective date of any reduction in the amounts of insurance.
No policy required to be maintained by Tenant shall have a deductible greater than Twenty-Five Thousand Dollars ($25,000.00) unless approved
in writing by Landlord.

 

    	EXHIBIT F
-1-

     

    

 

4.
BLANKET POLICIES. Notwithstanding anything to the contrary contained in this Exhibit F, Tenant’s obligation to carry insurance
may be satisfied by coverage under a so-called blanket policy or policies of insurance; provided, however, that the coverage afforded
Landlord will not be reduced or diminished and the requirements set forth in this Lease are otherwise satisfied by such blanket policy
or policies.

 

5.
INCREASED PREMIUMS DUE TO USE OF PREMISES. Tenant shall not do any act in or about the Premises which will tend to increase the insurance
rates upon the Premises or the Shopping Center of which the Premises are a part. Tenant agrees to pay to Landlord, upon demand, the amount
of any increase in premium for insurance resulting from Tenant’s use of the Premises, whether or not Landlord shall have consented
to the act on the part of Tenant. If Tenant installs upon the Premises any electrical equipment which constitutes an overload of the
electrical lines servicing the Premises, Tenant, at its own expense, shall make whatever changes are necessary to comply with the requirements
of the insurance underwriters and any appropriate governmental authority.

 

6.
LANDLORD’S INSURANCE. Landlord, at all times from and after the Lease Date, shall maintain the following types of insurance in
effect during the Term, with or without deductibles and in amounts and coverages as may be determined by Landlord in its discretion (subject,
however, to reimbursement as set forth in the Lease):

 

A.
General liability for bodily injury and property damage arising from Landlord’s ownership, management, use and/or operation of
the Common Areas and/or the Shopping Center with coverage limits equal or greater to those Tenant is required to maintain in accordance
with Tenants Insurance requirements set forth in Section 1 of this Exhibit F.

 

B.
Property insurance, subject to standard exclusions (such as, but not limited to, earthquake and flood exclusions), covering the Shopping
Center. In addition, Landlord may, at its election, obtain insurance coverages for such other risks as Landlord or its Mortgagees may
from time to time deem appropriate, including earthquake and terrorism.

 

The
insurance described in clauses A and B above, together with any deductibles, are collectively referred to as “Landlord’s
Insurance” and such insurance may be carried by inclusion within the coverage of any blanket policy or policies of insurance
maintained by Landlord; provided, however, that the coverage afforded will not be reduced or diminished by reason of the use of such
blanket policies of insurance.

 

7.
WAIVER OF SUBROGATION. Landlord and Tenant each waive any rights each may have against the other on account of any loss or damage occasioned
to Landlord or Tenant, as the case may be, their respective property, the Premises or its contents, or to other portions of the Shopping
Center arising from any liability, loss, damage or injury caused by fire or other casualty for which property insurance is carried or
required to be carried pursuant to the Lease. The insurance policies obtained by Landlord and Tenant pursuant to this Lease shall contain
a provision waiving any right of subrogation which the insurer may otherwise have against the other party. If Landlord has contracted
with a third party for the management of the Shopping Center, the waiver of subrogation by Tenant herein shall also run in favor of such
third party.

 

8.
FAILURE BY TENANT TO MAINTAIN INSURANCE. If Tenant refuses or neglects to secure and maintain insurance policies complying with the provisions
of this Exhibit F, Landlord may secure the appropriate insurance policies and Tenant shall pay, upon demand, the cost of same
to Landlord.

 

9.
SUFFICIENCY OF COVERAGE. Neither Landlord nor any of Landlord’s agents make any representation that the types of insurance and
limits specified to be carried by Tenant under the Lease are adequate to protect Tenant. If Tenant believes that any such insurance coverage
is insufficient, Tenant shall provide, at its own expense, such additional insurance as Tenant deems adequate. Nothing contained herein
shall limit Tenant’s liability under the Lease.

 

    	EXHIBIT F
-2-

     

    

 

EXHIBIT
G

 

RULES
AND REGULATIONS

 

1.
HOURS OF BUSINESS. From and after the Commencement Date, Tenant shall keep the entire Premises continuously open for business during
the days and hours established by Landlord from time to time for the Shopping Center generally, including all holidays except New Year’s
Day, Easter Day, Thanksgiving Day, and Christmas Day. Subject to Section 21.9 of the Lease, Tenant shall pay to Landlord a One Hundred
Dollar ($100.00) per hour charge for each hour that Tenant fails to continuously remain open for business during the hours previously
established by Landlord, which payment shall constitute liquidated damages. Tenant shall have its window displays, exterior signs and
exterior advertising displays adequately illuminated continuously during those hours and days that the Premises are required to be open
for business to the public.

 

2.
HOURS FOR DELIVERIES. Tenant shall use its best efforts to require all deliveries, (exclusive of United Parcel Service and U.S. Postal
Service), loading, unloading and services to the Premises to be completed between 7:00 a.m. and 10:00 a.m. each day. All deliveries,
loading, unloading and services to the Premises shall be accomplished within the service areas of the Shopping Center.

 

3.
OPERATION OF BUSINESS IN PREMISES. Tenant shall keep the Premises in a neat and clean condition, free from any objectionable noises,
odors or nuisances, shall operate its business without unreasonable noise or vibration emanating from the Premises, and shall comply
with all applicable Laws of any governmental authority having jurisdiction over the Premises or the Shopping Center in connection with
Tenant’s operation of its business in the Premises:

 

4.
PARKING. If Tenant or its employees fail to park in the area designated for employee parking, Tenant shall be liable for a fee of Fifty
Dollars ($50.00) per day for each violation, which fee shall constitute liquidated damages.

 

5.
PROHIBITED ACTIVITIES. Smoking of any kind (including vapor products) and the possession, use, growth or distribution of marijuana or
any marijuana derivative is strictly prohibited within the Premises. Tenant shall not sell merchandise from vending machines or allow
any coin or token operated vending machine on the Premises, except those exclusively used by employees and pay telephones provided for
the convenience of its customers. Unless otherwise specifically permitted in Section 1.10 of the Lease, Tenant shall not install or operate
in or about the Premises any type of automated teller machine (ATM) for the disposition of cash or conducting banking transactions or
for the sale of event tickets. Tenant shall not display or sell merchandise or allow carts, signs or any other object to be stored or
to remain outside the Premises. Tenant shall not erect any aerial or antenna on the roof, exterior walls or any other portion of the
Premises. Tenant shall not solicit or distribute materials in the Common Area. Tenant shall neither conduct on the Premises, nor advertise
with respect to the Premises, any liquidation, “going out of business,” distress, “lost our lease” or similar
sale.

 

6.
ADVERTISING MEDIA. Tenant shall not affix upon the Premises any sign, advertising placard, name, insignia, trademark, descriptive material
or other like item unless approved by Landlord in writing, in advance, in accordance with Exhibit C. No advertising medium shall
be utilized by Tenant which can be heard or seen outside the Premises including flashing lights, searchlights, loudspeakers, phonographs,
radios or televisions. Tenant shall not display, paint or place any handbill, bumper sticker or other advertising device on any vehicle
parked in the Common Area. Tenant shall not distribute any handbills or other advertising matter in the Shopping Center. Notwithstanding
the above, Tenant shall erect signs at its own expense in accordance with (a) the sign criteria established by Landlord, (b) the Final
Plans, and (c) all applicable Laws and shall maintain these signs in good condition and repair during the Term.

 

7.
FOOD. Unless this Lease expressly permits the use of the Premises for a restaurant facility, no cooking shall be allowed on the Premises.

 

8.
AMENDMENT/CONFLICT OF RULES WITH LEASE. Tenant acknowledges that Landlord may, from time to time, establish further reasonable and non-discriminatory
rules and regulations for the Shopping Center or amend existing ones, and Tenant shall abide by such rules and regulations. If there
is any conflict, inconsistency or ambiguity between these Rules and the Lease, the provisions of the Lease shall control.

 

9.
RESTAURANT MAINTENANCE. Tenant acknowledges and understands that material consideration for Landlord to enter into this Lease is Tenant’s
full cooperation with the Landlord in maintaining the Shopping Center in first-class, neat and safe condition; therefore, in addition
to the other covenants of Tenant concerning maintenance of the Premises set forth in the Lease, Tenant shall, at its sole cost and expense:

 

(i)
Be responsible for promptly cleaning any spills or waste in the Shopping Center occasioned by off-premises consumption of food and other
items sold by Tenant;

 

(ii)
If Landlord undertakes routine steam cleaning of sidewalk areas within the vicinity of the Premises and additional steam cleaning is
required in the vicinity of the Premises (including the rear or service area), Tenant agrees that it shall be responsible for ensuring
that the additional steam cleaning is completed and shall pay the cost of same directly to the cleaning service or if Landlord provides
for such additional steam cleaning, pay Landlord upon billing, as Additional Rent;

 

    	EXHIBIT G
-1-

     

    

 

(iii)
Bus, clean and wash daily all tables, chairs, dividers, fixtures, floor mats and furnishing used by Tenant with an approved detergent-disinfectant
type solvent to prevent build-up from food spills, dust, dirt and other substances (floor mats shall not be washed or cleaned outside
the Premises in the Common Area);

 

(iv)
If found by Landlord to be necessary, install and operate mechanical, chemical or electrical insect or other traps, approved by Landlord
in writing as to location and type, to eliminate all insects, gnats, flies, and rodents from the Premises;

 

(v)
(a) Cause both interior and exterior trash containers to be emptied on a regular basis (but not less than once a day) prior to their
overflowing (unless Tenant provides, at its sole cost and expense, refrigerated trash storage for the Premises) and if required by Landlord,
substitute a replacement container during the time period when containers are being emptied; (b) keep and maintain all trash containers
in a clean and attractive condition and appearance at all times; (c) utilize three (3) millimeter polyurethane liners in all lined trash
containers; (d) ensure that all trash bags are securely fastened and sealed tightly with a tie wrap to prevent any leaking of garbage
before the bags are removed from the Premises to the outside dumpster or other disposal facility, including, without limitation, by using
two trash bags (“double-bagging”) to collect trash; and (e) utilize trash transport equipment, such as “gray whales”,
approved by Landlord to transport Tenant’s trash and garbage to dumpsters or other disposal facilities provided by Landlord for
the disposal of garbage and waste products;

 

(vi)
Utilize dumpsters or other disposal facilities provided by Landlord for the disposal of garbage and waste products and dispose of
all grease waste as required under the Lease. Tenant shall be solely responsible for the payment of any penalties assess by any
governmental authorities for any violation of any provision under the Lease and, in the event Tenant violates this subparagraph
(vi), Tenant shall be assessed a penalty of $100.00 for each violation, and such amount shall be payable within ten (10) days after
Landlord’s billing for same;

 

(vii)
Cause signs (approved in advance by Landlord in writing) to be posted requesting patrons, invitees and employees of Tenant to deposit
waste in the trash containers;

 

(viii)
Break down all cardboard boxes prior to disposing of same in the designated cardboard compactors and use Tenant’s best efforts
to operate the cardboard compactor each time cardboard is disposed of into the container; and

 

(ix)
Strictly comply with Landlord’s existing signage policy prohibiting Tenant from placing any unapproved permanent or temporary signage,
posters, and/or advertisement on the storefront glass or windows of the Premises.

 

    	EXHIBIT G
-2-

     

    

 

EXHIBIT
H

 

TENANT’S
ESTOPPEL

 

	TENANT:	YOSHIHARU
    IRVINE, a California corporation
	 	 
	PREMISES:	3935
    Portola Parkway, Irvine, CA 92602
	 	 
	LEASE
    DATE:	December
    30, 2020

 

THIS
TENANT’S ESTOPPEL is executed concurrently with the execution by Tenant of the above-referenced Lease with IRVINE ORCHARD HILLS
RETAIL LLC, as Landlord, for the lease of the above-referenced Premises.

 

Tenant
represents, warrants, certifies and states each of the following:

 

1.
Except as specifically provided in the Lease, no representation, warranty, or other agreement whatsoever has been made to Tenant, its
agents, representatives or other party acting for or on behalf of Tenant, by Landlord, its agents, representatives, or other party acting
for or on behalf of Landlord, in connection with the Lease, the Shopping Center, the Premises or otherwise, including, without limitation,
any representation, warranty or other agreement concerning prospective tenants for the Shopping Center, gross sales (or other planned
income) which Tenant should expect to realize from the Premises, exclusivity rights, rights of first refusal or offer for other premises
within the Shopping Center, or other representations, warranties or agreements, express or implied, which would induce Tenant to execute
the Lease or lease the Premises.

 

2.
Tenant agrees and acknowledges that Landlord is relying on Tenant’s execution of this Tenant’s Estoppel and would not execute
the Lease but for Tenant’s execution hereof.

 

3.
Tenant has reviewed and understands this document and has had an opportunity to discuss this with counsel or has waived such opportunity.

 

 

    	EXHIBIT H
-1-

     

    

 

EXHIBIT
I

 

GUARANTEE
OF LEASE

 

THIS
GUARANTEE OF LEASE (“Guarantee”) is given this December 30, 2020, by JAMES CHAE and JENNIE Y. CHAE, husband
and wife (collectively, “Guarantor”) to IRVINE ORCHARD HILLS RETAIL LLC
(“Landlord”).

 

I.
RECITALS

 

A.
A certain lease of even date herewith has been, or will be, executed by and between Landlord, and YOSHIHARU IRVINE, a California corporation
(“Tenant”), for certain premises located in Orchard Hills Shopping Center, in the City of Irvine, State of
California (“Lease”).

 

B.
Landlord requires as a condition to its execution of the Lease that the undersigned guarantee the full performance of the obligations
of Tenant thereunder.

 

C.
Guarantor is desirous that Landlord enter into the Lease with Tenant.

 

NOW,
THEREFORE, in consideration of the execution of the Lease by Landlord, Guarantor hereby unconditionally guarantees the full performance
of each and all of the terms, covenants and conditions of the Lease to be kept and performed by Tenant, as hereinafter provided.

 

II.
TERMS

 

A.
GUARANTOR’S OBLIGATIONS:

 

Guarantor
unconditionally guarantees to Landlord the full and complete performance of each and all of the terms, covenants and conditions of the
Lease and any amendments thereto required to be performed by Tenant including, but not limited to, the payment of all Base Rent, Percentage
Rent and Additional Rent (as each term is defined in the Lease), and any and all other charges, sums, damages or liabilities to accrue
or become due from Tenant to Landlord pursuant to the terms of the Lease (“Monetary Sums”). Guarantor further
agrees to pay to Landlord interest on any and all sums due and owing Landlord by reason of Tenant’s failure to pay all sums due
and owing at the highest rate allowed by Law at the time of payment.

 

B.
LANDLORD’S RIGHTS:

 

1.
ENFORCEMENT. Landlord has the right, in the event of any failure of Tenant to pay the Monetary Sums or perform any other obligation under
the Lease, to proceed against Tenant or Guarantor, or both, and to enforce against Guarantor or Tenant, or both, any and all rights that
Landlord may have to the payment of the Monetary Sums or the performance of such other obligations. Guarantor understands and agrees
that its liability under this Guarantee shall be primary and that, in any right of action which may accrue to Landlord under the Lease
or this Guarantee, Landlord, at its option, may proceed against Guarantor without having taken any action or obtained any judgment against
Tenant.

 

2.
DELAY IN ENFORCEMENT. Guarantor understands and agrees that any failure or delay of Landlord to enforce any of its rights under the Lease
or this Guarantee shall in no way affect Guarantor’s obligations under this Guarantee.

 

C.
GUARANTOR’S WAIVERS:

 

Guarantor hereby waives:

 

1.
Any and all notices, presentments and notices of nonpayment or nonperformance;

 

2.
All defenses based upon any disability of Tenant, release of Tenant’s liability for any reason or any statute of limitations controlling
obligations accruing under the Lease or this Guarantee;

 

3.
Any and all rights it may have now or in the future to require or demand that Landlord pursue any right or remedy Landlord may have against
Tenant or any third party;

 

4.
Any and all rights it may have to enforce any remedies available to Landlord against Tenant now or in the future;

 

5.
Any and all right to participate in any security deposit held by Landlord under the Lease now or in the future;

 

6.
The right to require Landlord to proceed against Tenant, exhaust any security which Landlord now holds or may hold in the future from
Tenant or pursue any other right or remedy available to Landlord; and

 

7.
All rights and defenses that are or may become available to Guarantor by reason of Sections 2787 through 2855, inclusive, of the California
Civil Code.

 

    	EXHIBIT I
-1-

     

    

 

D.
CHANGES DO NOT AFFECT LIABILITY:

 

Guarantor
understands and agrees that its obligations under this Guarantee shall not be affected in any way by any extension of time or other indulgence
granted to Tenant, any amendment, modification, renewal or extension of the Lease, or any assignment or subletting of the Lease, and
in no way shall any such occurrence release or discharge Guarantor from its obligations under this Guarantee. Guarantor agrees that its
obligations under this Guarantee shall not be affected by Landlord’s failure to notify Guarantor of any default or failure to perform
on the part of Tenant.

 

E.
TENANT’S INSOLVENCY:

 

1.
ASSUMPTION OF LIABILITY. Guarantor understands and agrees that, if Tenant becomes insolvent or is adjudicated bankrupt, whether by voluntary
or involuntary petition, or if any bankruptcy action involving Tenant is commenced or filed, or if a petition for reorganization, arrangement
or similar relief is filed against Tenant, or if a receiver of any part of Tenant’s property or assets is appointed by any court,
Guarantor will pay to Landlord the amount of all accrued, unpaid and accruing Monetary Sums to the date when the trustee or administrator
accepts the Lease and commences paying same; provided, however, at such time as the trustee or administrator rejects the Lease, Guarantor
shall pay to Landlord all accrued, unpaid and accruing Monetary Sums under the Lease for the remainder of the Term.

 

2.
LANDLORD’S OPTION. Pursuant to the provisions of Part II, Section E.1 above, at the option of Landlord as to the amounts owing
for the unexpired term of the Lease if the Lease is rejected, Guarantor shall either:

 

a.
Pay to Landlord an amount equal to the Monetary Sums which would have been payable for the unexpired term of the Lease reduced to its
present day value; or

 

b.
Execute and deliver to Landlord a new lease for the balance of the Term with the same terms and conditions as the Lease and with Guarantor
as tenant thereunder.

 

3.
EFFECT OF OPERATION OF LAW. Any operation of any present or future debtor’s relief act or similar act or Law or decision of any
court shall in no way affect the obligations of Guarantor or Tenant to perform any of the terms, covenants or conditions of the Lease
or of this Guarantee.

 

III.
MISCELLANEOUS:

 

A.
EXTENT OF OBLIGATIONS. Notwithstanding anything to the contrary in this Guarantee, it is understood and agreed that this Guarantee shall
extend to any and all obligations of Tenant to Landlord under the Lease and any amendments to the Lease.

 

B.
SUBROGATION. Guarantor understands and agrees that it shall have no right of subrogation against Tenant until such time as all of Tenant’s
obligations to Landlord have been fully paid and discharged.

 

C.
ASSIGNABILITY. This Guarantee may be assigned in whole or in part by Landlord upon written notice to Guarantor.

 

D.
SUCCESSORS AND ASSIGNS. The terms and provisions of this Guarantee shall be binding upon and inure to the benefit of the successors and
assigns of the parties hereto.

 

E.
MODIFICATION OF GUARANTEE. This Guarantee constitutes the full and complete agreement between the parties hereto and it is understood
and agreed that the provisions hereof may only be modified by a writing executed by the parties hereto.

 

F.
NUMBER AND GENDER. As used herein, the singular shall include the plural and, as used herein, the masculine shall include the feminine
and neuter genders.

 

G.
CAPTIONS/HEADINGS. Any captions or headings used in this Guarantee are for reference purposes only and are in no way to be construed
as part of this Guarantee.

 

H.
INVALIDITY. If any term, provision, covenant or condition of this Guarantee is held to be void, invalid or unenforceable, the remainder
of the provisions hereof shall remain in full force and effect and shall in no way be affected, impaired or invalidated.

 

I.
JURISDICTION. The validity of this Guarantee and of any of its terms or provisions, and the rights and duties of the parties hereunder,
shall be interpreted and construed in accordance with the Laws of the State of California.

 

J.
ATTORNEYS’ FEES. In the event that either Landlord or Guarantor shall institute any action or proceeding against the other relating
to the provisions of this Guarantee or the enforcement hereof, the party not prevailing in such action or proceeding shall reimburse
the prevailing party for its actual attorneys’ fees, and all fees, costs and expenses incurred in connection with such action or
proceeding, including, without limitation, any post- judgment fees, costs or expenses incurred on any appeal or in collection of any
judgment.

 

    	EXHIBIT I
-2-

     

    

 

K.
GUARANTEE OF PAYMENT AND PERFORMANCE. It is understood and agreed that this Guarantee is unconditional and continuing and is a guarantee
of payment and performance and not of collection.

 

L.
JOINT AND SEVERAL OBLIGATION. If Guarantor is more than one (1) person, the obligations of the persons comprising Guarantor shall be
joint and several and the unenforceability of this Guarantee or Landlord’s election not to enforce this Guarantee against one (1)
or more of the persons comprising Guarantor shall not affect the obligations of the remaining persons comprising Guarantor or the enforceability
of this Guarantee against such remaining persons.

 

M.
MARRIED GUARANTOR. If Guarantor is a married individual, Guarantor’s spouse must sign this Guarantee. The obligations under this
Guarantee shall apply to each spouse, jointly and severally, on behalf of each of their marital, community and sole and separate property
estates.

 

N.
WAIVER OF JURY TRIAL/JUDICIAL REFERENCE.

 

(a)
Landlord and Guarantor each acknowledges that it is aware of and has had the advice of counsel of its choice with respect to its right
to trial by jury, and each party does hereby expressly and knowingly waive and release all such rights to trial by jury in any action,
proceeding or counterclaim brought by either party hereto against the other (and/or against its officers, directors, employees, agents,
or subsidiary or affiliated entities) on any matters whatsoever arising out of or in any way connected with the Lease, this Guarantee,
Tenant’s use or occupancy of the Premises, and/or any claim of injury or damage.

 

(b)
In the event that the jury waiver provisions of Section III. N.(a) are not enforceable under California Law, then the provisions of this
Section III. N. (b) shall apply. Landlord and Guarantor agree that any disputes arising in connection with the Lease and/or this Guarantee
(including but not limited to a determination of any and all of the issues in such dispute, whether of fact or of Law, and including
any action where Tenant names as a party to any dispute an employee or agent of Landlord) shall be resolved (and a decision shall be
rendered) by way of a general reference as provided for in Part 2, Title 8, Chapter 6 (§ 638 et. seq.) of the California Code of
Civil Procedure, or any successor California statute governing resolution of disputes by a court appointed referee. Nothing within this
Section III.N. shall apply to an unlawful detainer action.

 

    	EXHIBIT I
-3-

     

    

 

IN WITNESS WHEREOF, the
undersigned have executed this Guarantee and made it effective on the date first written above.

 

	Addresses for Notices:	 	GUARANTOR
	 	 	 
	 	 	JAMES CHAE and JENNIE Y. CHAE,

      husband and wife, on behalf of their separate and community property interests, jointly and severally

	 	 	 
	 	 	 
	 	 	James Chae
	15476 Canon Lane	 	James Chae
	Chino Hills CA 91709	 	 
	 	 	Jennie Y. Chae
	 	 	Jennie Y. Chae

 

    	EXHIBIT I
-4-

     

    

 

EXHIBIT
J

 

MENU

 

 

    	EXHIBIT J
-1-

     

    

 

RETAIL
LEASE

 

TENANT:
YOSHIHARU IRVINE, a California corporation

 

SHOPPING CENTER: ORCHARD HILLS SHOPPING CENTER

 

TABLE
OF CONTENTS

 

	 	PAGE
	 	 
	ARTICLE
    1 BASIC LEASE PROVISIONS	2
	 	 
	ARTICLE
    2 LEASE OF PREMISES; RESERVATIONS	4
	 	 
	ARTICLE
    3 RENT	4
	 	 
	ARTICLE
    4 TENANT FINANCIAL DATA	4
	 	 
	ARTICLE
    5 TAXES	5
	 	 
	ARTICLE
    6 UTILITIES AND HVAC	5
	 	 
	ARTICLE
    7 TENANT’S CONDUCT OF BUSINESS	6
	 	 
	ARTICLE
    8 MAINTENANCE AND REPAIRS	7
	 	 
	ARTICLE
    9 COMMON AREA	8
	 	 
	ARTICLE
    10 ASSIGNMENT AND SUBLETTING	9
	 	 
	ARTICLE
    11 PROMOTIONAL SERVICES	10
	 	 
	ARTICLE
    12 INSURANCE AND INDEMNITY	10
	 	 
	ARTICLE
    13 DAMAGE	11
	 	 
	ARTICLE
    14 EMINENT DOMAIN	11
	 	 
	ARTICLE
    15 DEFAULTS BY TENANT	12
	 	 
	ARTICLE
    16 DEFAULTS BY LANDLORD	12
	 	 
	ARTICLE
    17 SUBORDINATION, ATTORNMENT AND TENANT’S CERTIFICATE	13
	 	 
	ARTICLE
    18 SECURITY DEPOSIT	13
	 	 
	ARTICLE
    19 QUIET ENJOYMENT	13
	 	 
	ARTICLE
    20 NOTICES	13
	 	 
	ARTICLE
    21 MISCELLANEOUS	14

 

    	 

     

    

 

EXHIBIT
A - SHOPPING CENTER SITE PLAN

EXHIBIT
B - PREMISES SITE PLAN

EXHIBIT
C - CONSTRUCTION PROVISIONS

EXHIBIT
D - GROSS SALES

EXHIBIT
E - TENANT’S CERTIFICATE

EXHIBIT
F - INSURANCE REQUIREMENTS

EXHIBIT
G - RULES AND REGULATIONS

EXHIBIT
H - TENANT’S ESTOPPEL

EXHIBIT
I - GUARANTEE OF LEASE

EXHIBIT
J - MENU

 

    	-2-

     

    

 

 

    	 

     

    

 

 

    	 

     

    

 

 

    	 

     

    

 

ELECTRONIC
RECORD AND SIGNATURE DISCLOSURE

 

From
time to time, Irvine Company (we, us or Company) may be required by law to provide to you certain written notices or disclosures. Described
below are the terms and conditions for providing to you such notices and disclosures electronically through your DocuSign, Inc. (DocuSign)
Express user account. Please read the information below carefully and thoroughly, and if you can access this information electronically
to your satisfaction and agree to these terms and conditions, please confirm your agreement by clicking the ‘I agree’ button
at the bottom of this document.

 

Getting
paper copies

 

At
any time, you may request from us a paper copy of any record provided or made available electronically to you by us. For such copies,
as long as you are an authorized user of the DocuSign system you will have the ability to download and print any documents we send to
you through your DocuSign user account for a limited period of time (usually 30 days) after such documents are first sent to you. After
such time, if you wish for us to send you paper copies of any such documents from our office to you, you will be charged a $0.00 per-page
fee. You may request delivery of such paper copies from us by following the procedure described below.

 

Withdrawing
your consent

 

If
you decide to receive notices and disclosures from us electronically, you may at any time change your mind and tell us that thereafter
you want to receive required notices and disclosures only in paper format. How you must inform us of your decision to receive future
notices and disclosure in paper format and withdraw your consent to receive notices and disclosures electronically is described below.

 

Consequences
of changing your mind

 

If
you elect to receive required notices and disclosures only in paper format, it will slow the speed at which we can complete certain steps
in transactions with you and delivering services to you because we will need first to send the required notices or disclosures to you
in paper format, and then wait until we receive back from you your acknowledgment of your receipt of such paper notices or disclosures.
To indicate to us that you are changing your mind, you must withdraw your consent using the DocuSign ‘Withdraw Consent’ form
on the signing page of your DocuSign account. This will indicate to us that you have withdrawn your consent to receive required notices
and disclosures electronically from us and you will no longer be able to use your DocuSign Express user account to receive required notices
and consents electronically from us or to sign electronically documents from us.

 

All
notices and disclosures will be sent to you electronically

 

Unless
you tell us otherwise in accordance with the procedures described herein, we will provide electronically to you through your DocuSign
user account all required notices, disclosures, authorizations, acknowledgements, and other documents that are required to be provided
or made available to you during the course of our relationship with you. To reduce the chance of you inadvertently not receiving any
notice or disclosure, we prefer to provide all of the required notices and disclosures to you by the same method and to the same address
that you have given us. Thus, you can receive all the disclosures and notices electronically or in paper format through the paper mail
delivery system. If you do not agree with this process, please let us know as described below. Please also see the paragraph immediately
above that describes the consequences of your electing not to receive delivery of the notices and disclosures electronically from us.

 

    	 

     

    

 

How
to contact Irvine Company:

 

You
may contact us to let us know of your changes as to how we may contact you electronically, to request paper copies of certain information
from us, and to withdraw your prior consent to receive notices and disclosures electronically as follows:

 

To
contact us by email send messages to: helpdesk@irvinecompany.com

 

To
advise Irvine Company of your new e-mail address

 

To
let us know of a change in your e-mail address where we should send notices and disclosures electronically to you, you must send an email
message to us at helpdesk@irvinecompany.com and in the body of such request you must state: your previous e-mail address, your new e-mail
address. We do not require any other information from you to change your email address..

 

In
addition, you must notify DocuSign, Inc to arrange for your new email address to be reflected in your DocuSign account by following the
process for changing e-mail in DocuSign.

 

To
request paper copies from Irvine Company

 

To
request delivery from us of paper copies of the notices and disclosures previously provided by us to you electronically, you must send
us an e-mail to helpdesk@irvinecompany.com and in the body of such request you must state your e-mail address, full name, US Postal address,
and telephone number. We will bill you for any fees at that time, if any.

 

To
withdraw your consent with Irvine Company

 

To
inform us that you no longer want to receive future notices and disclosures in electronic format you may:

 

i.
decline to sign a document from within your DocuSign account, and on the subsequent page, select the check-box indicating you wish
to withdraw your consent, or you may;

 

ii.
send us an e-mail to helpdesk@irvinecompany.com and in the body of such request you must state your e-mail, full name, IS Postal
Address, telephone number, and account number. We do not need any other information from you to withdraw consent.. The consequences
of your withdrawing consent for online documents will be that transactions may take a longer time to process..

 

Required
hardware and software

 

	Operating
    Systems:	 	Windows2000?
    or WindowsXP?
	Browsers
    (for SENDERS):	 	Internet
    Explorer 6.0? or above
	Browsers
    (for SIGNERS):	 	Internet
    Explorer 6.0?, Mozilla FireFox 1.0, NetScape 7.2 (or above)
	Email:	 	Access
    to a valid email account
	Screen
    Resolution:	 	800
    x 600 minimum

	Enabled
    Security Settings:	 	 	 
		 	●	Allow
    per session cookies
	 	 	 	 
	 	 	●	Users
    accessing the internet behind a Proxy Server must enable HTTP 1.1 settings via proxy connection

 

**
These minimum requirements are subject to change. If these requirements change, we will provide you with an email message at the email
address we have on file for you at that time providing you with the revised hardware and software requirements, at which time you will
have the right to withdraw your consent.

 

    	 

     

    

 

Acknowledging
your access and consent to receive materials and conduct transactions electronically under California law.

 

To
confirm to us that you can access this information electronically, which will be similar to other electronic notices and disclosures
that we will provide to you, please verify that you were able to read this electronic disclosure and that you also were able to print
on paper or electronically save this page for your future reference and access or that you were able to e-mail this disclosure and consent
to an address where you will be able to print on paper or save it for your future reference and access. Further, if you consent to receiving
notices and disclosures exclusively in electronic format on the terms and conditions described above, please let us know by clicking
the ‘I agree’ button below.

 

By
checking the I Agree box, I confirm that:

 

	 	●	I
    can access and read this Electronic CONSENT TO ELECTRONIC RECEIPT OF ELECTRONIC CONSUMER DISCLOSURES document; and
	 	●	I
    can print on paper the disclosure or save or send the disclosure to a place where I can print it, for future reference and access;
    and
	 	●	Until
    or unless I notify Irvine Company as described above, I consent to receive from exclusively through electronic means all notices,
    disclosures, authorizations, acknowledgements, and other documents that are required to be provided or made available to me by Irvine
    Company during the course of my relationship with you.
	 	●	I
    agree and consent that electronic signatures are acceptable for any transaction, agreement, document, disclosure and/or notice exchanged
    or sent via electronic means pursuant to this disclosure.
	 	●	I
    agree that the laws of the State of California shall govern and apply, without reference to its or any other choice of law principals,
    to the information, transaction and/or documents exchanged and/or executed hereinunder, including without limitation the Uniform
    Electronic Transactions Act (Civil Code section 1633.1 et seq.).

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