Document:

ex105

     

    TRIMBLE
      NAVIGATION

     

    1988
      EMPLOYEE STOCK PURCHASE PLAN

    (as
      amended May 19,
      2004)

     

    The
      following
      constitute the provisions of the Employee Stock Purchase Plan of Trimble
      Navigation.

     

    1.  Purpose.
      The purpose of the
      Plan is to provide employees of the Company and its Designated Subsidiaries
      with
      an opportunity to purchase Common Stock of the Company through accumulated
      payroll deductions. It is the intention of the Company to have the Plan qualify
      as an "Employee Stock Purchase Plan" under Section 423 of the Internal
      Revenue Code of 1986, as amended. The provisions of the Plan shall, accordingly,
      be construed so as to extend and limit participation in a manner consistent
      with
      the requirements of that section of the Code.

     

    2.  Definitions.

     

    (a)  "Board"
      shall mean the
      Board of Directors of the Company.

     

    (b)  "Code"
      shall mean the
      Internal Revenue Code of 1986, as amended.

     

    (c)  "Common
      Stock"
      shall mean the
      Common Stock of the Company.

     

    (d)  "Company"
      shall mean Trimble
      Navigation.

     

    (e)  "Compensation"
      shall mean all
      regular straight time gross earnings, commissions, incentive bonuses, overtime,
      shift premium, lead pay and other similar compensation, but excluding automobile
      allowances, relocation and other non-cash compensation. Notwithstanding the
      foregoing, the Employee may elect to exclude bonuses from the calculation of
      compensation.

     

    (f)  "Continuous
      Status
      as an Employee"
      shall mean the
      absence of any interruption or termination of service as an Employee. Continuous
      Status as an Employee shall not be considered interrupted in the case of a
      leave
      of absence agreed to in writing by the Company, provided that such leave is
      for
      a period of not more than 90 days or reemployment upon the expiration of such
      leave is guaranteed by contract or statute.

     

    (g)  "Designated
      Subsidiaries"
      shall mean the
      Subsidi-aries which have been designated by the Board from time to time in
      its
      sole discretion as eligible to participate in the Plan.

     

    (h)  "Employee"
      shall mean any
      person, including an officer, whose customary employment with the Company is
      at
      least twenty (20) hours per week by the Company or one of its Designated
      Subsidiaries and more than five (5) months in any calendar year.

     

    (i)  "Enrollment
      Date"
      shall mean the
      first day of each Offering Period.

     

    (j)  "Exercise
      Date"
      shall mean the
      last day of each Offering Period.

     

    (k)  "Offering
      Period"
      shall mean, except
      with respect to the first Offering Period as described herein, a period of
      six
      (6) months during which an option granted pursuant to the Plan may be exercised.
      The first Offering Period shall commence August 15, 1988, and end
      December 31, 1988.

     

    (l)  "Plan"
      shall mean this
      Employee Stock Purchase Plan.

    
      
         

        
        

      

      
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                (m)  "Subsidiary"
      shall mean a
      corporation, domestic or foreign, of which not less than 50% of the voting
      shares are held by the Company or a Subsidiary, whether or not such corporation
      now exists or is hereafter organized or acquired by the Company or a
      Subsidiary.

     

    3.  Eligibility.

     

    (a)  Any
      Employee as
      defined in paragraph 2 who has been continuously employed by the Company for
      at
      least two (2) consecu-tive months and who shall be employed by the Company
      on a given Enrollment Date shall be eligible to participate in the Plan.
      However, notwithstanding the foregoing, for purposes of the first Offering
      Period only, any Employee defined in paragraph 2 who was employed by the
      Company as of August 9, 1988 shall be eligible to participate in the
      Plan.

     

    (b)  Any
      provisions of
      the Plan to the contrary notwith-standing, no Employee shall be granted an
      option under the Plan (i) if, immediately after the grant, such Employee
      (or any other person whose stock would be attributed to such Employee pursuant
      to Section 425(d) of the Code) would own stock and/or hold outstanding options
      to purchase stock possessing five percent (5%) or more of the total combined
      voting power or value of all classes of stock of the Company or of any
      subsidiary of the Company, or (ii) which permits his or her rights to purchase
      stock under all employee stock purchase plans of the Company and its
      subsidiaries to accrue at a rate which exceeds Twenty-Five Thousand Dollars
      ($25,000) worth of stock (determined at the fair market value of the shares
      at
      the time such option is granted) for each calendar year in which such option
      is
      outstanding at any time.

     

    4.  Offering
      Periods.
      The Plan shall be
      implemented by consecutive Offering Periods with a new Offering Period
      commencing on or about January 1 and July 1 of each year; provided, however,
      that the first Offering Period shall commence on or about August 15, 1988.
      The Plan shall continue thereafter until termi-nated in accordance with
      paragraph 19 hereof. Subject to the shareholder approval requirements of
      paragraph 19, the Board of Directors of the Company shall have the power to
      change the dura-tion of Offering Periods with respect to future offerings
      without shareholder approval if such change is announced at least fifteen (15)
      days prior to the scheduled beginning of the first Offering Period to be
      affected.

     

    5.  Participation.

     

    (a)  An
      eligible Employee
      may become a participant in the Plan by completing a subscription agreement
      authorizing payroll deductions in the form of Exhibit A to this Plan and
      filing it with the Company's payroll office at least five (5) business days
      prior to the applicable Enrollment Date, unless a later time for filing the
      subscription agreement is set by the Board for all eligible Employees with
      respect to a given Offering Period.

     

    (b)  Payroll
      deductions
      for a participant shall commence on the first payroll following the Enrollment
      Date and shall end on the last payroll in the Offering Period to which such
      authorization is applicable, unless sooner terminated by the participant as
      provided in paragraph 10.

     

    6.  Payroll
      Deductions.

     

    (a)  At
      the time a
      participant files his or her subscrip-tion agreement, he or she shall elect
      to
      have payroll deductions made on each payday during the Offering Period in an
      amount not exceeding ten percent (10%) of the Compensation which he receives
      on
      each payday during the Offering Period, and the aggregate of such payroll
      deductions during the Offering Period shall not exceed ten percent (10%) of
      the
      participant's aggregate Compensation during said Offering Period.

    
      
         

        
        

      

      
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    (b)  All
      payroll
      deductions made for a participant shall be credited to his or her account under
      the Plan. A participant may not make any additional payments into such
      account.

     

    (c)  A
      participant may
      discontinue his or her participa-tion in the Plan as provided in paragraph
      10,
      or may decrease, but not increase, the rate of his or her payroll deductions
      during the Offering Period (within the limitations of Section 6(a)) by
      com-pleting or filing with the Company a new subscription agreement authorizing
      a change in payroll deduction rate. The change in rate shall be effective with
      the first full payroll period following five (5) business days after the
      Company's receipt of the new subscription agreement. A participant's
      subscription agreement shall remain in effect for successive Offering Periods
      unless revised as provided herein or terminated as provided in
      paragraph 10.

     

    (d)  Notwithstanding
      the
      foregoing, to the extent neces-sary to comply with Section 423(b)(8) of the
      Code
      and para-graph 3(b) herein, a participant's payroll deductions may be
      decreased to 0% at such time during any Offering Period which is scheduled
      to
      end during the current calendar year (the "Current Offering Period") that the
      aggregate of all payroll deductions which were previously used to purchase
      stock
      under the Plan in a prior Offering Period which ended during that calendar
      year
      plus all payroll deductions accumulated with respect to the Current Offering
      Period equal $21,250. Payroll deductions shall recommence at the rate provided
      in such participant's subscription agreement at the beginning of the first
      Offering Period which is scheduled to end in the following calendar year, unless
      terminated by the participant as provided in paragraph 10.

     

    7.  Grant
      of
      Option.

     

    (a)  On
      the Enrollment
      Date of each Offering Period, each eligible Employee participating in such
      Offering Period shall be granted an option to purchase on each Exercise Date
      during such Offering Period up to a number of shares of the Company's Common
      Stock determined by dividing such Employee's payroll deductions accumulated
      prior to such Exercise Date and retained in the Partic-ipant's account as of
      the
      Exercise Date by the lower of (i) eighty-five percent (85%) of the fair
      market value of a share of the Company's Common Stock on the Enrollment Date
      or
      (ii) eighty-five percent (85%) of the fair market value of a share of the
      Company's Common Stock on the Exercise Date; provided that in no event shall
      an
      Employee be permitted to purchase during each Offering Period more than a number
      of shares determined by dividing $12,500 by the fair market value of a share
      of
      the Company's Common Stock on the Enrollment Date, and provided further that
      such purchase shall be subject to the limitations set forth in Section 3(b)
      and 12 hereof. Exercise of the option shall occur as provided in Section 8,
      unless the participant has withdrawn pursuant to Section 10, and shall
      expire on the last day of the Offering Period. Fair market value of a share
      of
      the Company's Common Stock shall be determined as provided in Section 7(b)
      herein.

     

    (b)  The
      option price per
      share of the shares offered in a given Offering Period shall be the lower of:
      (i) 85% of the fair market value of a share of the Common Stock of the
      Company on the Enrollment Date; or (ii) 85% of the fair market value of a
      share of the Common Stock of the Company on the Exercise Date. The fair market
      value of the Company's Common Stock on a given date shall be determined by
      the
      Board in its discretion; provided, however, that where there is a public market
      for the Common Stock, the fair market value per share shall be the closing
      price
      of the Common Stock for such date, as reported by the NASDAQ National Market
      System, or, in the event the Common Stock is listed on a stock exchange, the
      fair market value per share shall be the closing price on such exchange on
      such
      date, as reported in the Wall Street Journal.

     

    8.  Exercise
      of
      Option.
      Unless a
      participant withdraws from the Plan as provided in paragraph 10 below, his
      or her option for the purchase of shares will be exercised automatically on
      the
      Exercise Date, and the maximum number of full shares subject to option shall
      be
      purchased for such participant at the applicable option price with the
      accumulated payroll deductions in his or her account. No

    
      
         

        
        

      

      
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    fractional
      shares
      will be purchased and any payroll deductions accumulated in a participant's
      account which are not used to purchase shares shall remain in the participant's
      account for the subsequent Offering Period, subject to an earlier with-drawal
      as
      provided in paragraph 10. During a participant's life-time, a participant's
      option to purchase shares hereunder is exercisable only by him or
      her.

     

    9.  Delivery.
      Unless a
      participant makes an election to delay the issuance of Certificate representing
      purchased shares, as promptly as practicable after each Exercise Date on which
      a
      pur-chase of shares occurs, the Company shall arrange the delivery to each
      participant, as appropriate, of a certificate representing the shares purchased
      upon exercise of his or her option. A partic-ipant may make an election to
      delay
      the issuance of stock certifi-cates representing shares purchased under the
      Plan
      by giving written notice to the Company the form of Exhibit D to this Plan.
      Any such election shall remain in effect until it is revoked by the participant
      or, if earlier, upon the termination of the partic-ipant's Continuous Status
      as
      an Employee. The Company may limit the time or times during which participants
      may revoke such elec-tions, except that a participant shall automatically
      receive a certificate as soon as practicable following termination of his or
      her
      Continuous Status as an Employee and that participants shall be given the
      opportunity to revoke such elections at least once each calendar
      year.

     

    10.  Withdrawal;
      Termination of Employment.

     

    (a)  A
      participant may
      withdraw all but not less than all the payroll deductions credited to his or
      her
      account and not yet used to exercise his or her option under the Plan at any
      time by giving written notice to the Company in the form of Exhibit B to
      this Plan. All of the participant's payroll deductions credited to his or her
      account will be paid to such participant promptly after receipt of notice of
      withdrawal and such participant's option for the Offering Period will be
      automatically terminated, and no further payroll deductions for the purchase
      of
      shares will be made during the Offering Period. If a participant withdraws
      from
      an Offering Period, payroll deductions will not resume at the begin-ning of
      the
      succeeding Offering Period unless the participant delivers to the Company a
      new
      subscription agreement.

     

    (b)  Upon
      termination of
      the participant's Continuous Status as an Employee prior to the Exercise Date
      for any reason, including retirement or death, the payroll deductions credited
      to such participant's account during the Offering Period but not yet used to
      exercise the option will be returned to such participant or, in the case of
      his
      or her death, to the person or persons entitled thereto under paragraph 14,
      and such participant's option will be automatically terminated.

     

    (c)  In
      the event an
      Employee fails to remain in Contin-uous Status as an Employee of the Company
      for
      at least twenty (20) hours per week during an Offering Period in which the
      Employee is a participant, he or she will be deemed to have elected to withdraw
      from the Plan and the payroll deductions credited to his or her account will
      be
      returned to such participant and such participant's option
      terminated.

     

    (d)  A
      participant's
      withdrawal from an Offering Period will not have any effect upon his or her
      eligibility to participate in any similar plan which may hereafter be adopted
      by
      the Company or in succeeding Offering Periods which commence after the
      termination of the Offering Period from which the participant
      withdraws.

     

    11.  Interest.
      No interest shall
      accrue on the payroll deductions of a participant in the Plan.

     

    12.  Stock.

     

    (a)  The
      maximum number
      of shares of the Company's Common Stock which shall be made available for sale
      under the Plan shall be 5,325,000 shares, subject to adjustment upon changes
      in
      capitali-zation of the Company as provided in paragraph 18. If on a given
      Exercise Date the number of shares with respect to which options are to be
      exercised exceeds the number of shares then available under the

    
      
         

        
        

      

      
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    Plan,
      the Company
      shall make a pro rata allocation of the shares remaining available for purchase
      in as uniform a manner as shall be practicable and as it shall determine to
      be
      equitable.

     

    (b)  The
      participant will
      have no interest or voting right in shares covered by his option until such
      option has been exercised.

     

    (c)  Shares
      to be
      delivered to a participant under the Plan will be registered in the name of
      the
      participant or in the name of the participant and his or her
      spouse.

     

    13.  Administration.
      The Plan shall be
      administered by the Board of the Company or a committee of members of the Board
      appointed by the Board. The administration, interpretation or application of
      the
      Plan by the Board or its committee shall be final, conclusive and binding upon
      all participants. Members of the Board who are eligible Employees are permitted
      to participate in the Plan.

     

    14.  Designation
      of
      Beneficiary.

     

    (a)  A
      participant may
      file a written designation of a beneficiary who is to receive any shares and
      cash, if any, from the participant's account under the Plan in the event of
      such
      partici-pant's death subsequent to an Exercise Date on which the option is
      exercised but prior to delivery to such participant of such shares and cash.
      In
      addition, a participant may file a written designa-tion of a beneficiary who
      is
      to receive any cash from the partici-pant's account under the Plan in the event
      of such participant's death prior to exercise of the option.

     

    (b)  Such
      designation of
      beneficiary may be changed by the participant at any time by written notice.
      In
      the event of the death of a participant and in the absence of a beneficiary
      validly designated under the Plan who is living at the time of such
      partic-ipant's death, the Company shall deliver such shares and/or cash to
      the
      executor or administrator of the estate of the participant, or if no such
      executor or administrator has been appointed (to the knowledge of the Company),
      the Company, in its discretion, may deliver such shares and/or cash to the
      spouse or to any one or more dependents or relatives of the participant, or
      if
      no spouse, dependent or relative is known to the Company, then to such other
      person as the Company may designate.

     

    15.  Transferability.
      Neither payroll
      deductions credited to a participant's account nor any rights with regard to
      the
      exercise of an option or to receive shares under the Plan may be assigned,
      transferred, pledged or otherwise disposed of in any way (other than by will,
      the laws of descent and distribution or as provided in paragraph 14 hereof)
      by
      the participant. Any such attempt at assignment, transfer, pledge or other
      disposition shall be without effect, except that the Company may treat such
      act
      as an election to withdraw funds from an Offering Period in accordance with
      paragraph 10.

     

    16.  Use
      of
      Funds.
      All payroll
      deductions received or held by the Company under the Plan may be used by the
      Company for any corporate purpose, and the Company shall not be obligated to
      segregate such payroll deductions.

     

    17.  Reports.
      Individual
      accounts will be maintained for each participant in the Plan. Statements of
      account will be given to participating Employees semi-annually promptly
      following the Exercise Date, which statements will set forth the amounts of
      payroll deductions, the per share purchase price, the number of shares purchased
      and the remaining cash balance, if any.

     

    18.  Adjustments Upon Changes in Capitalization.
      Subject to any
      required action by the shareholders of the Company, the number of shares of
      Common Stock covered by each option under the Plan which has not yet been
      exercised and the number of shares of Common Stock which have been authorized
      for issuance under the Plan but have not yet been placed under option
      (collectively, the "Reserves"), as well as the price per share of Common Stock
      covered by each option under the Plan which

    
      
         

        
        

      

      
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    has
      not yet been
      exercised, shall be proportionately adjusted for any increase or decrease in
      the
      number of issued shares of Common Stock resulting from a stock split, reverse
      stock split, stock dividend, combination or reclas-sification of the Common
      Stock, or any other increase or decrease in the number of shares of Common
      Stock
      effected without receipt of consideration by the Company; provided, however,
      that conversion of any convertible securities of the Company shall not be deemed
      to have been "effected without receipt of consideration". Such adjustment shall
      be made by the Board, whose determination in that respect shall be final,
      binding and conclusive. Except as expressly provided herein, no issue by the
      Company of shares of stock of any class, or securities convertible into shares
      of stock of any class, shall affect, and no adjustment by reason thereof shall
      be made with respect to, the number or price of shares of Common Stock subject
      to an option.

     

    In
      the event of the
      proposed dissolution or liquidation of the Company, the Offering Period will
      terminate immediately prior to the consummation of such proposed action, unless
      otherwise provided by the Board. In the event of a proposed sale of all or
      substan-tially all of the assets of the Company, or the merger of the Com-pany
      with or into another corporation, any Purchase Periods then in progress shall
      be
      shortened by setting a new Exercise Date (the "New Exercise Date") and any
      Offering Periods then in progress shall end on the New Exercise Date. The New
      Exercise Date shall be before the date of the Company's proposed sale or merger.
      The Board shall notify each participant in writing, at least ten (10) business
      days prior to the New Exercise Date, that the Exercise Date for the
      participant's option has been changed to the New Exercise Date and that the
      participant's option shall be exercised automatically on the New Exercise Date,
      unless prior to such date the participant has with-drawn from the Offering
      Period as provided in Section 10 hereof.

     

    19.  Amendment
      or
      Termination.
      The Board of
      Directors of the Company may at any time and for any reason terminate or amend
      the Plan. Except as provided in paragraph 18, no such termination can
      affect options previously granted, provided that an Offering Period may be
      terminated by the Board of Directors on any Exercise Date if the Board
      determines that the termination of the Plan is in the best interests of the
      Company and its shareholders. Except as provided in paragraph 18, no
      amendment may make any change in any option theretofore granted which adversely
      affects the rights of any participant. In addition, to the extent necessary
      to
      comply with Section 423 of the Code (or any successor rule or provision or
      any other applicable law or regula-tion), the Company shall obtain shareholder
      approval in such a manner and to such a degree as so required.

     

    20.  Notices.
      All notices or
      other communications by a participant to the Company under or in connection
      with
      the Plan shall be deemed to have been duly given when received in the form
      specified by the Company at the location, or by the person, designated by the
      Company for the receipt thereof.

     

    21.  Shareholder
      Approval.
      Continuance of the
      Plan shall be subject to approval by the shareholders of the Company within
      twelve months before or after the date the Plan is adopted. Such shareholder
      approval shall be obtained in the manner and degree required under the
      applicable state and federal tax and securities laws.

     

    22.  Conditions Upon Issuance of Shares.
      Shares shall not
      be issued with respect to an option unless the exercise of such option and
      the
      issuance and delivery of such shares pursuant thereto shall comply with all
      applicable provisions of law, domestic or foreign, including, without
      limitation, the Securities Act of 1933, as amended, the Exchange Act, the rules
      and regulations promulgated thereunder, and the requirements of any stock
      exchange upon which the shares may then be listed, and shall be further subject
      to the approval of counsel for the Company with respect to such
      compliance.

     

    As
      a condition to
      the exercise of an option, the Company may require the person exercising such
      option to represent and warrant at the time of any such exercise that the shares
      are being purchased only for investment and without any present intention to
      sell or distribute such shares if, in the opinion of counsel for the Company,
      such a representation is required by any of the aforementioned applicable
      provisions of law.

    
      
         

        
        

      

      
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    23.  Term
      of
      Plan.
      The Plan shall
      become effective upon the earlier to occur of its adoption by the Board of
      Directors or its approval by the shareholders of the Company as described in
      para-graph 21. It shall continue in effect for a term of twenty (20)
      years unless sooner terminated under paragraph 19.

     

    
      
         

        
        

      

      
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    EXHIBIT
      A

     

    TRIMBLE
      NAVIGATION

     

    EMPLOYEE
      STOCK
      PURCHASE PLAN

    SUBSCRIPTION
      AGREEMENT

     

     

    Location___________________________

     

    _____
      Original
      ApplicationEnrollment
      Date:
      ___________

    _____
      Change in
      Payroll Deduction Rate

    _____
      Change of
      Beneficiary(ies)

     

    1. 
      ___________ 
      hereby elects to
      participate in the Trimble Navigation Employee Stock Purchase Plan (the "Stock
      Purchase Plan") and subscribes to purchase shares of the Company's Common Stock
      in accordance with this Subscription Agreement and the Stock Purchase
      Plan.

     

    2.  I
      hereby authorize
      payroll deductions from each paycheck in the amount of ____% of my Compensation
      on each payday (not to exceed 10%) during the Offering Period in accordance
      with
      the Stock Purchase Plan.

     

    ________
      Include
      bonuses as part of Compensation subject to payroll deduction.

    ________
      Exclude
      bonuses from Compensation subject to payroll deduction.

     

    3.  I
      understand that
      said payroll deductions shall be accumulated for the purchase of shares of
      Common Stock at the applicable purchase price determined in accordance with
      the
      Stock Pur-chase Plan. I understand that if I do not withdraw from an Offering
      Period, any accumulated payroll deductions will be used to automatically
      exercise my option.

     

    4.  I
      have received a
      copy of the complete "Trimble Navigation Employee Stock Purchase Plan." I
      understand that my partici-pation in the Stock Purchase Plan is in all respects
      subject to the terms of the Plan. I understand that the grant of the option
      by
      the Company under this Subscription Agreement is subject to obtaining
      shareholder approval of the Stock Purchase Plan.

     

    5.  Shares
      purchased for
      me under the Stock Purchase Plan should be issued in the name(s)
      of:

            _____________________________________.

     

    6.  I
      understand that if
      I dispose of any shares received by me pursuant to the Plan within 2 years
      after
      the Enrollment Date (the first day of the Offering Period during which I
      purchased such shares), I will be treated for federal income tax pur-poses
      as
      having received ordinary income at the time of such disposition in an amount
      equal to the excess of the fair market value of the shares at the time such
      shares were delivered to me over the price which I paid for the shares.
I
      hereby agree to notify the Company in writing within 30 days after the date
      of
      any such disposition.
      However, if I
      dispose of such shares at any time after the expiration of the 2-year holding
      period, I understand that I will be treated for federal income tax purposes
      as
      having received income only at the time of such disposition, and that such
      income will be taxed as ordinary income only to the extent of an amount equal
      to
      the lesser of (1) the excess of the fair market value of the shares at the
      time
      of such disposition over the purchase price which I paid for the shares under
      the option, or (2) the excess of the fair market value of the shares over the
      option price, measured as if the option had been exercised on the Enrollment
      Date. The remainder of the gain, if any, recognized on such disposition will
      be
      taxed as capital gain.

    
      
         

        
        

      

      
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    7.  I
      hereby agree to be
      bound by the terms of the Stock Purchase Plan. The effectiveness of this
      Subscription Agreement is dependent upon my eligibility to participate in the
      Stock Purchase Plan.

     

    8.  In
      the event of my
      death, I hereby designate the following as my beneficiary(ies) to receive all
      payments and shares due me under the Stock Purchase Plan:

    
 

     

     

     

    
      	 NAME:
              (Please print) 	 
	 	 (First)       
(Middle)            
              (Last)
	 	 
	 Relationship	   (Address)
	 	 
	 	 
	 NAME:
              (Please print)	 
	 	   (First)       (Middle)        
              (Last)
	 	 
	 Relationship	 
	 	    (Address)
	 	 
	 Employee's
              Social Security Number	 
	 	 
	 Employee's
              Address	 
	 	 

    

     

                  

    
          9.
        Data Privacy
        Consent. As a condition of the grant of the option, the Optionee consents
        to the
        collection, use and transfer of personal data as described in this paragraph.
        The Optionee understands that the Corporation and its Subsidiaries hold certain
        personal information about the Optionee, including the Optionee's name, home
        address and telephone number, date of birth, date of hire, social security
        number or identification number, salary, nationality, job title, grade level,
        job code, ranking, any shares of Stock or directorships held in the Corporation,
        details of all options or any other entitlement to shares of Stock awarded,
        canceled, exercised, vested, unvested or outstanding in the Optionee's favor,
        for the purpose of managing and administering the Plan ("Data"). The Optionee
        further understands that the Corporation and/or its Subsidiaries will transfer
        Data amongst themselves as necessary for the purpose of implementation,
        administration and management of the Optionee's participation in the Plan,
        and
        that the Corporation and/or any of its Subsidiaries any each further transfer
        Data to any third parties assisting Trimble Navigation Limited

    

    
      
         

        
        

      

      
        Page
          9

        
          

        

      

      
        
        

      

    

    in
      the
      implementation, administration and management of the Plan. The Optionee
      understands that these recipients may be located in the European Economic Area,
      or elsewhere, such as the United States or Canada. The Optionee authorizes
      them
      to receive, possess, use, retain and transfer the Data, in electronic or other
      form, for the purposes of implementing, administering and managing the
      Optionee's participation in the Plan, including any requisite transfer to a
      broker or other third party with whom the Optionee may elect to deposit any
      shares of Stock acquired upon exercise of the option such Data as may be
      required for the administration of the Plan and/or the subsequent holding of
      shares of Stock on his or her behalf. The Optionee understands that he or she
      may, at any time, view Data, require any necessary amendments to it or withdraw
      the consents herein in writing by contacting his or her local Human Resources
      representative. Withdrawal of consent may, however, affect Optionee's ability
      to
      exercise or realize benefits from the option during the current offering
      period.

     

        10. I
      UNDERSTAND THAT
      THIS SUBSCRIPTION AGREEMENT SHALL REMAIN IN EFFECT THROUGHOUT SUCCESSIVE
      OFFERING PERIODS UNLESS TERMINATED BY ME.

     

     

    Dated:     

    Signature
      of
      Employee _______________________________

    
      
         

        
        

      

      
        Page
          10

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
      B

     

    TRIMBLE
      NAVIGATION

     

    EMPLOYEE
      STOCK
      PURCHASE PLAN

     

    NOTICE
      OF
      WITHDRAWAL

     

    The
      undersigned
      participant in the Offering Period of the Trimble Navigation Employee Stock
      Purchase Plan which began on ____________, ________ (the "Enrollment Date")
      hereby notifies the Company that he or she hereby withdraws from the Offering
      Period. He or she hereby directs the Company to pay to the undersigned as
      promptly as possible all the payroll deductions credited to his or her account
      with respect to such Offering Period. The undersigned understands and agrees
      that his or her option for such Offering Period will be automatically
      terminated. The undersigned under-stands further that no further payroll
      deductions will be made for the purchase of shares in the current Offering
      Period and the undersigned shall be eligible to participate in succeeding
      Offering Periods only by delivering to the Company a new Subscription
      Agreement.

     

    

    Name
      and Address of
      Participant

     

    Signature

    Date:
 

    
      
         

        
        

      

      
        Page
          11

        
          

        

      

      
        
        

      

    

     

    EXHIBIT C

     

    TRIMBLE
      NAVIGATION

     

    EMPLOYEE
      STOCK
      PURCHASE PLAN

     

    NOTICE
      TO RESUME
      PAYROLL DEDUCTIONS

     

    The
      undersigned
      participant in the Offering Period of the Trimble Navigation Employee Stock
      Purchase Plan which began on ______________, _______ hereby notifies the Company
      to resume payroll deductions for his or her account at the beginning of the
      next
      Exercise Period within such Offering Period in accordance with the terms of
      the
      Subscription Agreement executed by the undersigned at the beginning of the
      Offering Period. The undersigned understands that he or she may change the
      payroll deduction rate or the benefi-ciaries named in such Subscription
      Agreement by submitting a revised Subscription Agreement.

     

    Name
      and Address of
      Participant

     

    Signature

    Date:
 

     

    

    
      
         

        
        

      

      
        Page
          12

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
      D

     

    TRIMBLE
      NAVIGATION

     

    EMPLOYEE
      STOCK
      PURCHASE PLAN

     

    ELECTION/REVOCATION
      OF ELECTION

    DELAY
      ISSUANCE OF
      CERTIFICATE

     

     

    The
      undersigned
      participant in the 1988 Trimble Navigation Employee Stock Purchase Plan (the
      "Stock Purchase Plan"), hereby elects to allow Trimble Navigation (the
      "Company") or its agent to delay issuance of a certificate representing shares
      purchased under the Plan in accordance with the provisions of the Stock Purchase
      Plan. This election shall continue in effect until the termination of the
      undersigned's Continuous Status as an Employee or until revoked pursuant to
      such
      Stock Purchase Plan. This election shall not otherwise affect the participant's
      rights as a shareholder of the Company.

     

    -OR-

     

    ____________________
      hereby revokes his or her prior election to allow the Company to delay issuance
      of a certificate pursuant to the terms of the Stock Purchase Plan. The Company
      shall deliver to participant as promptly as practicable a certificate
      representing all shares purchased thereby.

     

    Name
      and Address of
      Participant

     

    Signature

    Date:ex1017

    

      

      *
        * * * * *
        * * * * * * * * * * * * * *

      

      LEASE

       

      OAKMEAD
        WEST

       

      *
        * * * * *
        * * * * * * * * * * * * * *

      

      Between

       

      Trimble
        Navigation Limited

      (Tenant)

       

      and

       

      CarrAmerica
        Realty Operating Partnership, L.P.

      (Landlord)

      
        
          
          

        

        
          Page
            1

          
            

          

        

        
          
          

        

      

      TABLE
        OF
        CONTENTS

      Page

      

       

      [Table
        of
        Contents appears at the end of the Lease]

      
        
          
          

        

        
          Page
            2

          
            

          

        

        
          
          

        

      

      

      LEASE

      

      THIS
        LEASE (the
        "Lease")
        is dated as of
        May 11, 2005 (for reference purposes only) between CarrAmerica
        Realty
        Operating Partnership, L.P.,
        a Delaware limited
        partnership ("Landlord")
        and the Tenant as
        named in the Schedule below. The term "Project"
        means the seven
        (7) buildings, the land appurtenant thereto ("Land"),
        and other
        improvements located thereon commonly known as "Oakmead West", located in
        Sunnyvale, California.
        The "Premises"
        means that portion
        of the Project leased to Tenant and described in the Schedule and outlined
        on
Exhibit
        A.
        The buildings in which the Premises are located shall be referred to herein
        as
        the "Buildings".
        The following
        schedule (the "Schedule")
        is an integral
        part of this Lease. Terms defined in this Schedule shall have the same meaning
        throughout the Lease.

       

      SCHEDULE

       

      
        	
                1.

                 

              	
                Tenant:
                  Trimble
                  Navigation Limited,
                  a California
                  corporation

                 

              
	
                2.

                 

              	
                Premises:
                  Building
                  A,
                  located at 510 DeGuigne Drive, Sunnyvale, California and Building
                  B
                  located at 935 Stewart Drive, Sunnyvale, California 

                 

              
	
                3.

                 

              	
                Intentionally
                  Omitted

                 

              
	
                4.

                 

              	
                Rentable
                  Square Footage of the Premises: 

                 

              
	 	
                Building
                  A

              	
                75,093
                  rentable square feet

              
	 	
                Building
                  B

              	
                63,781
                  rentable square feet

              
	 	
                Total

                 

              	
                138,874
                  rentable square feet

                 

              
	
                5.

                 

              	
                Tenant's
                  Proportionate Share: 100%
                  of each
                  Building, 32.60% of the Project (based upon 425,981 rsf in the
                  Project)

                 

              
	
                6.

                 

              	
                Lease
                  Payments Upon Execution: Prepaid
                  Base
                  Rent equal to One Hundred Forty-Five Thousand Eight Hundred Seventeen
                  and
                  70/100 Dollars ($145,817.70) and Prepaid Operating Cost/Tax Share
                  Rent
                  equal to Forty-Seven Thousand Two Hundred Seventeen and 16/100
                  Dollars
                  ($47,217.16).

                 

              
	
                7.

                 

              	
                Permitted
                  Use: General
                  office, warehouse, light assembly and manufacturing, research and
                  development

                 

              
	
                8.

                 

              	
                Tenant's
                  Real Estate Broker for this Lease: Liberty
                  Greenfield, LLLP and Colliers International

                 

              
	
                9.

                 

              	
                Landlord's
                  Real Estate Broker for this Lease: None

                 

              
	
                10.

                 

              	
                Tenant
                  Improvements: See
                  Tenant
                  Improvement Agreement attached hereto as Exhibit
                  C

                 

              
	
                11.

                 

              	
                Target
                  Delivery Date:
                  July 1,
                  2005

                 

              
	 	
                Commencement
                  Date: Six
                  (6) months
                  following the date that Landlord delivers possession of the Premises
                  to
                  Tenant in the condition required hereunder (the "Premises
                  Delivery Date"),
                  but in no
                  event shall the Commencement Date be before January 1,
                  2006.

                 

              
	 	
                Rent
                  Commencement Date:
                  One (1) month
                  following the Commencement Date.

                 

              
	
                12.

                 

              	
                Term/Termination
                  Date: The
                  Term of
                  this Lease shall be for seven (7) years commencing on the Commencement
                  Date and expiring on the calendar day preceding the seventh (7th)

                anniversary
                  of
                  the Commencement Date (the "Termination
                  Date");
                  provided,
                  however, that if the Commencement Date shall occur on a date other
                  than
                  the first day of a calendar month, the Termination Date shall be the
                  last day of the calendar month in which the seventh (7th)
                  anniversary
                  of the Commencement Date occurs.

                 

              
	
                13.

                 

              	
                Parking
                  Stalls: Five
                  hundred
                  twenty-eight (528) parking spaces, of which eight (8) spaces shall
                  be
                  designated as "Trimble Navigation Visitor Parking", subject to
                  applicable
                  Governmental Requirements (as defined in Section 5.1(c)(iii) below),
                  including any applicable transportation management program applicable
                  to
                  the Project. Such Reserved Spaces shall be designated by signs
                  or other
                  markings to be installed by Tenant, subject to Landlord's reasonable
                  approval.

                 

              

      

      

      
        14.        Base
          Rent:

      

       

      
        	
                Period

                 

              	
                Monthly

                Base
                  Rent

              	
                Annual

                Base
                  Rent

              
	
                1st
                  Lease
                  Year

              	
                $145,817.70

              	
                $1,749,812.40

              
	
                2nd
                  Lease
                  Years

              	
                $150,192.23

              	
                $1,802,306.77

              
	
                3rd
                  Lease
                  Year

              	
                $154,698.00

              	
                $1,856,375.98

              
	
                4th
                  Lease
                  Year

              	
                $159,338.94

              	
                $1,912,067.25

              
	
                5th
                  Lease
                  Year

              	
                $164,119.11

              	
                $1,969,429.27

              
	
                6th
                  Lease
                  Year

              	
                $169,042.68

              	
                $2,028,512.15

              
	
                7th
                  Lease
                  Year

              	
                $174,113.96

              	
                $2,089,367.51

              

      

      
         

        15.        Renewal
          Options:
          Two (2) options to
          extend for a period of five years each

         

        
          Exhibit
            A - PLAN OF
            THE PREMISES 

          Exhibit
            B - RULES
            AND REGULATIONS 

          Exhibit
            C - TENANT
            IMPROVEMENT AGREEMENT 

          Exhibit
            D -
            COMMENCEMENT DATE CONFIRMATION (see Section 1.1) 

          Exhibit
            E -
            ENVIRONMENTAL QUESTIONNAIRE

           

        

        

          
            
              
              

            

            
              Page
                3

              
                

              

            

            
              
              

            

          

      

      

      1.  LEASE
        AGREEMENT.
        On the terms
        stated in this Lease, Landlord leases the Premises to Tenant, and Tenant
        leases
        the Premises from Landlord, for the Term beginning on the Commencement Date
        and
        ending on the Termination Date, unless extended or sooner terminated pursuant
        to
        this Lease.

       

      1.1  Commencement
        Date.

       

      (a)  The
        Commencement
        Date of this Lease is the date set forth in the Schedule, and the parties
        agree
        that if the Premises Delivery Date does not occur on or before July 1, 2005
        for
        any reason, then this Lease shall not be void or voidable by either party
        and
        Landlord shall not be liable to Tenant for any loss or damage resulting
        therefrom.

       

      (i)  The
        parties
        acknowledge and agree that if the Premises Delivery Date does not occur on
        or
        before July 1, 2005, Tenant may be subject to the holdover provisions of
        its
        current lease, and that Tenant may be required to pay to its current landlord
        holdover rent as well as certain penalties and damages. Accordingly,
        notwithstanding Section 1.1(a) above,  if the Premises Delivery Date does
        not occur on or before September 1, 2005 (the "Premises
        Delivery
        Deadline"),
        then, for each
        calendar month after the Premises Delivery Deadline in which the Premises
        Delivery Date does not occur, Tenant shall be entitled to a credit against
        Base
        Rent payable hereunder equal to twice the Monthly Base Rent payable hereunder
        for the first Lease Year (i.e., Two Hundred Ninety-One Thousand Six Hundred
        Thirty Five and 40/100 Dollars ($291,635.40)); provided,
however,
        that (A) if
        Landlord's delivery of a portion of the Premises would mitigate Tenant's
        obligation to pay holdover rent, penalties or damages to its current landlord
        and if Tenant determines, in its commercially reasonable discretion, to accept
        Landlord's delivery of a portion of the Premises, then, upon Tenant's taking
        possession of such portion of the Premises, the amount of the credit under
        this
        Section 1.1(a)(i) shall be proportionately reduced on the basis of the number
        of
        rentable square feet of the portion of the Premises delivered to Tenant in
        proportion to the total rentable square feet of the Premises; and (B) Tenant
        shall not be entitled to a credit under this Section 1.1(a)(i) if Tenant
        substantially completes the Tenant Improvement Work on or before January
        1,
        2006. Tenant shall exercise reasonable efforts to substantially complete
        the
        Tenant Improvement Work on or before January 1, 2006 using standard working
        methods without the payment of overtime; provided, however, that at Landlord's
        option, Landlord may require Tenant to pay for overtime, in which event Landlord
        shall reimburse Tenant for reasonable overtime expenses within thirty (30)
        days
        after Landlord's receipt of a reasonably detailed invoice therefor.

       

      (ii)  Notwithstanding
        the
        foregoing, if the Premises Delivery Date does not occur on or before April
        1,
        2006 (the "Outside
        Delivery
        Deadline"),
        Tenant shall
        have the right to cancel this Lease by giving written notice of such
        cancellation to Landlord at any time after the Outside Delivery Deadline
        and
        prior to the date Landlord delivers possession of the Premises to Tenant,
        in
        which case this Lease shall be cancelled effective thirty (30) days after
        Landlord's receipt of Tenant's cancellation
        notice,
        unless Landlord delivers possession of the Premises to Tenant within said
        thirty
        (30) day period. 

       

      (iii)  The
        Premises
        Delivery Deadline and the Outside Delivery Deadline shall be extended by
        the
        number of days that the Premises Delivery Date is delayed due to any act,
        neglect, failure or omission of Tenant or any Tenant Parties (as defined
        in
        Section 8.2(a) below) or due to fire or other damage to or destruction of
        the
        Premises. Tenant's rent credit and cancellation right as herein described
        shall
        constitute Tenant's sole and

       

      
        
          
          

        

        
          Page
            4

          
            

          

        

        
          
          

        

      

      exclusive
        remedy for
        the failure of the Premises Delivery Date to occur by the Premises Delivery
        Deadline or the Outside Delivery Deadline, respectively. Any rent credit
        granted
        to Tenant pursuant to Section 1.1(a)(i) above shall be applied against the
        first
        monthly installments of Base Rent payable hereunder until the rent credit
        is
        exhausted.

       

      (b)  Following
        the
        Commencement Date, Landlord shall prepare and deliver to Tenant a Commencement
        Date Confirmation substantially in the form attached hereto as Exhibit
        D
        that sets forth the Commencement Date, the Rent Commencement Date and the
        Termination Date for this Lease. Tenant shall execute the Commencement Date
        Confirmation and deliver the executed original of the same to Landlord within
        five (5) business days after Tenant's receipt thereof. Tenant's failure to
        timely execute and return the Commencement Date Confirmation document to
        Landlord shall be conclusive evidence of Tenant's agreement with the information
        as set forth therein. This Lease shall be a binding contractual obligation
        of
        Landlord and Tenant effective upon the mutual execution and delivery hereof,
        notwithstanding the later commencement of the Lease Term.

       

      1.2  Termination
        Date.
        The Termination
        Date of this Lease is set forth in the Schedule.

       

      1.3  Early
        Occupancy.
During
        the period
        commencing on the Premises Delivery Date and ending on the Commencement Date
        (the "Early
        Occupancy
        Period"),
        Tenant shall be
        permitted to occupy the Premises for the purpose of installing leasehold
        improvements, furniture, trade fixtures, equipment and cabling, subject to
        the
        terms and conditions set forth in the Tenant Improvement Agreement. Tenant's
        occupancy of the Premises during the Early Occupancy Period shall be subject
        to
        all of the terms, covenants and conditions of this Lease, except that Landlord
        agrees that Tenant's obligation to pay Base Rent, Operating Cost Share Rent
        and
        Tax Share Rent (as such terms are defined in Sections 2.1(a) through 2.1(c)
        below) during the Early Occupancy Period shall be waived. Tenant shall, however,
        pay the cost of all utilities and other services provided to the Premises
        during
        the Early Occupancy Period. Prior to Tenant's entry in the Premises, Tenant
        shall furnish to Landlord certificates of insurance satisfactory to Landlord
        evidencing Tenant's compliance with the requirements of Section 8.3
        below.
        

       

      1.4  Cancellation
        Right.
        The parties
        acknowledge that (a) concurrently herewith, Tenant and Landlord's affiliate,
        Square 24 Associates, dba Square 24 Associates, L.P., a District of Columbia
        limited partnership ("Square
        24"),
        are entering
        into that certain lease agreement for certain premises in the building commonly
        known as 995 Stewart Drive, Sunnyvale, California, in the project commonly
        known
        as "Sunnyvale Technology Park" (the "Other
        Lease"),
        (b) the Premises
        are subject to an existing
        lease (the
        "Existing
        Lease")
        between Landlord
        and the existing tenant (the "Existing
        Tenant")
        of the Premises,
        and (c) Tenant's
        ability to
        receive timely delivery of the Premises is a material consideration of Tenant's
        decision to enter into this Lease and the Other Lease. Therefore, Landlord
        shall
        deliver to Tenant a written statement certified by Landlord that (i) Landlord
        and the Existing Tenant have entered into an agreement terminating the Existing
        Lease effective on or before June 30, 2005, and (ii) under the terms of such
        agreement, the Existing Tenant is required to vacate the Premises on or before
        June 30, 2005. If Landlord fails to deliver such statement to Tenant within
        ten
        (10) business days after the receipt by Landlord and Square 24 of this Lease
        and
        the Other Lease, respectively, both duly executed by Tenant, then Tenant
        shall
        have the right to cancel this Lease and the Other Lease upon written notice
        to
        Landlord and Square 24; provided, however, that Tenant shall provide such
        written notice within three (3) days after the expiration of said
        ten

       

      
        
          
          

        

        
          Page
            5

          
            

          

        

        
          
          

        

      

      (10)
        business day
        period. Tenant's cancellation under this Section 1.4 shall terminate this
        Lease
        and the Other Lease effective as of the date of Landlord's and Square 24's
        receipt of Tenant's written notice, and Landlord and Square 24 shall, on
        or
        before the effective date of such termination or as soon thereafter as
        reasonably practicable, refund to Tenant the Prepaid Base Rent and Prepaid
        Operating Cost/Tax Share Rent paid by Tenant pursuant to Section 2.1 of this
        Lease and Section 2.1 of the Other Lease, respectively, and the parties shall
        be
        released from all further obligations under this Lease and the Other
        Lease.

       

      2.  RENT.

       

      2.1  Types
        of
        Rent.

       

      (a)  Base
        Rent.
        Beginning on the
        Rent Commencement Date, Tenant shall pay to Landlord base rent for the Premises
        ("Base
        Rent")
        in monthly
        installments, in advance, on or before the first day of each month of the
        Term
        in the amount set forth on the Schedule; provided, however, that, upon Tenant's
        execution and delivery of this Lease to Landlord, Tenant shall pay to Landlord
        the Prepaid Base Rent set forth in Item 6 of the Schedule, which shall be
        applied to the first monthly installment of Base Rent payable by Tenant
        beginning on the Rent Commencement Date; provided, however, that if the Rent
        Commencement Date is a day other than the first day of a calendar month,
        then
        (i) the Prepaid Base Rent shall be applied to the Base Rent for the partial
        month in which the Rent Commencement Date occurs and the next succeeding
        calendar month, and (ii) the Prorated First Base Rent Payment (as defined
        below) shall be payable by Tenant on or before the first full calendar month
        following the Rent Commencement Date. The "Prorated
        First
        Base Rent Payment"
        means the
        remaining amount of Base Rent payable by Tenant for the first full calendar
        month following the Rent Commencement Date, after the Prepaid Rent is applied
        as
        provided above. All such prorations shall be made on the basis of the actual
        number of days in the applicable month.

       

      (b)  Operating
        Cost
        Share Rent.
        Beginning on the
        Commencement Date, Tenant shall pay to Landlord the following (collectively,
        "Operating
        Cost
        Share Rent"),
        monthly in
        advance in an estimated amount: (i) Tenant's Proportionate Share (as set
        forth in the Schedule) of Operating Costs for the applicable Fiscal Year
        (as
        defined in Section 2.3(e) below), plus (ii) a management fee equal to three
        percent (3%) of the total Rent payable under this Lease for the applicable
        Fiscal Year. The definition of Operating Costs and the method for billing
        and
        payment of Operating Cost Share Rent are set forth in Sections 2.2, 2.3 and
        2.4.

       

      (c)  Tax
        Share
        Rent.
        Beginning on the
        Commencement Date, Tenant shall pay to Landlord Tenant's Proportionate Share
        of
        Taxes for the applicable Fiscal Year ("Tax
        Share
        Rent"),
        monthly in
        advance in an estimated amount. A definition of Taxes and the method for
        billing
        and payment of Tax Share Rent are set forth in Sections 2.2, 2.3 and
        2.4.

       

      Notwithstanding
        the
        foregoing, upon Tenant's execution and delivery of this Lease to Landlord,
        Tenant shall pay to Landlord the Prepaid Operating Cost/Tax Share Rent set
        forth
        in Item 6 of the Schedule, which shall be applied to the first monthly
        installments of Operating Cost Share Rent and Tax Share Rent payable by Tenant
        beginning on the Commencement Date; provided, however, that if the Commencement
        Date is a day other than the first day of a calendar month, then (i) the
        Prepaid Operating Cost/Tax Share Rent shall be applied to the Operating Cost
        Share Rent and Tax Share Rent for the partial month in which the Commencement
        Date occurs and the next succeeding calendar month and (ii) the
        Prorated

       

      
        
          
          

        

        
          Page
            6

          
            

          

        

        
          
          

        

      

      First
        Additional
        Rent Payment (as defined below) shall be payable by Tenant on or before the
        first full calendar month following the Commencement Date. The "Prorated
        First
        Additional Rent Payment"
        means the
        remaining amount of Operating Cost Share Rent and Tax Share Rent payable
        by
        Tenant for the first full calendar month following the Commencement Date,
        after
        the Prepaid Operating Cost/Tax Share Rent is applied as provided above. All
        such
        prorations shall be made on the basis of the actual number of days in the
        applicable month.

       

      (d)  Definition
        of
        Rent.
        As used in this
        Lease, the term "Rent"
        means Base Rent,
        Operating Cost Share Rent, Tax Share Rent and all other costs, expenses,
        liabilities, and amounts which Tenant is required to pay under this Lease
        ("Additional
        Rent"),
        including any
        interest for late payment. Tenant's agreement to pay Rent is an independent
        covenant, with no right of setoff, deduction or counterclaim of any
        kind.

       

      (e)  Rent
        Payments.
        Tenant shall pay
        Rent under this Lease in the form of a check to Landlord at the following
        address:

       

      
        	
                CarrAmerica
                  Realty Operating Partnership, L.P.

              
	
                t/a
                  Oakmead
                  West

              
	
                P.O.
                  Box
                  642922

              
	
                Pittsburgh,
                  PA
                  15264-2922

              

      

      

           
or
        by wire transfer as
        follows:

      

      
        	
                Account
                  Name:

              	
                CarrAmerica
                  Realty Operating Partnership, L.P.

              
	 	
                t/a
                  Oakmead
                  West

              
	
                Bank
                  Name:
                  

              	
                PNC
                  Bank

              
	
                Transit
                  Number:

              	
                043-000-096

              
	
                Account
                  Number:

              	
                1004339188

              
	
                Notification:

              	
                Lease
                  Administration (CarrAmerica Realty Operating Partnership, L.P.
                  re Trimble
                  Navigation Limited)

              
	
                Telephone:

                 

              	
                (415)
                  397-2711

                 

              

      

      or
        in such other
        manner as Landlord may notify Tenant.

       

      2.2  Payment
        of
        Operating Cost Share Rent and Tax Share Rent.

       

      
                        (a) Payment
          of Estimated Operating Cost Share Rent and Tax Share Rent.

         

      

                           
         (i)  Before
        the
        Commencement Date and on or before April 1 of each succeeding Fiscal Year,
        or as
        soon as reasonably possible thereafter, Landlord shall give Tenant notice
        of
        Landlord's estimate of the payments to be made pursuant to Sections 2.1(b)
        and
        2.1(c) above for such Fiscal Year. Landlord may revise these estimates by
        written notice to Tenant whenever it obtains more accurate information, such
        as
        the final real estate tax assessment or tax rate for the Project, in which
        event
        subsequent monthly payments by Tenant for such Fiscal Year shall be based
        upon
        such revised estimate.

       

      (ii)  Within
        ten (10) days
        after receiving Landlord's notice

       

      
        
          
          

        

        
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      regarding
        the
        original or revised estimate of the monthly payments to be made pursuant
        to
        Sections 2.1(b) and 2.1(c) above for a particular Fiscal Year, Tenant shall
        pay
        Landlord an amount equal to the product of such estimated monthly payments
        (as
        set forth in Landlord's notice), multiplied by the number of months that
        have
        elapsed in the applicable Fiscal Year to the date of such payment including
        the
        current month, minus any payments on account thereof previously made by Tenant
        for the months elapsed. On the first day of each month thereafter, Tenant
        shall
        pay Landlord the estimated monthly payments as set forth in Landlord's most
        recent notice, until a new estimate becomes applicable.

       

      (b)  Correction
        of
        Operating Cost Share Rent and Tax Share Rent.
        Within one hundred
        fifty (150) days after the close of each Fiscal Year or as soon after such
        150-day period as practicable, Landlord shall deliver to Tenant a statement
        of
        (i) Operating Costs and Taxes for such Fiscal Year, and (ii) the
        payments made by Tenant under Section 2.2(a) above for such Fiscal Year (the
        "Annual
        Expense
        Statement").
        If, on the basis
        of any Annual Expense Statement, Tenant owes an amount that is less than
        the
        estimated payments previously made by Tenant for the applicable Fiscal Year,
        Landlord, at its election, shall either promptly refund the amount of the
        overpayment to Tenant or, if this Lease is still in effect, credit such excess
        against Tenant's subsequent obligations to pay Operating Costs and Taxes.
        If, on
        the basis of any Annual Expense Statement, Tenant owes an amount that is
        more
        than the estimated payments previously made by Tenant for the applicable
        Fiscal
        Year, Tenant shall pay the deficiency to Landlord within twenty (20) days
        after
        Landlord's delivery of such Annual Expense Statement to Tenant. The obligations
        of Landlord and Tenant under this Section to promptly refund any overpayment
        or
        pay any deficiency, as appropriate, shall survive the expiration or earlier
        termination of this Lease.

       

      2.3  Definitions.

       

      (a)  Included
        Operating Costs.

       

      (i)  "Operating
        Costs"
        means any
        reasonable expenses, costs and disbursements of any kind other than Taxes,
        paid
        or incurred by Landlord in connection with the management, maintenance,
        operation and repair of the Project or any part thereof, and of the personal
        property, trade fixtures, machinery, equipment, systems and apparatus used
        in
        connection therewith, including, without limitation, (1) all costs to
        operate, maintain, repair, replace, supervise, insure and administer the
        common
        areas of the Project, including, without limitation, all costs of resurfacing
        and restriping the parking areas of the Project; (2) all costs and expenses
        paid or incurred by Landlord in connection with the obtaining of insurance
        on
        the Buildings and/or the Project or any part thereof or interest therein,
        and
        any deductibles paid under policies of any such insurance; (3) except for
        costs and expenses which are the sole responsibility of Tenant pursuant to
        Section 3.3(b) below, all costs paid or incurred by Landlord to perform
        Landlord's Repair Obligations (as defined in pursuant to Section 3.3(b) below),
        (4) the cost of providing those services required to be furnished by
        Landlord under this Lease, and (5) the cost of all electricity, water, gas,
        sewers, oil and other utilities (collectively, "Utilities"),
        including any
        surcharges imposed, serving the Project or any part thereof (but excluding
        the
        cost of Utilities directly billed to Tenant or other tenants in the Project),
        and any amounts, taxes, charges, surcharges, assessments or impositions levied,
        assessed or imposed upon the Project or any part thereof, or upon Tenant's
        use
        and occupancy thereof, as a result of any rationing of Utilities services
        or
        restriction on the use of Utilities affecting the Project or any part thereof.
        Any Operating Costs that constitute capital expenditures (collectively,
        "Included
        Capital
        Items")
        shall be
        amortized by Landlord, with interest at a rate of ten percent (10%)
        per

       

      
        
          
          

        

        
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      annum,
        over the
        estimated useful life of such item, and such amortized costs shall be included
        in Operating Costs only for that portion of the useful life of the Included
        Capital Item which falls within the Term, unless the cost of the Included
        Capital Item is less than Ten Thousand Dollars ($10,000) in which case it
        shall
        be expensed in the year in which it was incurred.

       

      (ii)  If
        the Project
        contains more than one building, then Operating Costs shall include (1) all
        Operating Costs fairly allocable to the Buildings, and (2) a proportionate
        share
        (based on the gross rentable area of the Buildings as a percentage of the
        gross
        rentable area of all of the buildings in the Project) of all Operating Costs
        which relate to the Project in general and are not fairly allocable to any
        one
        building in the Project.

       

      (iii)  Intentionally
        omitted.

       

      (iv)  Intentionally
        omitted.

       

      (b)  Excluded
        Operating Costs.
        Operating Costs
        shall not include:

       

      (i)  costs
        of installing
        leasehold improvements for tenants or occupants or prospective tenants or
        occupants of the Project;

       

      (ii)  interest
        and
        principal payments on mortgages or any other debt costs (except as provided
        in
        Section 2.3(a) above with regard to Included Capital Items), or rental payments
        on any ground lease of the Project;

       

      (iii)  real
        estate brokers'
        leasing commissions;

       

      (iv)  legal
        fees, space
        planner fees and advertising expenses incurred with regard to leasing the
        Project or portions thereof;

       

      (v)  legal
        expenses
        incurred in connection with disputes with tenants that pertain solely to
        the
        particular tenant or its premises (as opposed to disputes with other tenants
        that pertain to tenants generally or the Project, or disputes where the tenants
        of the Project would receive benefits if Landlord prevails);

       

      (vi)  the
        cost of damage
        and repairs necessitated by the gross negligence or willful misconduct of
        Landlord;

       

      (vii)  any
        cost or
        expenditure for which Landlord is reimbursed, by insurance proceeds or
        otherwise, except by Operating Cost Share Rent;

       

      (viii)  the
        cost of any
        service furnished to any tenant of the Project which Landlord does not make
        available to Tenant;

       

      (ix)  depreciation
        (except
        on any Included Capital Items);

       

      (x)  legal
        and auditing
        fees incurred for the benefit of Landlord such as collecting delinquent rents,
        preparing tax returns and other financial statements,

       

      
        
          
          

        

        
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      and
        audits other
        than those incurred in connection with the preparation of reports required
        pursuant to Section 2.2 above;

       

      (xi)  the
        wages of any
        employee for services not related directly to the management, maintenance,
        operation and repair of the Project; 

       

      (xii)  fines,
        penalties and
        interest incurred by Landlord for late payment by Landlord or violations
        of law;

       

      (xiii)  the
        cost of capital
        expenditures to correct violations of Governmental Requirements existing
        in the
        Project as of the date of this Lease, based on the current interpretation
        of
        Governmental Requirements by applicable governmental authority(ies) as of
        the
        date of this Lease;

       

      (xiv)  costs
        of any
        investigation or monitoring of site conditions or any clean-up, containment,
        restoration, removal or remediation of Hazardous Substances ("Remedial
        Work")
        pertaining to the
        Prior Contamination (as defined in Section 28.6 below), and costs arising
        from
        any use, storage, treatment, transportation, release or disposal of Hazardous
        Substances on or about the Project by Landlord, its agents, employees or
        contractors; and

       

      (xv)  without
        limiting the
        provisions of clause (xii) above, costs incurred to comply with Governmental
        Requirements with respect to any Hazardous Substance which was in existence
        in
        the Project prior to the Commencement Date, and which was of such a nature
        that
        a federal, state or municipal governmental or quasi-governmental authority,
        if
        it had then had knowledge of the presence of such Hazardous Substance, in
        the
        state, and under the conditions that it then existed in the Project, would
        have
        then required the removal, remediation or other similar action with respect
        to
        such Hazardous Substance; and costs incurred with respect to any Hazardous
        Substance that is brought into the Project after the date hereof by Landlord
        or
        any other tenant of the Project or by anyone other than Tenant or Tenant
        Parties
        and are of such a nature, at that time, that a federal, state or municipal
        governmental or quasi-governmental authority, if it had then had knowledge
        of
        the presence of such Hazardous Substance, in the state, and under the
        conditions, that it then exists in the Project, would have then required
        the
        removal, remediation or other action with respect to such Hazardous
        Substance.

       

      (c)  Taxes.

       

      (i)  "Taxes"
        means any and all
        taxes, assessments and charges of any kind, general or special, ordinary
        or
        extraordinary, levied against the Project, which Landlord shall pay or become
        obligated to pay in connection with the ownership, leasing, renting, management,
        use, occupancy, control or operation of the Project or of the personal property,
        fixtures, machinery, equipment, systems and apparatus used in connection
        therewith. Taxes shall include real estate taxes, personal property taxes,
        sewer
        rents, water rents, special or general assessments, transit taxes, ad valorem
        taxes, and any tax levied on the rents hereunder or the interest of Landlord
        under this Lease (the "Rent
        Tax").
        Taxes shall also
        include all fees and other costs and expenses paid by Landlord in reviewing
        any
        Taxes and in seeking a refund or reduction of any Taxes, whether or not the
        Landlord is ultimately successful. Taxes shall also include any assessments
        or
        fees paid to any business park owners

       

      
        
          
          

        

        
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      association,
        or
        similar entity, which are imposed against the Project pursuant to any Covenants,
        Conditions and Restrictions ("CC&R's")
        recorded against
        the Project and any installments of principal and interest required to pay
        any
        existing or future general or special assessments for public improvements,
        services or benefits, and any increases resulting from reassessments imposed
        in
        connection with any change in ownership or new construction.

       

      (ii)  If
        the Project
        contains more than one building, then Taxesshall include (1) all Taxes fairly
        allocable to the Buildings, and (2) a proportionate share (based on the gross
        rentable area of the Buildings as a percentage of the gross rentable area
        of all
        of the buildings in the Project) of all Taxes which relate to the Project
        in
        general and are not fairly allocable to any one building in the
        Project.

       

      (iii)  For
        any year, the
        amount to be included in Taxes (1) from taxes or assessments payable in
        installments, shall be the amount of the installments (with any interest)
        due
        and payable during such year, and (2) from all other Taxes, shall at
        Landlord's election be the amount accrued, assessed, or otherwise imposed
        for
        such year or the amount due and payable in such year. If Taxes for any period
        during the Term are increased after payment thereof for any reason, including,
        without limitation, error or reassessment by applicable governmental or
        municipal authorities, and such increase results in Tenant having underpaid
        Tax
        Share Rent hereunder, then Tenant shall pay to Landlord, within thirty (30)
        days
        after demand, the amount of such underpayment. Similarly, if Taxes for any
        period during the Term are decreased after payment thereof for any reason,
        and
        such decrease results in Tenant having overpaid Tax Share Rent hereunder,
        then
        Landlord shall return to Tenant the amount of such overpayment within thirty
        (30) days after Landlord's receipt of such overpayment. The obligations of
        Landlord and Tenant under this Section to promptly refund any overpayment
        or pay
        any deficiency, as appropriate, shall survive the expiration or earlier
        termination of this Lease. Taxes shall not include any net income (except
        Rent
        Tax), capital, stock, succession, transfer, franchise, gift, estate or
        inheritance tax, except to the extent that such tax shall be imposed in lieu
        of
        any portion of Taxes.

       

      (iv)  Notwithstanding
        anything to the contrary set forth in this Lease, Tenant shall reimburse
        Landlord upon demand for any and all taxes payable by Landlord (other than
        net
        income taxes) whether or not now customary or within the contemplation of
        the
        parties hereto: (1) imposed
        upon,
        measured by or reasonably attributable to the cost or value of Tenant’s
        equipment, furniture, trade fixtures and other personal property located
        in the
        Premises or by the cost or value of any leasehold improvements made in or
        to the
        Premises by or for Tenant, other than Building-standard improvements made
        by
        Landlord, if any, regardless of whether title to such improvements shall
        be in
        Tenant or Landlord;
        (2) imposed
        upon or
        measured by the Base Rent payable hereunder, including, without limitation,
        any
        gross income tax or excise tax levied by the city or county in which the
        Project
        is located, the federal government or any other governmental body with respect
        to the receipt of such rental; (3) imposed
        upon or with respect to the possession, leasing, operation, management,
        maintenance, alteration, repair, use or occupancy by Tenant of the Premises
        or
        any portion thereof; or (4) imposed
        upon this transaction or any document to which Tenant is a party creating
        or
        transferring an interest or an estate in the Premises.

       

      (d)  Lease
        Year.
        "Lease
        Year"
        means each
        consecutive twelve month period beginning with the Commencement Date, except
        that if the Commencement Date is not the first day of a calendar month, then
        the
        first Lease Year shall be the period from the

       

      
        
          
          

        

        
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      Commencement
        Date
        through the final day of the calendar month during which the first anniversary
        of the Commencement Date occurs, and subsequent Lease Years shall be each
        succeeding twelve month period during the Term following the first Lease
        Year.

       

      (e)  Fiscal
        Year.
        "Fiscal
        Year"
        means each
        calendar year during which any portion of the Term occurs (e.g.,
        the first Fiscal
        Year shall be the calendar year during which the Commencement Date occurs).
        

       

      2.4  Computation
        of
        Base Rent and Rent Adjustments.

       

      (a)  Prorations.
        If (i) the
        Commencement Date is a date other than January 1, (ii) the Termination Date
        is a
        date other than December 31, (iii) this Lease terminates early, or
        (iv) the size of the Premises increases or decreases, then in each such
        event, the Base Rent, the Operating Cost Share Rent and Tax Share Rent shall
        be
        equitably adjusted to reflect such event on a basis determined by Landlord
        to be
        consistent with the principles underlying the provisions of this Section
        2.

       

      (b)  Interest
        Rate.
        Any sum due from
        Tenant to Landlord not paid when due shall bear interest from the date due
        until
        paid at the lesser of twelve percent (12%) per annum or the maximum rate
        permitted by law (the "Interest
        Rate").

       

      (c)  Intentionally
        omitted.

       

      (d)  Books
        and
        Records.
        Landlord shall
        maintain books and records reflecting the Operating Costs and Taxes in
        accordance with sound accounting and management practices. Tenant and a
        certified public accountant employed by a certified public accounting firm
        and
        working on a non-contingency fee basis shall have the right to inspect
        Landlord's records at Landlord's applicable local office or other location
        within the County of Santa Clara, California, designated by Landlord upon
        at
        least seventy-two (72) hours' prior notice during normal business hours during
        the ninety (90) days following Landlord's delivery of the Annual Expense
        Statement to Tenant. The results of any such inspection shall be kept strictly
        confidential by Tenant and its agents, and Tenant and its certified public
        accountant must agree, in their contract for such services, to such
        confidentiality restrictions and shall specifically agree that the results
        shall
        not be made available to any other tenant of the Project (and in connection
        with
        the foregoing, prior to exercising its rights hereunder, Tenant and its agents
        shall sign a confidentiality agreement reasonably acceptable to Landlord).
        Unless Tenant sends to Landlord any written exception to an Annual Expense
        Statement within said ninety (90) day period, such Annual Expense Statement
        shall be deemed final and accepted by Tenant and Tenant waives any other
        rights
        pursuant to applicable law to inspect Landlord's books and records and/or
        to
        contest the amount of Operating Costs and/or Taxes due hereunder. Tenant
        shall
        pay the amount shown on any Annual Expense Statement in the manner prescribed
        in
        this Lease, whether or not Tenant takes any such written exception, without
        any
        prejudice to such exception. If Tenant makes a timely exception, Landlord
        shall,
        within thirty (30) days after Landlord's receipt of Tenant's written exception
        or as soon after such thirty (30) day period as is reasonably practicable,
        cause
        an independent certified public accountant to issue a final and conclusive
        resolution of Tenant's exception. If, according to such accountant, Landlord’s
        original determination of annual Operating Costs and Taxes overstated the
        amounts thereof, in the aggregate, by seven percent (7%) or less or understated
        the amounts thereof, then Tenant shall pay the cost of the certification,
        and,
        in the case of an understatement, shall pay to Landlord the deficiency in
        Tenant's payment of Operating Costs and Taxes within thirty (30)

       

      
        
          
          

        

        
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      days
        following
        Tenant's receipt of such certification. If, according to such certification,
        Landlord's original determination of annual Operating Costs and Taxes overstated
        the amounts thereof, in the aggregate, by more than seven percent (7%), then
        Landlord shall pay the cost of the certification. In the event of Landlord's
        overstatement, Landlord shall, at its election, either refund the amount
        of
        Tenant's overpayment of Operating Costs and Taxes within thirty (30) days
        after
        such certification or, if this Lease is still in effect, credit such overpayment
        against Tenant's subsequent obligations to pay Operating Costs and
        Taxes.

       

      (e)  Miscellaneous.
        So long as an
        Event of Default under Section 12.1(a) below exists under this Lease,
        Tenant shall not be entitled to any refund of any amount from Landlord until
        Tenant cures such Event of Default. If this Lease is terminated for any reason
        prior to the annual determination of Operating Cost Share Rent or Tax Share
        Rent, either party shall pay the full amount due to the other within fifteen
        (15) days after Landlord's notice to Tenant of the amount when it is determined.
        Landlord may commingle any payments made with respect to Operating Cost Share
        Rent and Tax Share Rent, without payment of interest.

       

      2.5  Additional
        Rent
        Upon Default by Tenant.
        Landlord and
        Tenant acknowledge that to induce Tenant to enter into this Lease, and in
        consideration of Tenant's agreement to perform all of the terms, covenants
        and
        conditions to be performed by Tenant under this Lease, as and when performance
        is due during the Term, Landlord has incurred (or will incur) significant
        costs,
        including, without limitation, the following: (a) payment of the
        Construction Allowance (as described in the Tenant Improvement Agreement),
        (b) commissions to Tenant's real estate broker, and (c) attorneys'
        fees and related costs incurred and/or paid by Landlord in connection with
        the
        negotiation and preparation of this Lease (collectively, the "Inducements").
        Landlord and
        Tenant further acknowledge that Landlord would not have granted the Inducements
        to Tenant but for Tenant's agreement to perform all of the terms, covenants,
        conditions and agreements to be performed by it under this Lease for the
        entire
        Term, and that Landlord's agreement to incur such expenditures and grant
        such
        concessions is, and shall remain, conditioned upon Tenant's faithful performance
        of all of the terms, covenants, conditions and agreements to be performed
        by
        Tenant under this Lease for the entire Term. Accordingly, if an Event of
        Default
        by Tenant shall occur hereunder, Landlord shall be relieved of any unfulfilled
        obligation to grant Inducements hereunder, or to incur further expenses in
        connection therewith, and Tenant shall pay, as liquidated damages for Landlord's
        granting the Inducements and not as a penalty, within ten (10) days after
        the
        occurrence of the Event of Default, as Additional Rent, the unamortized amount
        of those Inducements incurred or granted prior to the date of the Event of
        Default (the "Pre-Default
        Inducements").
        Landlord may or,
        at Tenant's request, shall, after the occurrence of an Event of Default,
        forward
        a statement to Tenant setting forth the amount of the Pre-Default Inducements,
        but the failure to deliver such a statement shall not be or be deemed to
        be a
        waiver of the right to collect the unamortized amount of the Pre-Default
        Inducements or to extend the date upon which such amount shall be due and
        payable. For purposes of this Section 2.5, the unamortized amount of the
        Pre-Default Inducements shall equal the remaining principal component, measured
        on the date of the Event of Default, of a level-payment amortization over
        the
        initial Term of this Lease of a principal amount equal to the Pre-Default
        Inducements, including interest at the rate of twelve percent (12%) per annum.
        Notwithstanding the foregoing, Landlord agrees that it will seek to enforce
        its
        right to recover Pre-Default Inducements only in connection with a bankruptcy
        of
        Tenant where

       

      
        
          
          

        

        
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      this
        Lease is
        rejected or deemed rejected under Section 362 of the Bankruptcy
        Code.

       

      3.  PREPARATION
        AND
        CONDITION OF PREMISES; TENANT'S POSSESSION; REPAIRS AND
        MAINTENANCE.

       

      3.1  Condition
        of
        Premises.
        Except as
        specified in this Section 3.1 below, Landlord is leasing the Premises to
        Tenant
        "as is", without any obligation to alter, remodel, improve, repair or decorate
        any part of the Premises and without any express or implied representations
        or
        warranties of any kind, including, without limitation, any
        representation
        or warranty regarding the condition of the Buildings or the Project or the
        suitability of any of the foregoing for the conduct of Tenant's business;
        provided, however, that, as
        of the Premises
        Delivery Date, the Premises shall comply in all material respects with all
        applicable Governmental Requirements (as interpreted by applicable governmental
        or quasi-governmental authorities as of the Premises Delivery Date), without
        regard to any specific manner of use of the Premises by Tenant (e.g.,
        as a "place of
        public accommodation" under the Americans with Disabilities Act (the
        "ADA")).
        If Landlord or
        Tenant receives written notice from any governmental or quasi-governmental
        authority that any portion of the Premises violated Governmental Requirements
        as
        of the Premises Delivery Date, Landlord shall not be liable to Tenant for
        any
        damages, but Landlord, at no cost to Tenant, shall, as Tenant's sole remedy,
        perform such work or take such other action as may be necessary to cure such
        violation, but only to the extent that such violation materially and adversely
        affects Tenant's use or occupancy of the Premises. 

       

      3.2  Tenant's
        Possession.
        Tenant shall be
        entitled to possession of the Premises upon commencement of the Term, together
        with the nonexclusive right to use, in common with Landlord, other tenants,
        and
        occupants of the Project, the common areas of the Project, as such common
        areas
        may be changed from time to time, subject to the applicable provisions of
        this
        Lease (including, without limitation, Section 27 below). Tenant's taking
        possession of any portion of the Premises shall be conclusive evidence that
        the
        Premises were in good order, repair and condition.

       

      3.3  Repairs
        and
        Maintenance.

       

      (a)  Tenant's
        Obligations.

       

      (i)  Except
        to the extent
        expressly Landlord's obligation under Section 3.3(b) below, Tenant shall,
        throughout the Term at its sole cost and expense, (1) keep and maintain the
        Premises in good order and condition, and repair and replace every part thereof
        ("Tenant's
        Repair
        Obligations"),
        including,
        without limitation, the following: (A) glass, windows, window frames,
        window casements (including the repairing, resealing, cleaning and replacing
        of
        both interior and exterior windows) and skylights; (B) interior and
        exterior doors, door frames and door closers; (C) interior lighting
        (including, without limitation, light bulbs and ballasts); (D) the Building
        Systems (as defined in Section 3.3(b) below), or portions of the Building
        Systems, that exclusively serve the Premises, including, without limitation,
        any
        specialty or supplemental Building Systems installed by or for Tenant and
        all
        heating, ventilating and air conditioning ("HVAC")
        systems and
        equipment and all electrical facilities and equipment, including lighting
        fixtures, lamps, fans and any exhaust equipment and systems, electrical motors
        and all other appliances and equipment of every kind and nature located in,
        upon
        or about the Premises; (E) all communications systems serving the Premises;
        (F) all of Tenant's security systems in or about or serving the Premises;
        (G) Tenant's signage; and (H) interior

       

      
        
          
          

        

        
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      demising
        walls and
        partitions (including painting and wallcoverings), equipment, floors, and
        any
        roll-up doors, ramps and dock equipment, (2) furnish all expendables,
        including light bulbs, paper goods and soaps, used in the Premises, and
        (3) to the extent that Landlord notifies Tenant in writing of its intention
        to no longer arrange for such monitoring, cause the fire alarm systems serving
        the Premises to be monitored by a monitoring or protective services firm
        approved by Landlord in writing.

       

      (ii)  Tenant
        shall also be
        responsible for all pest control within the Premises, and for all trash removal
        and disposal from the Premises. With respect to any HVAC systems and equipment
        exclusively serving the Premises, Tenant shall obtain HVAC systems preventive
        maintenance contracts with bimonthly or monthly service in accordance with
        manufacturer recommendations, which shall be subject to the reasonable prior
        written approval of Landlord and paid for by Tenant, and which shall provide
        for
        and include replacement of filters, oiling and lubricating of machinery,
        parts
        replacement, adjustment of drive belts, oil changes and other preventive
        maintenance, including annual maintenance of duct work, interior unit drains
        and
        caulking of sheet metal, and recaulking of jacks and vents on an annual basis.
        Tenant shall have the benefit of all warranties available to Landlord regarding
        the HVAC systems and equipment. 

       

      (iii)  Tenant's
        repair,
        maintenance and replacement obligations shall be performed under the supervision
        and subject to the prior approval of Landlord, and within any reasonable
        period
        of time specified by Landlord; provided, however, that (1) with respect to
        the Building Systems that exclusively serve the Premises, Landlord may elect
        to
        perform all or some of the foregoing maintenance, repairs and replacement
        itself, at Tenant's expense, and (2) if Tenant fails to perform Tenant's
        Repair Obligations, Landlord may immediately perform any such work at Tenant's
        expense. Tenant shall pay to Landlord all costs and expenses incurred by
        Landlord and required to be paid by Tenant under this Section 3.3(a) within
        ten
        (10) days after receipt of an invoice therefor.

       

      (b)  Landlord's
        Obligations.

       

      (i)  Subject
        to the
        provisions of Sections 3.1(a), 9 and 10 hereof, Landlord shall maintain,
        repair
        and replace the following items ("Landlord's
        Repair
        Obligations"):
        (1) the
        non-structural portions of the roof of the Buildings, including the roof
        coverings (provided that Tenant installs no additional air conditioning or
        other
        equipment on the roof that damages the roof coverings, in which event Tenant
        shall pay all costs resulting from the presence of such additional equipment);
        (2) the HVAC, plumbing, sewer, drainage, electrical, fire protection,
        elevator, escalator, life safety and security systems and equipment and other
        mechanical, electrical and communications systems and equipment (collectively,
        the "Building
        Systems")
        serving the
        Buildings and/or the Project, excluding any specialty or supplemental Building
        Systems installed by or for Tenant and also excluding the Building Systems
        (or
        portions of the Building Systems) that exclusively serve the Premises; and
        (3) the parking areas of the Project, pavement, landscaping, sprinkler
        systems, sidewalks, driveways, curbs, and lighting systems in the common
        areas
        of the Project. Landlord's Repair Obligations also includes the routine repair
        and maintenance of the load bearing and exterior walls of the Buildings,
        including, without limitation, any painting, sealing, patching and waterproofing
        of such walls.

       

      (ii)  Subject
        to the
        provisions of Sections 3.1(a), 9 and 10 hereof, Landlord, at its own cost
        and
        expense, agrees to repair and maintain the structural

       

      
        
          
          

        

        
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      portions
        of the roof
        (specifically excluding the roof coverings), the foundation, the footings,
        the
        floor slab, and the load bearing walls and exterior walls of the Buildings
        (excluding any glass and any routine maintenance, including, without limitation,
        any painting, sealing, patching and waterproofing of such walls); provided,
        however, that subject to the provisions of Section 8.6 below, any damage
        arising
        from the acts of Tenant or any Tenant Parties (as defined in Section 8.2(a)
        below) shall be repaired by Landlord at Tenant's sole expense, and Tenant
        shall
        pay to Landlord all costs and expenses of any such repair within ten (10)
        days
        after receipt of an invoice therefor. Landlord may, but shall not be required
        to, enter the Premises at all reasonable times to make such repairs,
        alterations, improvements or additions to the Buildings or to any equipment
        located in the Buildings as Landlord shall desire or deem necessary or as
        Landlord may be required to do by governmental or quasi-governmental authority
        or court order or decree. The cost of any repairs made by Landlord on account
        of
        Tenant's default, or on account of the misuse or neglect by Tenant or any
        Tenant
        Parties anywhere in the Project, shall constitute Additional Rent payable
        by
        Tenant within ten (10) days after receipt of an invoice therefor. As a condition
        precedent to all of Landlord's repair and maintenance obligations under this
        Lease, Tenant must have notified Landlord of the need of such repairs or
        maintenance. 

       

      (iii)  Tenant
        hereby waives
        any and all rights under and benefits of subsection 1 of Section 1932 and
        Sections 1941 and 1942 of the California Civil Code and any similar or
        successor law, statute or ordinance now or hereafter in effect regarding
        Tenant's right to make repairs and deduct the cost of such repairs from the
        Rent
        due under this Lease..

       

      4.  SERVICES
        AND
        UTILITIES.
        Beginning on the
        Premises Delivery Date, Tenant shall promptly pay, as the same become due,
        all
        charges for water, gas, electricity, telephone, sewer service, waste pick-up
        and
        any other utilities, materials and services furnished directly to or used
        by
        Tenant on or about the Premises during the Term, including, without limitation,
        (a) meter, use and/or connection fees, hook-up fees, or standby fees, and
        (b)
        penalties for discontinued interrupted service. If any utility service is
        not
        separately metered to the Premises, then Tenant shall pay its pro rata share
        of
        the cost of such utility service with all others served by the service not
        separately metered. However, if Landlord reasonably determines that Tenant
        is
        using a disproportionate amount of any utility service (whether or not
        separately metered), then Landlord, at its election, may (i) periodically
        charge Tenant, as Additional Rent, a sum equal to Landlord's reasonable estimate
        of the cost of Tenant's excess use of such utility service, and/or
        (ii) install, at Tenant's expense, a separate meter to measure the utility
        service supplied to the Premises. Any interruption or cessation of utilities
        resulting from any causes, including any entry for repairs pursuant to this
        Lease, and any renovation, redecoration or rehabilitation of any area of
        the
        Project, shall not render Landlord liable for damages to either person or
        property or for interruption or loss to Tenant's business, nor be construed
        as
        an eviction of Tenant, nor work an abatement of any portion of Rent, nor
        relieve
        Tenant from fulfillment of any covenant or agreement hereof; provided, however,
        that if (1) an interruption of the Project services occurs, (2) such
        interruption prevents Tenant from occupying, and Tenant does not occupy,
        all or
        a material portion of the Premises for the Permitted Use for a period of
        at
        least seven (7) consecutive days, and (3) such interruption was caused solely
        by
        the negligence or willful misconduct of Landlord, its agents or employees,
        then
        monthly Rent shall thereafter be abated until the earlier of (i) the date
        on
        which such interruption ceases or (ii) the date on which Tenant resumes
        occupying all or a material portion of the Premises. Such abatement shall
        be in
        proportion to the ratio that the amount of rentable square feet of the Premises
        that Tenant is prevented from occupying and does not occupy for the Permitted
        Use bears to the total rentable square feet of the Premises; provided, however,
        that if the portion of the Premises that Tenant is

       

      
        
          
          

        

        
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      prevented
        from
        occupying and does not occupy for the Permitted Use is so significant as
        to
        prevent Tenant from conducting business in the Premises, then the full amount
        of
        monthly Rent shall be abated during the abatement period described in the
        preceding sentence. Tenant acknowledges and agrees that the abatement set
        forth
        in this Section shall be its sole remedy in the event of a cessation or
        interruption in the provision of Project services, and Tenant shall not have
        any
        right to offset or deduct any costs or expenses incurred by Tenant in connection
        therewith against Rent. 

       

      5.  ALTERATIONS
        AND
        REPAIRS.

       

      5.1  Landlord's
        Consent and Conditions.

       

      (a)  Tenant
        shall not
        make any improvements or alterations to the Premises (the "Alterations")
        without in each
        instance submitting plans and specifications for the Alterations to Landlord
        and
        obtaining Landlord's prior written consent. Tenant shall pay Landlord's standard
        charge (or, if Landlord does not have a standard charge, then Landlord's
        actual
        costs incurred) for review of all of the plans and all other items submitted
        by
        Tenant. Landlord will be deemed to be acting reasonably in withholding its
        consent for any Alterations which (i) impacts the base structural components
        or
        the Building Systems, (ii) impacts any other tenant's premises, (iii) is
        visible
        from outside the Premises, or (iv) would utilize building materials or equipment
        which are inconsistent with Landlord's standard building materials and equipment
        for the Project.

       

      (b)  Tenant
        shall pay for
        the cost of all Alterations, including the cost of any and all approvals,
        permits, fees and other charges which may be required as a condition of
        performing such Alterations.

       

      (c)  The
        following
        requirements shall apply to all Alterations:

       

      (i)  At
        least seven (7)
        days before beginning any Alterations, Tenant shall furnish to Landlord (1)
        written notice of the expected commencement date of the Alterations to permit
        Landlord to post and record a notice of nonresponsibility, (2) building permits,
        and (3) certificates of insurance satisfactory to Landlord.

       

      (ii)  Tenant
        shall not
        take any action which would violate Landlord’s labor contracts or which would
        cause a work stoppage, picketing, labor disruption or dispute, or interfere
        with
        Landlord’s or any other tenant’s or occupant’s business or with the rights and
        privileges of any person lawfully in the Project (“Labor
        Disturbance”).
        Tenant shall
        take the actions necessary to resolve any Labor Disturbance, and shall have
        pickets removed and, at the request of Landlord, immediately terminate any
        work
        in the Premises that gave rise to the Labor Disturbance, until Landlord gives
        its written consent for the work to resume. Tenant shall have no claim for
        damages against Landlord or any of the Landlord Parties as a result of the
        above
        actions.

       

      (iii)  The
        Alterations
        shall be performed in a good and workmanlike manner, meeting the standard
        for
        construction and quality of materials in the Project, and shall comply with
        all
        insurance requirements and all applicable laws, ordinances, regulations
or
        requirements of the United States of America, the State of California, or
        the
        ordinances, regulations or requirements of the local municipal or county
        governing body or other lawful authorities having jurisdiction over the Project,
        including, without limitation, any such laws,

       

      
        
          
          

        

        
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      ordinances,
        regulations or requirements relating to hazardous materials or substances,
        as
        those terms are defined by applicable laws now or hereafter in
        effect
        (collectively, "Governmental
        Requirements").

       

      (iv)  Tenant
        shall perform
        all Alterations so as to minimize or prevent disruption to other tenants,
        and
        Tenant shall comply with all reasonable requests of Landlord in response
        to
        complaints from other tenants.

       

      (v)  Tenant
        shall perform
        all Alterations in compliance with any reasonable "Policies, Rules and
        Procedures for Construction Projects" which may be in effect at the time
        the
        Alterations is performed.

       

      (vi)  All
        Alterations
        shall be performed only by contractors or mechanics approved by Landlord,
        which
        approval shall not be unreasonably withheld, conditioned or delayed; provided,
        however, that (1) Landlord may, in its sole discretion, specify engineers,
        general contractors, subcontractors, and architects to perform work affecting
        the Building Systems; and (2) if Landlord consents to any Alterations that
        requires work to be performed outside the Premises, Landlord may elect to
        perform such work at Tenant's expense. 

       

      (vii)  Tenant
        shall permit
        Landlord to supervise all Alterations, including, without limitation, the
        right
        (but not an obligation) to inspect the construction work during the progress
        thereof, and to require corrections of faulty construction or any material
        deviation from the plans for such Alterations as approved by Landlord; provided,
        however, that no such inspection shall be deemed to create any liability
        on the
        part of Landlord, or constitute a representation by Landlord or any person
        hired
        to perform such inspection that the work so inspected conforms with such
        plans
        or complies with any Governmental Requirements, and no such inspection shall
        give rise to a waiver of, or estoppel with respect to, Landlord's continuing
        right at any time or from time to time to require the correction of any faulty
        work or any material deviation from such plans. 

       

      (viii)  Tenant
        shall
        reimburse Landlord for actual and reasonable costs incurred by Landlord in
        connection with its management and supervision of the progress of the
        Alterations; provided, however, that Tenant shall have no obligation to pay
        Landlord under this Section 5.1(c)(viii) in the case of Alterations costing
        less
        than Twenty-Five Thousand Dollars ($25,000.00).

       

      (ix)  Upon
        completion,
        Tenant shall furnish Landlord with contractor's affidavits and full and final
        statutory waivers of liens, as-built plans and specifications, and receipted
        bills covering all labor and materials, and all other close-out documentation
        related to the Alterations, including any other information required under
        any
        "Policies, Rules and Procedures for Construction Projects" which may be in
        effect at the time.

       

      5.2  No
        Liens.
        Tenant has no
        authority to cause or permit any lien or encumbrance of any kind to affect
        Landlord's interest in the Project; any such lien or encumbrance shall attach
        to
        Tenant's interest only. If any mechanic's lien shall be filed or claim of
        lien
        made for work or materials furnished to Tenant, then Tenant shall at its
        expense
        within ten (10) days thereafter either discharge or contest the lien or claim.
        If Tenant contests the lien or claim, then Tenant shall (a) within such ten
        (10)
        day period, provide Landlord adequate security for the lien or claim, (b)
        contest the lien or claim in good faith by appropriate proceedings that operate
        to stay its enforcement, and (c) pay promptly any final adverse

       

      
        
          
          

        

        
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      judgment
        entered in
        any such proceeding. If Tenant does not comply with these requirements, Landlord
        may discharge the lien or claim, and the amount paid, as well as attorney's
        fees
        and other expenses incurred by Landlord, shall constitute Additional Rent
        payable by Tenant on demand.

       

      5.3  Ownership
        of
        Improvements.
        All Alterations as
        defined in this Section 5, partitions, related hardware, and all other
        improvements and all fixtures, except trade fixtures, furniture and other
        personal property (which shall remain Tenant's property), constructed in
        the
        Premises by either Landlord or Tenant, (a) shall, subject to Tenant's right
        to
        use and depreciate (to the extent paid for by Tenant) the same during the
        Term,
        become Landlord's property upon installation without compensation to Tenant,
        unless Landlord consents otherwise in writing, and (b) shall, at Landlord's
        option, either (i) be surrendered to Landlord with the Premises at the
        termination of this Lease or of Tenant's right to possession, or (ii) be
        removed
        in accordance with Section 14 below; provided, however, that if Tenant's
        request
        for Landlord's approval of any proposed Alterations contains a request, in
        all
        capital letters, that Landlord identify any portion of such Alterations that
        Landlord will require Tenant to remove as provided above, then Landlord will,
        at
        the time it approves such Alterations, identify such portion of the Alterations,
        if any, that Landlord will require Tenant to so remove.

       

      6.  USE
        OF
        PREMISES.

       

      6.1  Limitation
        on
        Use.
        Tenant shall use
        the Premises only for the Permitted Use stated in the Schedule and
        Tenant shall not
        use or permit the Premises or the Project to be used for any other purpose
        or
        purposes whatsoever without the prior written consent of Landlord, which
        may be
        withheld in Landlord's sole discretion.
        Tenant shall not
        allow any use of the Premises which will negatively affect the cost of coverage
        of Landlord's insurance on the Project. Tenant shall not allow any inflammable
        or explosive liquids or materials to be kept on the Premises. Tenant shall
        not
        allow any use of the Premises which would cause the value or utility of any
        part
        of the Premises to diminish or would interfere with any other tenant or with
        the
        operation of the Project by Landlord. Tenant shall not permit any nuisance
        or
        waste to occur in, on, or about the Project, or allow any offensive noise
        or
        odor in or around the Project. At the end of each business day, or more
        frequently if necessary, Tenant shall deposit all garbage and other trash
        (excluding any inflammable, explosive and/or hazardous materials) in trash
        bins
        or containers approved by Landlord in locations designated by Landlord from
        time
        to time. If any governmental authority shall deem the Premises to be a "place
        of
        public accommodation" under the Americans with Disabilities Act ("ADA")
        or any other
        comparable law as a result of Tenant's use, Tenant shall either modify its
        use
        to cause such authority to rescind its designation or be responsible for
        any
        alterations, structural or otherwise, required to be made to the Premises
        under
        such laws. 

       

      6.2  Signs.
        Tenant shall not
        place on any portion of the Premises any sign, placard, lettering, banner,
        displays, graphic, decor or other advertising or communicative material which
        is
        visible from the exterior of the Premises without Landlord's prior written
        approval. Any approved signs shall strictly conform to all Governmental
        Requirements, any CC&R's recorded against the Project, and Landlord's
        signage standards in effect at the time, and shall be installed and removed
        at
        Tenant's expense. Tenant, at its sole expense, shall maintain such signs
        in good
        condition and repair during the Term. Prior to the expiration or earlier
        termination of this Lease, Tenant at its sole cost shall remove all of its
        exterior signage and repair any and all damage caused to the Buildings and/or
        Project (including and fading or discoloration)
        by
        such signs and/or the removal of such signs from the Building and/or Project.
        

       

      
        
          
          

        

        
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                6.3  Parking.
        Tenant shall have
        the non-exclusive right to park in the Project's parking facilities in common
        with other tenants of the Project upon terms and conditions, as may from
        time to
        time be established by Landlord. Tenant agrees not to overburden the parking
        facilities (i.e.,
        use more than the
        number of unassigned parking stalls indicated on the Schedule) and agrees
        to
        cooperate with Landlord and other tenants in the Project in the use of the
        parking facilities. Landlord reserves the right in its reasonable discretion
        to
        determine whether the parking facilities are becoming crowded and to allocate
        and assign parking passes among Tenant and the other tenants in the Project.
        Tenant's use of the parking facilities shall be at no charge, provided that
        Landlord shall have the right to charge Tenant the portion that Landlord
        deems
        allocable to Tenant of any charges (e.g.,
        fees or taxes)
        imposed by the Regional Air Quality Control Board or other governmental or
        quasi-governmental agency in connection with the parking facilities
        (e.g.,
        in connection with
        operation or use of the parking facilities). Landlord shall not be liable
        to
        Tenant, nor shall this Lease be affected, if any parking is impaired by (or
        if
        any parking charges are imposed as a result of) any moratorium, initiative,
        referendum, law, ordinance, regulation or order passed, issued or made by
        any
        governmental or quasi-governmental body. Tenant's continued right to use
        the
        parking spaces is conditioned upon Tenant abiding by all rules and regulations
        which are prescribed from time to time for the orderly operation and use
        of the
        parking facility where the parking passes are located, including any sticker
        or
        other identification system established by Landlord, Tenant's cooperation
        in
        seeing that Tenant's employees and visitors also comply with such rules and
        regulations and Tenant not being in default under this Lease. Landlord
        specifically reserves the right to change the size, configuration, design,
        layout and all other aspects of the Project parking facility at any time
        and
        Tenant acknowledges and agrees that Landlord may, without incurring any
        liability to Tenant and without any abatement of Rent under this Lease, from
        time to time, close-off or restrict access to the Project parking facility
        for
        purposes of permitting or facilitating any such construction, alteration
        or
        improvements. Landlord may delegate its responsibilities hereunder to a parking
        operator in which case such parking operator shall have all the rights of
        control attributed hereby to the Landlord. The parking passes rented by Tenant
        pursuant to this Section 6.3 are provided to Tenant solely for use by
        Tenant's own personnel and such passes may not be transferred, assigned,
        subleased or otherwise alienated by Tenant without Landlord's prior
        approval.

       

      6.4  Prohibition
        Against Use of Roof and Structure of Buildings.

       

      (a)  Except
        as otherwise
        provided in this Lease, Tenant shall be prohibited from using all or any
        portion
        of the roof of the Buildings or any portion of the structure of the Buildings
        during the Term of this Lease (or any extensions thereof) for any purposes
        (including without limitation for the installation, maintenance and repair
        of a
        satellite dish and/or other telecommunications equipment), without Landlord's
        prior written consent, which Landlord may withhold in its sole and absolute
        discretion. Notwithstanding the foregoing, (a) Landlord shall grant Tenant
        with reasonable access to the roof of the Buildings as may be reasonably
        necessary to allow Tenant to perform its HVAC and other maintenance obligations
        hereunder, provided that such access shall be subject to any reasonable rules
        and restrictions that Landlord may impose from time to time; and (b) Tenant
        may, subject to Landlord's reasonable installation, use and removal
        requirements, use the roof for the installation and maintenance of surveying
        and
        GPS equipment and monitors (including, without limitation, cable and antenna
        connections) to service Tenant's business in the Premises. Landlord has made
        no
representations
        or
        promise as to the suitability or effectiveness of any part of the roof for
        Tenant's proposed use, or as to any Governmental Requirements applicable
        to
        Tenant's proposed use.

       

      
        
          
          

        

        
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      (b)  Tenant
        shall submit
        to Landlord Tenant's plans and specifications for the rooftop equipment,
        which
        must include, without limitation, the design, size and features of the rooftop
        equipment and mounting structure, floor and power load requirements, cabling
        installations, the means of affixing or mounting the rooftop equipment, and
        the
        means of connecting the rooftop equipment to the Building's electrical system
        and to the Premises. Tenant acknowledges and agrees that Tenant's use of
        any
        portion of the roof of the Building shall be subject to Landlord’s reasonable
        approval of location, plans and installation pursuant to Section 5 of this
        Lease
        and such rules and regulations as Landlord may prescribe, including, without
        limitation, with regard to (a) the location, size, type and methods of
        installation of the proposed rooftop equipment, (b) requirements to prevent
        electrical, electromagnetic, radio frequency or other interference with other
        telecommunication equipment on or about the Project, (c) restrictions on
        penetration of the roof surface, (d) rooftop access rights, and (e) removal
        requirements upon the expiration or earlier termination of this
        Lease.

       

      (c)  Nothing
        herein shall
        limit or restrict Landlord's rights under Section 11.13, or require Landlord
        to
        obtain Tenant's consent prior to exercising such rights.

       

      (d)  For
        the avoidance of
        doubt, Landlord acknowledges that, subject to the foregoing and other applicable
        provisions of this Lease, Tenant may install and maintain a GPS system and
        related equipment upon the roof of each Building to the extent necessary
        to the
        operation of Tenant’s business in the Premises.

       

      7.  GOVERNMENTAL
        REQUIREMENTS AND BUILDING RULES.

       

      7.1  Compliance
        in
        Premises.
        Tenant shall, at
        its sole cost and expense, (1) comply with all Governmental Requirements;
        with any occupancy certificate issued for the Premises; and with the provisions
        of all recorded documents affecting the Premises, insofar as any thereof
        relates
        to or affects the condition, use or occupancy of the Premises; and (2) take
        all proper and necessary action to cause the Premises, including any repairs,
        replacements, alterations and improvements thereto, to be maintained,
        constructed, used and occupied in compliance with applicable Governmental
        Requirements, including any applicable code and ADA requirements, whether
        or not
        such requirements are based on Tenant's use of the Premises, and further
        to
        assume all responsibility to ensure that the Premises continues to comply
        with
        all Governmental Requirements, including applicable code and ADA requirements,
        throughout the Term. Tenant
        shall be
        responsible, at its sole cost and expense, to make all alterations to the
        Premises as are required to comply with the governmental rules, regulations,
        requirements or standards described in this Section 7.1. The judgment of
        any
        court of competent jurisdiction or the admission of Tenant in any judicial
        action, regardless of whether Landlord is a party thereto, that Tenant has
        violated any of said governmental measures, shall be conclusive of that fact
        as
        between Landlord and Tenant.

       

      7.2  Compliance
        in
        Common Areas.
        Subject to
        reimbursement as an Operating Cost as provided in Section 2 above, Landlord
        shall perform any work required under any applicable Governmental Requirements,
        including the ADA, to be performed in the common areas of the Project,
except
        that Tenant shall be solely responsible for all such compliance work which
        is
        required as a result of Tenant's use or activities or which relate to the
        initial Tenant

       

      
        
          
          

        

        
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      Improvements
        or
        Tenant's proposed alterations or repairs. With
        respect to any
        code compliance work required outside the Premises for which Tenant is
        responsible hereunder, Landlord shall have the right to perform such work,
        or
        require that Tenant perform such work with contractors, subcontractors,
        engineers and architects approved by Landlord; and if Landlord elects to
        perform
        such work outside the Premises, Tenant shall reimburse Landlord for the cost
        of
        such work within ten (10) days following receipt of invoices therefor.
Except
        as expressly provided in this Lease, Landlord
        makes no
        representations or warranties regarding whether the Project or the Premises
        complies with applicable Governmental Requirements as of the date of this
        Lease.

       

      7.3  Rules
        and
        Regulations.
        Tenant shall also
        comply with all reasonable rules for the Project which may be established
        and
        amended from time to time by Landlord. The present rules and regulations
        are
        contained in Exhibit
        B.
        Failure by another tenant to comply with the rules or failure by Landlord
        to
        enforce them shall not relieve Tenant of its obligation to comply with the
        rules
        or make Landlord responsible to Tenant in any way. Landlord shall use reasonable
        efforts to apply the rules and regulations uniformly with respect to Tenant
        and
        any other tenants in the Project under leases containing rules and regulations
        similar to this Lease. If Tenant performs alterations or repairs, Tenant
        shall
        comply with the provisions of Section 5 of this Lease.

       

      8.  WAIVER
        OF CLAIMS;
        INDEMNIFICATION; INSURANCE.

       

      8.1  Waiver
        of
        Claims.
        Neither Landlord
        nor the other Landlord Parties (as defined below) shall be liable to Tenant
        or
        to any Tenant Parties (as defined below), and Tenant waives all claims against
        Landlord and such other Landlord Parties, for any injury to or death of any
        person or for loss of use of or damage to or destruction of property in or
        about
        the Premises or Project by or from any cause whatsoever, including without
        limitation, earthquake or earth movement, gas, fire, oil, electricity or
        leakage
        from the roof, walls, basement or other portion of the Premises or Project,
        except only, with respect to any Landlord Party, to the extent such injury,
        death or damage is caused by the gross negligence or willful misconduct of
        such
        Landlord Party and not covered by the insurance required to be carried by
        Tenant
        hereunder or except to the extent such limitation on liability is prohibited
        by
        law. The provisions of this Section 8.1 shall survive the expiration or earlier
        termination of this Lease until all claims within the scope of this Section
        8.1
        are fully, finally, and absolutely barred by the applicable statutes of
        limitations.

       

      8.2  Indemnification.

       

      (a)  Tenant
        shall
        indemnify, protect, defend (by counsel reasonably satisfactory to Landlord)
        and
        hold harmless Landlord and its officers, directors, employees and agents
        (each,
        a "Landlord
        Party"
        and collectively,
        the "Landlord
        Parties"),
        and each of
        them, against any and all obligations, losses, claims, actions (including
        remedial or enforcement actions of any kind and administrative or judicial
        proceedings, suits, orders or judgments), causes of action, liabilities,
        penalties, damages (including consequential and punitive damages), costs
        and
        expenses (including reasonable attorneys' and consultants' fees and expenses)
        (collectively, "Claims")
        arising from any
        of the following, including, but not limited to, Claims brought by or on
        behalf
        of employees of Tenant, with respect to which Tenant waives, for the benefit
        of
        the Landlord Parties, any immunity to which Tenant may be entitled under
        any
        worker's compensation laws: (i) any cause in, on or about the Premises, (ii)
        any
        act or omission or negligence of Tenant or any person or entity claiming
        by or
        through Tenant (including any assignee or subtenant), or any of their respective
        members, partners, employees, contractors,

       

      
        
          
          

        

        
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      agents,
        customers,
        visitors, licensees or other persons in or about the Project by reason of
        Tenant's occupancy of the Premises (each a "Tenant
        Party"
        and, collectively,
        "Tenant
        Parties"),
        or (iii)
        Tenant's breach of its obligations under this Lease, either prior to, during,
        or
        after the expiration of the Lease Term (including, without limitation, Tenant's
        failure to surrender the Premises in accordance with Section 14 below);
        provided, however, that, with respect to any Landlord Party, Tenant's
        obligations under this Section shall be inapplicable to the extent such Claims
        arise from the gross negligence or willful misconduct of such Landlord Party
        and
        are not covered by the insurance required to be carried by Tenant hereunder,
        or
        to the extent such obligations are prohibited by applicable law.

       

      (b)  Tenant's
        duty to
        defend Landlord and the other Landlord Parties under this Section 8.2 is
        separate and independent of Tenant's duty to indemnify the Landlord Parties.
        The
        duty to defend includes claims for which the Landlord Parties may be liable
        without fault or strictly liable. The duty to defend applies regardless of
        whether the issues of negligence, liability, fault, default, or other obligation
        on the part of Tenant Parties have been determined. The duty to defend applies
        immediately, regardless of whether any Landlord Parties have paid any sums
        or
        incurred any detriment arising out of or relating (directly or indirectly)
        to
        any Claims. The parties expressly intend that Landlord Parties shall be entitled
        to obtain summary adjudication or summary judgment regarding Tenant's duty
        to
        defend the Landlord Parties at any stage of any claim or suit within the
        scope
        of this Section.

       

      (c)  Tenant's
        obligations
        under this Section shall survive the expiration or earlier termination of
        this
        Lease until all Claims within the scope of this Section 8.2 are fully, finally,
        and absolutely barred by the applicable statutes of limitations.

       

      8.3  Tenant's
        Insurance.
        Tenant shall
        maintain insurance as follows, with such other terms, coverages and insurers,
        as
        Landlord shall reasonably require from time to time:

       

      (a)  Commercial
        General
        Liability Insurance, with (i) Contractual Liability including the
        indemnification provisions contained in this Lease, (ii) a severability of
        interest endorsement, and (iii) limits of not less than Five Million Dollars
        ($5,000,000) combined single limit per occurrence, not less than Five Million
        Dollars ($5,000,000) in the aggregate for bodily injury, sickness or death,
        and
        property damage, and umbrella coverage of not less than Five Million Dollars
        ($5,000,000).

       

      (b)  Special
        Causes of
        Loss (ISO form CP 10 30 10/00 or its substantive equivalent) Insurance covering
        the replacement cost of all leasehold improvements, trade fixtures and personal
        property in or on the Premises, with a deductible not greater than Twenty-Five
        Thousand Dollars ($25,000.00). 

       

      (c)  Business
        Income
        insurance and extra expense coverage with coverage amounts that shall reimburse
        Tenant for all rental, expense and other payment obligations of Tenant under
        this Lease for a period of not less than one (1) year.

       

      
        
          
          

        

        
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      (d)  Workers'
        compensation or similar insurance in form and amounts required by law, and
        Employer's Liability with not less than the following limits:

       

      
        	
                Each
                  Accident:

              	
                $500,000

              
	
                Disease--Policy
                  Limit:

              	
                $500,000

              
	
                Disease--Each
                  Employee:

                 

              	
                $500,000

                 

              

      

      Tenant's
        insurance
        shall be primary and not contributory to that carried by Landlord, its agents,
        or mortgagee. Landlord, Landlord's building manager, if any, and, if Landlord
        requests, any Security Holder (as defined in Section 16.1 below), shall be
        named
        as additional insureds under the insurance required of the Tenant in Section
        8.3(a). The company or companies writing any insurance which Tenant is required
        to maintain under this Lease, as well as the form of such insurance, shall
        at
        all times be subject to Landlord's approval, and any such company shall be
        licensed to do business in the State of California. Such insurance companies
        shall have a A.M. Best rating of A VI or better.

       

      (e)  Tenant
        shall cause
        any contractor of Tenant performing work on the Premises to maintain insurance
        as follows, with such other terms, coverages and insurers, as Landlord shall
        reasonably require from time to time:

       

      (i)  Commercial
        General
        Liability Insurance, including contractor's liability coverage, contractual
        liability coverage, completed operations coverage, broad form property damage
        endorsement, and contractor's protective liability coverage, to afford
        protection with limits, for each occurrence, of not less than One Million
        Dollars ($1,000,000) with respect to personal injury, death or property
        damage.

       

      (ii)  Workers'
        compensation or similar insurance in form and amounts required by law, and
        Employer's Liability with not less than the following limits:

       

      
        	
                Each
                  Accident:

              	
                $500,000

              
	
                Disease--Policy
                  Limit:

              	
                $500,000

              
	
                Disease--Each
                  Employee:

                 

              	
                $500,000

                 

              

      

      Such
        insurance shall
        contain a waiver of subrogation provision in favor of Landlord and its agents.
        Tenant's contractor's insurance shall be primary and not contributory to
        that
        carried by Tenant, Landlord, their agents or mortgagees. Tenant and Landlord,
        Landlord's building manager, if any, and, if Landlord requests, any Security
        Holder shall be named as additional insured on Tenant's contractor's insurance
        policies.

       

      8.4  Insurance
        Certificates.
        Tenant shall
        deliver to Landlord certificates evidencing all required insurance no later
        than
        five (5) days prior to the Commencement Date and each renewal date. Each
        certificate will provide for thirty (30) days prior written notice of
        cancellation to Landlord and Tenant.

       

      8.5  Landlord's
        Insurance.
        Subject to
        reimbursement as an Operating Cost in accordance with the provisions of Section
        2 hereof, Landlord shall procure and maintain in effect throughout the Term
        of
        this Lease commercial general liability insurance, property insurance and/or
        such other types of insurance as Landlord reasonably deems necessary
        or

       

      
        
          
          

        

        
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      advisable
        to carry.
        Such coverages shall be in such amounts, from such companies and on such
        other
        terms and conditions as Landlord may from time to time reasonably determine,
        and
        Landlord shall have the right, but not the obligation, to change, cancel,
        decrease or increase any insurance coverages in respect of the Buildings,
        add
        additional forms of insurance as Landlord shall deem reasonably necessary,
        and/or obtain umbrella or other policies covering both the Buildings and
        other
        assets owned by or associated with Landlord or its affiliates, in which event
        the cost thereof shall be equitably allocated.

       

      8.6  Waiver
        of
        Subrogation.
        Landlord and
        Tenant hereby waive and release any and all rights of recovery against the
        other
        party, including officers, employees, agents and authorized representatives
        (whether in contract or tort) of such other party, that arise or result from
        any
        and all loss of or damage to any property of the waiving party located within
        or
        constituting part of the Buildings, to the extent of amounts payable under
        a
        standard ISO Commercial Property insurance policy, or such additional property
        coverage as the waiving party may carry (with a commercially reasonable
        deductible), whether or not the party suffering the loss or damage actually
        carries any insurance, recovers under any insurance or self-insures the loss
        or
        damage. Each party shall have their property insurance policies issued in
        such
        form as to waive any right of subrogation as might otherwise exist. This
        mutual
        waiver is in addition to any other waiver or release contained in this
        Lease.

       

      9.  FIRE
        AND OTHER
        CASUALTY.

       

      9.1  Termination.
        If a fire or other
        casualty causes damage to the Premises, and sufficient insurance proceeds
        will
        be available to Landlord to cover the cost of restoration, Landlord shall
        engage
        a registered architect to estimate, within one (1) month of the casualty,
        to
        both Landlord and Tenant the amount of time needed to restore the Premises
        to
        tenantability, using standard working methods without the payment of overtime
        and other premiums. If the time needed exceeds nine (9) months from the date
        of
        the casualty, or two (2) months therefrom if the casualty occurred during
        the
        last twelve (12) months of the Lease, then either Landlord or Tenant may
        terminate this Lease, by notice to the other party within ten (10) days after
        the notifying party's receipt of the architect's estimate. If sufficient
        insurance proceeds will not be available to Landlord to cover the cost of
        restoration to the Premises, Landlord may terminate this Lease by written
        notice
        to Tenant. Any termination pursuant to this Section 9.1 shall be effective
        thirty (30) days from the date of such termination notice and Rent shall
        be paid
        by Tenant to that date, with an abatement for any portion of the Premises
        which
        has been rendered untenantable as a result of the casualty (except to the
        extent
        that (a) the casualty was caused by the gross negligence or intentional
        misconduct of Tenant, its agents, employees, contractors, subtenants or
        assignees, or (b) provided the same does not result from Landlord's breach
        of
        its obligations under Section 8.5 above, Landlord does not receive insurance
        proceeds sufficient to cover the rent interruption during such
        period).

       

      9.2  Restoration.
        If a casualty
        causes damage to the Premises but this Lease is not terminated for any reason,
        then subject to the rights of any mortgagees or ground lessors, Landlord
        shall
        obtain the applicable insurance proceeds and diligently restore the Premises
        to
        substantially their prior condition, except for modifications required by
        then
        applicable Governmental Requirements; provided, however, that, within ten
        (10)
        days following notice to Tenant from Landlord (whether or not this Lease
        is
        terminated pursuant to Section 9.1 above), Tenant shall irrevocably and
        unconditionally assign to Landlord (or to any party designated by Landlord)
        all
        insurance proceeds payable to Tenant under Tenant's insurance required under
        Section 8.3(b) above which pertain to the repair and restoration of the
        leasehold improvements

       

      
        
          
          

        

        
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      in
        the Premises,
        including any leasehold improvements performed by or on behalf of Tenant
        pursuant to Section 5 above; and provided further, that if the cost of repair
        and restoration by Landlord of the leasehold improvements in the Premises
        exceeds the amount of insurance proceeds received by Landlord from Tenant's
        insurance carrier, the cost of such repair and restoration shall be promptly
        paid by Tenant to Landlord, but in any event prior to Landlord's commencement
        of
        repair of the damage. Notwithstanding the foregoing, Landlord shall have
        no
        obligation with respect to, and if Landlord elects or is required to perform
        any
        restoration hereunder, Tenant shall be responsible for and shall, repair
        and
        replace at its sole cost all of Tenant's equipment, furniture, trade fixtures
        and other personal property in the Premises, including, without limitation,
        any
        telecommunications wires, cables and related devices located in or serving
        the
        Premises. Rent shall be abated on a per diem basis during the restoration
        for
        any portion of the Premises which is untenantable, except to the extent that
        (a)
        the casualty was caused by the gross negligence or intentional misconduct
        of
        Tenant, its agents, employees, contractors, subtenants or assignees,
        (b) Landlord is delayed in completing the repair or restoration as a result
        of any act, omission, neglect or failure of Tenant or any of Tenant's agents,
        employees, contractors or subcontractors or (c) provided the same does not
        result from Landlord's breach of its obligations under Section 8.5 above,
        Landlord does not receive insurance proceeds sufficient to cover the rent
        interruption during such period. Tenant shall not be entitled to any
        compensation or damages from Landlord for loss of the use of the Premises,
        damage to Tenant's personal property and trade fixtures or any inconvenience
        occasioned by such damage, repair or restoration. Tenant hereby waives the
        provisions of Section 1932, Subdivision 2, and Section 1933, Subdivision
        4, of
        the California Civil Code, and the provisions of any similar law hereinafter
        enacted.

       

      10.  EMINENT
        DOMAIN.
        If a part of the
        Project is taken by eminent domain or deed in lieu thereof that is so
        substantial that the Premises cannot reasonably be used by Tenant for the
        operation of its business, then Tenant may terminate this Lease effective
        as of
        the date of the taking. If any substantial portion of the Project is taken
        without affecting the Premises, then Landlord may terminate this Lease as
        of the
        date of such taking. Rent shall abate from the date of the taking in proportion
        to any part of the Premises taken. The entire award for a taking of any kind
        shall be paid to Landlord, and Tenant shall have no right to share in the
        award;
        provided, however, that (a) the foregoing shall not be deemed to prohibit
        Tenant
        from filing a separate claim at its sole cost and expense for an award or
        portion thereof separately designated for (i) relocation costs, and (ii)
        moving
        expenses, and (b) Tenant shall be entitled to the unamortized portion of
        the
        value of all Alterations performed in the Premises by Tenant during the Term
        (such amortization to be calculated on a straight-line basis over the Term
        of
        this Lease, without regard to any future extension terms as of the date of
        the
        Taking). All obligations accrued to the date of the taking shall be performed
        by
        the party liable to perform said obligations, as set forth herein. Tenant
        hereby waives
        any and all rights it might otherwise have pursuant to Section 1265.130 of
        the
        California Code of Civil Procedure.

       

      11.  RIGHTS
        RESERVED
        TO LANDLORD.

       

      Landlord
        may
        exercise at any time any of the following rights respecting the operation
        of the
        Project without liability to Tenant of any kind:

       

      11.1  Name.
        To change the name
        of the Project.

       

      11.2  Signs.
        To install, modify
        and/or maintain any signs on the exterior and in the interior of the Buildings
        or on the Project, and to approve at its sole discretion, prior to

       

      
        
          
          

        

        
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      installation,
        any of
        Tenant's signs in the Premises visible from the common areas or the exterior
        of
        the Premises. 

       

      11.3  Window
        Treatments.
        To approve, at its
        discretion, prior to installation, any shades, blinds, ventilators or window
        treatments of any kind, as well as any lighting within the Premises that
        may be
        visible from the exterior of the Premises or any interior common area.

       

      11.4  Keys.
        To retain and use
        at any time passkeys to enter the Premises or any door within the Premises,
        subject to Section 11.5 below. Tenant shall not alter or add any lock or
        bolt
        without Landlord's prior written consent.

       

      11.5  Access.
        To have access to
        the Premises with twenty-four hours' prior notice (except in the case of
        an
        emergency, in which case Landlord shall have the right to immediate access)
        to
        inspect the Premises, to post notices of non-responsibility in connection
        with
        any Alterations, to make repairs, alterations, additions or improvements
        to the
        Premises, and to perform any other obligations of Landlord hereunder, all
        without abatement of Rent. Landlord shall, subject to Tenant's compliance
        with
        its obligations pursuant to this Section 11.5, follow Tenant's commercially
        reasonable security requirements in connection with any entry by Landlord
        into
        the Premises. If Tenant requires that all persons entering the Premises shall
        be
        attended by a representative of Tenant, Tenant shall make a representative
        available upon 24 hours' prior telephone notice by Landlord. In the event
        of an
        emergency, however, Landlord shall use good-faith efforts to follow Tenant's
        security requirements, but Landlord will be required to give only such notice
        that it in good faith believes is feasible under the circumstances and need
        not
        wait to be accompanied by Tenant or its employees or representatives (although
        these parties may still accompany Landlord if they are available and wish
        to do
        so).

       

      11.6  Preparation
        for
        Reoccupancy.
        To decorate,
        remodel, repair, alter or otherwise prepare the Premises for reoccupancy
        at any
        time after Tenant abandons the Premises, without relieving Tenant of any
        obligation to pay Rent.

       

      11.7  Heavy
        Articles.
        To approve the
        weight, size, placement and time and manner of movement within the Premises
        of
        any safe, central filing system or other heavy article of Tenant's property.
        Tenant shall move its property entirely at its own risk. Landlord's approval
        under this Section 11.7 shall not be unreasonably withheld, conditioned or
        delayed. In determining whether to grant such approval, Landlord may (i)
        elect
        to retain a structural consultant to review the impact, if any, of any such
        heavy articles on the Project, and Tenant shall reimburse Landlord for all
        costs
        associated with such structural review, or (ii) require Tenant to provide
        Landlord with documentation reasonably satisfactory to Landlord and prepared
        by
        a structural consultant that the heavy article will not result in any damage
        to
        the Project. Without limiting the grounds upon which Landlord may reasonably
        withhold its approval under this Section, it shall be reasonable for Landlord
        to
        withhold its approval if, in Landlord's reasonable opinion, the heavy article
        will damage any portion of the Project.

       

      11.8  Show
        Premises.
        To show the
        Premises to prospective purchasers, tenants, brokers, lenders, mortgagees,
        investors, rating agencies or others at any reasonable time, provided that
        Landlord gives no less than twenty-four (24) hours' prior notice to Tenant
        and
        such showing does not materially interfere with Tenant's use of the
        Premises.

       

      11.9  Intentionally
        Omitted

       

      
        
          
          

        

        
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      11.10  Use
        of
        Lockbox.
        To designate a
        lockbox collection agent for collections of amounts due Landlord. In that
        case,
        the date of payment of Rent or other sums shall be the date of the agent's
        receipt of such payment or the date of actual collection if payment is made
        in
        the form of a negotiable instrument thereafter dishonored upon presentment.
        However, Landlord may reject any payment for all purposes as of the date
        of
        receipt or actual collection by mailing to Tenant within a reasonable time
        after
        such receipt or collection a check equal to the amount sent by
        Tenant.

       

      11.11  Repairs
        and
        Alterations.
        To make repairs or
        alterations to the Project, to close entrances, doors, corridors, elevators
        and
        other facilities in the Project or to temporarily suspend services or use
        of
        common areas in the Project. Landlord may perform any such repairs or
        alterations during ordinary business hours. Landlord may do or permit any
        work
        on any nearby building, land, street, alley or way. Notwithstanding any
        provision in the foregoing to the contrary, Landlord shall make commercially
        reasonable efforts to give Tenant at least twenty-four (24) hours' prior
        notice
        (which may be written or verbal) of any scheduled repair or alteration to
        be
        made by Landlord to the Project that may materially interfere with Tenant's
        access to, or operation of business in, the Premises; provided, however,
        that in
        the event of an emergency, Landlord shall provide such notice as is reasonable
        under the circumstances.

       

      11.12  Intentionally
        Omitted

       

      11.13  Use
        of
        Roof.
        To install,
        operate, maintain and repair any satellite dish, antennae, equipment, or
        other
        facility on the roof of each Building or to use the roof of the Buildings
        in any
        other manner, or to allow any entity selected by Landlord to undertake the
        foregoing, provided that such installation, operation, maintenance, repair
        or
        use does not unreasonably interfere with Tenant's use of the Premises or
        Tenant's installation and maintenance of a GPS system and related equipment
        pursuant to Section 6.4 above.

       

      11.14  Other
        Actions.
        To take any other
        action which Landlord deems reasonable in connection with the operation,
        maintenance or preservation of the Buildings and the Project.

       

      12.  EVENTS
        OF
        DEFAULT.

       

      12.1  Tenant's
        Default.
        The occurrence of
        any one or more of the following events (each, an “Event
        of
        Default”)
        shall constitute
        a breach of this Lease by Tenant:

       

      (a)  Tenant
        fails to pay
        any Rent when due and such failure continues for five (5) days or more following
        Landlord's notice of such failure.

       

      (b)  Tenant
        fails to
        perform its obligations under Section 16 (Subordination), Section 17
        (Assignment and Sublease), Section 19 (Estoppel Certificate) or Section 28
        (Hazardous Substances).

       

      (c)  Tenant
        (i) abandons the Premises, or (ii) vacates the Premises without providing a
        commercially reasonable level of security, or without providing
        reasonable

       

      
        
          
          

        

        
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      assurances
        to
        minimize potential vandalism.

       

      (d)  Tenant
        fails to
        perform any obligation to Landlord under this Lease other than those described
        in Sections 12.1(a), 12.1(b) or 12.1(c) above, and such failure continues
        for
        ten (10) days after written notice from Landlord or Landlord's agent, except
        that if Tenant begins to cure its failure within the ten (10) day period
        but
        cannot reasonably complete its cure within such period, then, so long as
        Tenant
        continues to diligently attempt to cure its failure, the ten (10) day period
        shall be extended to sixty (60) days, or such lesser period as is reasonably
        necessary to complete the cure.

       

      (e)  One
        of the following
        credit defaults occurs:

       

      (i)  Tenant
        (or any
        guarantor of Tenant's obligations hereunder) commences any proceeding under
        any
        law relating to bankruptcy, insolvency, reorganization or relief of debts,
        or
        seeks appointment of a receiver, trustee, custodian or other similar official
        for the Tenant (or the guarantor) or for any substantial part of its property,
        or any such proceeding is commenced against Tenant (or the guarantor) and
        either
        remains undismissed for a period of thirty (30) days or results in the entry
        of
        an order for relief against Tenant (or the guarantor) which is not fully
        stayed
        within seven (7) days after entry;

       

      (ii)  Tenant
        (or any
        guarantor of Tenant's obligations hereunder) becomes insolvent or bankrupt,
        does
        not generally 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;

       

      (iii)  Any
        third party
        obtains a levy or attachment under process of law against Tenant's leasehold
        interest.

       

      (f)  Tenant
        fails to cure
        any default under the Other Lease (as defined in Section 1.4 above), within
        any
        applicable times permitted under the Other Lease (and any Event of Default
        under
        this Lease shall, at Landlord's election, constitute a default under the
        Other
        Lease).

       

      Tenant
        acknowledges
        and agrees that, notwithstanding the foregoing provisions of this Section
        12,
        Tenant shall be in default for purposes of Section 1161 of the California
        Code
        of Civil Procedure immediately following Tenant's failure to perform or comply
        with any covenants, agreements, terms or conditions of this Lease to be
        performed or observed by Tenant, including, without limitation, Tenant's
        failure
        to pay Rent when due, and that any notices required to be given by Landlord
        under this Section 12 shall, in each case, be in lieu of, and not in addition
        to, any notice required under Section 1161 of the California Code of Civil
        Procedure, and shall be deemed to satisfy the requirement, if any, that notice
        be given pursuant to such section.

       

      12.2  Landlord
        Defaults.
        Landlord shall be
        in default hereunder if Landlord has not begun and pursued with reasonable
        diligence the cure of any failure of Landlord to meet its obligations hereunder
        within thirty (30) days after the receipt by Landlord of written notice from
        Tenant of the alleged failure to perform. Except as expressly provided in
        this
        Lease or except in the case of constructive eviction (as evidenced by a final,
        unappealable judgment by a court of competent jurisdiction), in no event
        shall
        Tenant have the right to terminate or rescind this Lease as a result of
        Landlord's default as to any covenant or agreement contained in
        this

       

      
        
          
          

        

        
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      Lease.
        Tenant hereby
        waives such remedies of termination and rescission and hereby agrees that
        Tenant's remedies for default hereunder and for breach of any promise or
        inducement shall be limited to a suit for damages and/or injunction. In
        addition, Tenant hereby covenants that, prior to the exercise of any such
        remedies, Tenant will give notice and a reasonable time to cure any default
        by
        Landlord to any holder of a mortgage or deed of trust encumbering Landlord's
        interest in the Project of which Tenant has been given notice. Notwithstanding
        anything contained herein to the contrary, Landlord
        shall not
        be in default under this Lease to the extent Landlord is unable to perform
        any
        of its obligations on account of any prevention, delay, stoppage due to strikes,
        lockouts, inclement weather, labor disputes, inability to obtain labor,
        materials, fuels, energy or reasonable substitutes therefor, governmental
        restrictions, regulations, controls, actions or inaction, civil commotion,
        fire
        or other acts of god, national emergency, acts
        of war or
        terrorism or
        any other cause
        of any kind beyond the reasonable control of Landlord (except financial
        inability).

       

      13.  LANDLORD
        REMEDIES.
UPON
        ANY EVENT OF
        DEFAULT BY TENANT (WITHIN THE MEANING OF SECTION 12.1 ABOVE), LANDLORD SHALL
        HAVE THE FOLLOWING REMEDIES, IN ADDITION TO ALL OTHER RIGHTS AND REMEDIES
        PROVIDED BY LAW OR OTHERWISE PROVIDED IN THIS LEASE, TO WHICH LANDLORD MAY
        RESORT CUMULATIVELY OR IN THE ALTERNATIVE:

       

      13.1  Termination
        of
        Lease.
        Landlord may elect
        by notice to Tenant to terminate this Lease, in which event, Tenant shall
        immediately vacate the Premises and deliver possession to Landlord.

       

      13.2  Civil
        Code
        Section 1951.4 Remedy.
        Even though Tenant
        has breached this Lease, this Lease shall continue in effect for so long
        as
        Landlord does not terminate Tenant's right to possession, and Landlord shall
        have all of its rights and remedies, including the right, pursuant to California
        Civil Code Section 1951.4, to recover all rent as it becomes due under this
        Lease, if Tenant has the right to sublet or assign, subject only to reasonable
        limitations. Acts of maintenance or preservation or efforts to relet the
        Premises or the appointment of a receiver upon initiative of Landlord to
        protect
        Landlord's interest under this Lease shall not constitute a termination of
        Tenant's right to possession unless written notice of termination is given
        by
        Landlord to Tenant.

       

      13.3  Lease
        Termination
        Damages.
        If Landlord elects
        to terminate this Lease, then this Lease shall terminate on the date for
        termination set forth in such notice. Tenant shall immediately vacate the
        Premises and deliver possession to Landlord, and Landlord may repossess the
        Premises and may, at Tenant's sole cost, remove any of Tenant's signs and
        any of
        its other property, without relinquishing its right to receive Rent or any
        other
        right against Tenant. On termination, Landlord has the right to recover from
        Tenant as damages:

       

      (a)  The
        worth at the
        time of award of unpaid Rent and other sums due and payable which had been
        earned at the time of termination; plus

       

      (b)  The
        worth at the
        time of award of the amount by which the unpaid Rent and other sums due and
        payable which would have been earned after termination until the time of
        award
        exceeds the amount of such Rent loss that Tenant proves could have been reasonably
        avoided;
        plus

       

      
        
          
          

        

        
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      (c)  The
        worth at the
        time of award of the amount by which the unpaid Rent and other sums due and
        payable for the balance of the Term after the time of award exceeds the amount
        of such Rent loss that Tenant proves could be reasonably avoided;
        plus

       

      (d)  Any
        other amount
        necessary to compensate Landlord for all the detriment proximately caused
        by
        Tenant's failure to perform Tenant's obligations under this Lease, or which,
        in
        the ordinary course of things, would be likely to result therefrom, including,
        without limitation, any costs or expenses incurred by Landlord: (i) in retaking
        possession of the Premises; (ii) in maintaining, repairing, preserving,
        restoring, replacing, cleaning, altering or rehabilitating the Premises or
        any
        portion thereof, including such acts for reletting to a new tenant or tenants;
        (iii) for leasing commissions; or (iv) for any other costs necessary or
        appropriate to relet the Premises; plus

       

      (e)  At
        Landlord's
        election, such other amounts in addition to or in lieu of the foregoing as
        may
        be permitted from time to time by the laws of the State of
        California.

       

      The
        "worth at the
        time of award" of the amounts referred to in Sections 13.3(a) and 13.3(b)
        is
        computed by allowing interest at the Interest Rate on the unpaid rent and
        other
        sums due and payable from the termination date through the date of award.
        The
        "worth at the time of award" of the amount referred to in Section 13.3(c)
        is
        computed by discounting such amount at the discount rate of the Federal Reserve
        Bank of San Francisco at the time of award plus one percent (1%). Tenant
        waives
        redemption or relief from forfeiture under California Code of Civil Procedure
        Sections 1174 and 1179, or under any other present or future law, if Tenant
        is
        evicted or Landlord takes possession of the Premises by reason of any Event
        of
        Default by Tenant hereunder.

       

      13.4  Landlord's
        Remedies Cumulative.
        All of Landlord's
        remedies under this Lease shall be in addition to all other remedies Landlord
        may have at law or in equity,
        including, without
        limitation, the remedy described in California Civil Code Section 1951.4
        (pursuant to which 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 the Lease, subject to reasonable
        limitations).
        Waiver by Landlord
        of any breach of any obligation by Tenant shall be effective only if it is
        in
        writing, and shall not be deemed a waiver of any other breach, or any subsequent
        breach of the same obligation. The possession of Tenant's funds, negotiation
        of
        Tenant's negotiable instruments, or acceptance of Tenant's payment by Landlord
        or its agents shall not constitute a waiver of any breach by Tenant, and
        if such
        possession, negotiation or acceptance occurs after Landlord's notice to Tenant,
        or termination of this Lease or of Tenant's right to possession, such
        possession, negotiation or acceptance shall not affect such notice or
        termination. Acceptance of payment by Landlord after commencement of a legal
        proceeding or final judgment shall not affect such proceeding or judgment.
        Landlord may advance such monies and take such other actions for Tenant's
        account as reasonably may be required to cure or mitigate any default by
        Tenant.
        Tenant shall immediately reimburse Landlord for any such advance, and such
        sums
        shall bear interest at the Interest Rate until paid.

       

      13.5  WAIVER
        OF
        TRIAL BY JURY.
        TO THE
        EXTENT PERMITTED BY APPLICABLE LAW, EACH PARTY WAIVES TRIAL BY JURY IF ANY
        LEGAL
        PROCEEDING IS BROUGHT BY THE OTHER IN CONNECTION WITH THIS LEASE. EACH PARTY
        SHALL BRING ANY ACTION AGAINST THE OTHER IN CONNECTION WITH THIS LEASE IN
        A

       

      
        
          
          

        

        
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      FEDERAL
        OR
        STATE COURT LOCATED IN CALIFORNIA, CONSENTS TO THE JURISDICTION OF SUCH COURTS,
        AND WAIVES ANY RIGHT TO HAVE ANY PROCEEDING TRANSFERRED FROM SUCH COURTS
        ON THE
        GROUND OF IMPROPER VENUE OR INCONVENIENT FORUM. THE PROVISIONS OF THIS SECTION
        13.5 SHALL SURVIVE THE EXPIRATION OR EARLIER TERMINATION OF THIS
        LEASE.

       

      14.  SURRENDER.
        Upon the
        expiration or earlier termination of this Lease for any reason, Tenant shall
        surrender the Premises to Landlord in its condition existing as of the date
        Landlord delivers possession of the Premises to Tenant, normal wear and tear
        and
        damage by fire or other casualty excepted, with all interior walls repaired
        and
        repainted if marked or damaged, all carpets shampooed and cleaned, all broken,
        marred or nonconforming acoustical ceiling tiles replaced, all windows washed,
        the plumbing and electrical systems and lighting in good order and repair,
        including replacement of any burned out or broken light bulbs or ballasts,
        the
        HVAC equipment serviced and repaired by a reputable and licensed service
        firm
        acceptable to Landlord, and all floors cleaned and waxed, all to the reasonable
        satisfaction of Landlord. Tenant shall remove from the Premises and the Project
        all of Tenant's trade fixtures, furniture, moveable equipment and other personal
        property, and any Alterations which Landlord elects to be removed pursuant
        to
        Section 5.3, and shall restore the Premises to its condition prior to their
        installation, including, without limitation, repairing all damage caused
        by the
        installation or removal of any of the foregoing items. If Tenant does not
        timely
        remove such property, then Tenant shall be conclusively presumed to have,
        at
        Landlord's election: (a) conveyed such property to Landlord without compensation
        or (b) abandoned such property, and Landlord may dispose of or store any
        part
        thereof in any manner at Tenant's sole cost, without waiving Landlord's right
        to
        claim from Tenant all expenses arising out of Tenant's failure to remove
        the
        property, and without liability to Tenant or any other person. Landlord shall
        have no duty to be a bailee of any such personal property. If Landlord elects
        to
        consider such property abandoned,
        Tenant shall be
        liable to Landlord for the costs of: (i) removal of any such Alterations
        or
        personal property, (ii) storage, transportation, and disposition of the same,
        and (iii) repair and restoration of the Premises, together with interest
        thereon
        at the Interest Rate from the date of expenditure by Landlord.

       

      15.  HOLDOVER.
        Tenant shall have
        no right to holdover possession of the Premises after the expiration or
        termination of this Lease without Landlord's prior written consent which
        Landlord may withhold in its sole and absolute discretion. If, however, Tenant
        retains possession of any part of the Premises after the Term, Tenant shall
        become a tenant at sufferance only, for the entire Premises upon all of the
        terms of this Lease as might be applicable to such tenancy, except that,
        if
        Landlord, at Landlord's sole option, permits Tenant to remain in the Premises
        as
        a month-to-month tenant, such tenancy shall be upon all of the terms of this
        Lease, including without limitation, with respect to the payment of Additional
        Rent, except that Tenant shall pay (a) for the first ninety (90) days of
        such holding over, Base Rent equal to one hundred twenty-five percent (125%)
        of
        the Market Rate (as defined in Section 31.3 below) for the Premises (as
        reasonably determined by Landlord); and (b) thereafter, Base Rent equal to
        one hundred fifty percent (150%) of the of the Market Rate (as defined in
        Section 31.3 below), computed on a monthly basis for each full or partial
        month
        Tenant remains in possession. Tenant shall also protect,
        defend,
        indemnify and hold Landlord harmless from and against all Claims resulting
        from
        such failure, including, without limiting the generality of the foregoing,
        any
        claims made by any succeeding tenant founded upon such failure to surrender
        and
        any lost profits to Landlord resulting therefrom. No acceptance of Rent or
        other
        payments by Landlord under these holdover provisions shall operate as a waiver
        of Landlord's right to regain
        possession or
        any other of Landlord's remedies.

       

      
        
          
          

        

        
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      16.  SUBORDINATION
        TO
        GROUND LEASES AND MORTGAGES.

       

      16.1  Subordination.
        Subject to the
        provisions of Section 16.5 below, this Lease shall be subordinate to any
        present
        or future ground lease or mortgage (each a "Superior
        Interest")
        respecting the
        Project, and any amendments to such ground lease or mortgage, at the election
        of
        the ground lessor or mortgagee (a "Security
        Holder"),
        as the case may
        be, effected by notice to Tenant in the manner provided in this Lease. The
        subordination shall be effective upon such notice, but at the request of
        Landlord or such Security Holder, Tenant shall within ten (10) days after
        the
        request, execute and deliver to the requesting party any reasonable documents
        provided to evidence the subordination. Any mortgagee has the right, at its
        sole
        option, to subordinate its mortgage to the terms of this Lease, without notice
        to, nor the consent of, Tenant.

       

      16.2  Termination
        of
        Ground Lease or Foreclosure of Mortgage.
        If any ground
        lease is terminated or mortgage foreclosed or deed in lieu of foreclosure
        given
        and the Security Holder or purchaser at a foreclosure sale shall thereby
        become
        the owner of the Project, Tenant shall attorn to such Security Holder or
        purchaser without any deduction or setoff by Tenant, and this Lease shall
        continue in effect as a direct lease between Tenant and such Security Holder
        or
        purchaser. The Security Holder or purchaser shall be liable as Landlord only
        during the time such Security Holder or purchaser is the owner of the Project.
        At the request of Landlord or any Security Holder, Tenant shall execute and
        deliver within ten (10) days after the request any document furnished by
        the
        requesting party to evidence Tenant's agreement to attorn.

       

      16.3  Security
        Deposit.
        Any Security
        Holder shall be responsible for the return of any security deposit by Tenant
        only to the extent the security deposit, if any, is received by such Security
        Holder.

       

      16.4  Notice
        and Right
        to Cure.
        Tenant agrees to
        send by registered or certified mail to any Security Holder identified in
        a
        notice from Landlord to Tenant, a copy of any notice of default sent by Tenant
        to Landlord. If Landlord fails to cure such default within the required time
        period under this Lease, but any Security Holder begins to cure within ten
        (10)
        days after such period and proceeds diligently to complete such cure, then
        such
        Security Holder shall have such additional time as is necessary to complete
        such
        cure, including any time necessary to obtain possession if possession is
        necessary to cure, and Tenant shall not begin to enforce its remedies so
        long as
        the cure is being diligently pursued.

       

      16.5  Non-Disturbance
        Agreement.
        With respect to
        any Superior Interest to which this Lease is now or shall hereafter become
        subordinate, Landlord shall obtain from the Security Holder, for the benefit
        of
        Tenant, a non-disturbance agreement, in the customary form of such Security
        Holder, providing generally that as long as Tenant is not in default under
        this
        Lease, this Lease will not be terminated if such Security Holder acquires
        title
        to the Buildings or Project by reason of foreclosure proceedings, acceptance
        of
        a deed in lieu of foreclosure, or termination of the leasehold interest of
        Landlord, provided that Tenant attorns to such Security Holder in accordance
        with its requirements. 

       

      16.6  Definitions.
        As used in this
        Section 16, "mortgage" shall include "trust deed" and "deed of trust";
        "mortgagee" shall include "trustee", "beneficiary" and the mortgagee of any
        ground lessee; and "ground lessor", "mortgagee", and "purchaser at a foreclosure
        sale" shall
        include, in each case, all of its successors and assigns, however
        remote.

       

      
        
          
          

        

        
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      17.  ASSIGNMENT
        AND
        SUBLEASE.

       

      17.1  In
        General.
        Subject to the
        provisions of Section 17.5 below, Tenant shall not, without Landlord's prior
        written consent (which consent shall not be unreasonably withheld, conditioned
        or delayed), in each case: (a) make or allow any assignment or transfer,
        by
        operation of law or otherwise, of any part of Tenant's interest in this Lease,
        (b) sublet any part of the Premises, or (c) permit anyone other than Tenant
        and
        its employees to occupy any part of the Premises (all of the foregoing are
        hereinafter sometimes referred to individually as a "Transfer",
        and collectively
        as "Transfers",
        any person to
        whom any Transfer is made or sought to be made is hereinafter sometimes referred
        to as a "Transferee",
        and any person by
        whom any Transfer is made or sought to be made is hereinafter sometimes referred
        to as a "Transferor").
        Tenant shall
        remain primarily liable for all of its obligations under this Lease,
        notwithstanding any Transfer. No consent granted by Landlord shall be deemed
        to
        be a consent to any subsequent Transfer. Tenant shall pay all of Landlord's
        actual attorneys' fees and other expenses incurred in connection with any
        consent requested by Tenant or in considering any proposed Transfer, up to
        a
        maximum amount of Two Thousand Five Hundred Dollars ($2,500.00) per proposed
        Transfer (unless there is a dispute in connection with the proposed Transfer,
        in
        which event the provisions of Section 25.26 below shall apply). Subject to
        the
        provisions of Section 17.5 below, any Transfer without Landlord's prior written
        consent shall be void. If Tenant shall assign this Lease or sublet or otherwise
        Transfer the entire Premises to any party other than a Permitted Transferee
        (as
        defined below), any rights of Tenant to renew this Lease, to extend the Term
        or
        to lease additional space in the Project shall be extinguished thereby and
        will
        not be transferred to the Transferee, all such rights being personal to the
        Tenant named herein. In addition, Tenant shall not, without Landlord's prior
        written consent, which Landlord may withhold in its sole discretion, mortgage,
        pledge or encumber this Lease, the term or estate hereby granted or any interest
        hereunder.

       

      17.2  Landlord's
        Consent.
        Landlord will not
        unreasonably withhold its consent to any proposed Transfer. It shall be
        reasonable for Landlord to withhold its consent to any Transfer if (a) an
        Event
        of Default exists under this Lease, (b) the proposed Transferee is a tenant
        in the Project, an affiliate of such a tenant, or is negotiating with Landlord
        or has negotiated with Landlord during the six (6) month period immediately
        preceding Tenant’s request for consent to lease space in the Project or in
        another project owned by Landlord in the vicinity of the Project, (c) the
        financial responsibility, nature of business, and character of the proposed
        Transferee are not all reasonably satisfactory to Landlord, (d) in the
        reasonable judgment of Landlord the purpose for which the Transferee intends
        to
        use the Premises (or a portion thereof) is not in keeping with Landlord's
        standards for the Project or are in violation of the terms of this Lease
        or any
        other leases in the Project, (e) the proposed Transferee is a government
        entity,
        or (f) the proposed effective rent under the sublease or other Transfer is
        less than eighty percent (80%) of the effective rent then being quoted by
        Landlord for comparable space in the Project for a comparable term, calculated
        using a present value analysis; provided, however, that if no comparable
        space
        in the Project is available for lease for a comparable term at the time of
        the
        proposed Transfer, then the foregoing restriction on the proposed effective
        rent
        under the sublease or other Transfer shall be inapplicable. The foregoing
        shall
        not exclude any other
        reasonable
        basis for Landlord to withhold its consent.

       

      
        
          
          

        

        
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      17.3  Procedure.

       

      (a)  Tenant
        shall notify
        Landlord of any proposed Transfer at least thirty (30) days prior to its
        proposed effective date. The notice (the “Transfer
        Notice”)
        shall include the
        name and address of the proposed Transferee, its corporate affiliates in
        the
        case of a corporation and its partners in the case of a partnership, a
        description of the portion of the Premises that is subject to the Transfer
        (the
        "Transfer
        Premises"),
        a calculation of
        the Transfer Premium (as defined in Section 17.5 below) payable in connection
        with the Transfer, an executed copy of the proposed Transfer agreement, and
        sufficient information to permit Landlord to determine the financial
        responsibility and character of the proposed Transferee (including, without
        limitation, the most recent financial statements for the proposed Transferee).
        Landlord shall approve or disapprove of the proposed Transfer within fifteen
        (15) days (the “Review
        Period”)
        after Landlord’s
        receipt of the applicable Transfer Notice. If Landlord fails to notify Tenant
        in
        writing of such approval or disapproval within such Review Period, Landlord
        shall be deemed to have disapproved such Transfer; provided, however, that
        if,
        within five (5) business days after the Review Period, Tenant furnishes Landlord
        with a second Transfer Notice (the "Second
        Transfer
        Notice"),
        which specifies
        that "Landlord's failure to respond to this Transfer Notice shall constitute
        Landlord's approval of the proposed Transfer", then Landlord's failure to
        approve or disapprove the proposed Transfer within ten (10) days after receipt
        of the Second Transfer Notice shall constitute Landlord's approval of the
        Transfer.

       

      (b)  As
        a condition to
        the effectiveness of any assignment of this Lease, the assignee shall execute
        and deliver to Landlord, at least fifteen (15) days prior to the effective
        date
        of the assignment, Landlord's standard form of Consent to Assignment, providing
        for, among other things, an assumption of all of the obligations of Tenant
        under
        this Lease. As a condition to the effectiveness of any other Transfer,
        Transferee shall execute and deliver to Landlord, at least fifteen (15) days
        prior to the effective date of such Transfer, Landlord's standard consent
        form,
        providing, among other things, (i) the Transferee's obligation to indemnify
        Landlord and the other Landlord Parties consistent with Tenant's indemnification
        obligations in Section 8.2 above, and (ii) the Transferee's agreement that
        any
        such Transfer shall be subordinate and subject to the provisions of this
        Lease,
        and if this Lease shall be terminated during the term of any such Transfer,
        Landlord shall have the right to: (1) treat such Transfer as cancelled and
        repossess the Transfer Premises by any lawful means, or (2) require that
        the Transferee attorn to and recognize Landlord as its landlord under any
        such
        Transfer. If Tenant shall default and fail to cure within the time permitted
        for
        cure under Section 12 above, Landlord is hereby irrevocably authorized, as
        Tenant's agent and attorney-in-fact, to direct any Transferee to make all
        payments under or in connection with the Transfer directly to Landlord (which
        Landlord shall apply towards Tenant's obligations under this Lease) until
        such
        default is cured.

       

      17.4  Change
        of
        Management or Ownership.
        Any transfer of
        the direct or indirect power to affect the management or policies of Tenant
        or
        direct or indirect change in 50% or more of the ownership interest in Tenant
        shall constitute an assignment of this Lease. 

       

      17.5  Permitted
        Transfers.
        Notwithstanding
        the provisions of Section 17.1 above, if Tenant is not then in default of
        this
        Lease, Tenant may assign this Lease or sublet any portion of the Premises
        (hereinafter collectively referred to as a "Permitted
        Transfer")
        to (a) a parent
        or subsidiary of Tenant, or an entity under common control with Tenant, (b)
        any

       

      
        
          
          

        

        
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      successor
        entity to
        Tenant by way of merger, consolidation or other non-bankruptcy corporate
        reorganization, or (c) an entity which acquires all or substantially all
        of
        Tenant's assets (collectively, "Permitted
        Transferees",
        and,
        individually, a "Permitted
        Transferee");
        provided that
        (i) at least ten (10) business days prior to the Transfer, Tenant notifies
        Landlord of such Transfer, and supplies Landlord with any documents or
        information reasonably requested by Landlord regarding such Transfer or
        Permitted Transferee, including, but not limited to, copies of the sublease
        or
        instrument of assignment and copies of documents establishing to the reasonable
        satisfaction of Landlord that the transaction in question is one permitted
        under
        this Section 17.5, (ii) at least ten (10) business days prior to the Transfer,
        Tenant furnishes Landlord with a written document executed by the proposed
        Permitted Transferee in which, in the case of an assignment, such entity
        assumes
        all of Tenant's obligations under this Lease with respect to the Transfer
        Premises, and, in the case of a sublease, such entity agrees to sublease
        the
        Transfer Premises subject to this Lease, (iii) in the case of a Transfer
        pursuant to clause (b) above, the successor entity must have a net worth
        (computed in accordance with generally accepted accounting principles, except
        that intangible assets such as goodwill, patents, copyrights, and trademarks
        shall be excluded in the calculation ("Net
        Worth"))
        at the time of
        the Transfer that is at least equal to the Net Worth of Tenant immediately
        prior
        to such Transfer, and (iv) any such proposed Transfer is made for a good
        faith
        operating business purpose and not, whether in a single transaction or in
        a
        series of transactions, be entered into as a subterfuge to evade the obligations
        and restrictions relating to Transfers set forth in this
        Section 17.

       

      17.6  Transfer
        Premium.

       

      (a)  If
        Landlord consents
        to a Transfer, as a condition thereto which the parties hereby agree is
        reasonable, Landlord shall be entitled to receive, as Additional Rent hereunder,
        seventy-five percent (75%) of any Transfer Premium derived from such Transfer.
        As
        used
        herein, the term "Transfer
        Premium"
        means (i)(A) in
        the case of an
        assignment, any consideration (including, without limitation, payment for
        leasehold improvements) paid by the assignee on account of such assignment,
        and
        (B) in the case of any other Transfer, all rent, additional rent or other
        consideration paid by the Transferee to the Transferor pursuant to such Transfer
        in excess of the base rent and additional rent payable by such Transferor
        during
        the term of the Transfer on a per rentable square foot basis, minus (ii)
        (AA)
        any brokerage commissions (not to exceed commissions typically paid in the
        market at the time of such subletting or assignment) and reasonable attorneys'
        fees paid by Transferor in connection with the Transfer and (BB) the reasonable
        cost of Alterations
        made
        to
        the Transfer Premises at Tenant's cost to effect the Transfer (not to exceed
        Five Dollars ($5.00) per rentable square foot of the Transfer Premises)
        (collectively, "Recoverable
        Expenses"),
        unless the
        deduction of such Recoverable Expenses is waived by Transferor pursuant to
        Section 17.5(b) below. For purposes of calculating the Transfer Premium in
        connection with a sublease, the Recoverable Expenses shall be deducted, on
        an
        amortized basis, without interest, over the term of the sublease. Payment
        of
        the
        portion
        of the Transfer
        Premium due
        Landlord hereunder shall be a joint and several obligation of Tenant and
        the
        Transferee, and shall be made to Landlord as follows: (1) in
        the case
        of an assignment, the Transferor shall pay the
portion
        of the
Transfer
        Premium
due to
Landlord
        within ten
        (10) days after the
        Transferor
        receives the consideration described in clause (i)(A)
above;
        and
(2) in
        the case of any
        other Transfer, on
        the first day of
        each month during the term of the Transfer, the Transferee shall pay directly
        to
        Landlord seventy-five percent (75%) of the
        amount by which
        the rent, additional rent or other consideration due from the Transferee
        for
        such month exceeds (x) the base rent and additional

       

      
        
          
          

        

        
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      rent
        payable by the
        applicable Transferor for said month which is allocable to the Transfer
        Premises, plus (y) the amortized amount of Recoverable Expenses allocated
        to such month, unless such Recoverable Expenses are waived by Transferor
        pursuant to Section 17.5(b).

       

      (b)  Within
        sixty (60)
        days after the effective date of any Transfer, Transferor shall provide Landlord
        a written statement, together with reasonably detailed invoices therefor,
        certifying the total amount of Recoverable Expenses in connection with any
        Transfer and Tenant's calculation of the Transfer Premium. If Transferor
        fails
        to provide such statement and invoices to Landlord within the sixty (60)
        day
        period, Transferor shall be deemed to have waived the deduction of Recoverable
        Expenses in determining the Transfer Premium. Landlord or its authorized
        representatives shall have the right, upon at least seventy-two (72) hours'
        prior notice, during normal business hours, to audit the books, records and
        papers of Tenant, and any other Transferor, relating to a Transfer, and shall
        have the right to make copies thereof. If the Transfer Premium respecting
        any
        Transfer shall be found to be understated, Tenant shall, within ten (10)
        days
        after demand, pay the deficiency; and, if understated by more than seven
        percent
        (7%), Tenant shall pay Landlord's costs of such audit.

       

      17.7  Recapture.
        In the case of a
        proposed assignment of this Lease or the sublease or other Transfer of one
        hundred percent (100%) of either Building A or Building B to any party other
        than a Permitted Transferee, Landlord may terminate this Lease as to the
        Transfer Premises by giving Tenant written notice (the "Recapture
        Notice")
        within thirty
        (30) days after Landlord's receipt of the proposed fully executed Transfer
        agreement submitted by Tenant for Landlord's consent. Such termination shall
        be
        effective as of the termination date set forth in Landlord's Recapture Notice,
        and all obligations of Landlord and Tenant under this Lease as to such
        terminated space shall expire as of such termination date, except those that
        expressly survive any termination of this Lease. In the event of a recapture
        by
        Landlord, if this Lease shall be canceled with respect to less than the entire
        Premises, the Rent reserved herein shall be prorated on the basis of the
        number
        of rentable square feet retained by Tenant in proportion to the number of
        rentable square feet contained in the Premises, and this Lease as so amended
        shall continue thereafter in full force and effect, and upon request of either
        party, the parties shall execute written confirmation of the same.

       

      17.8  Tenant
        Remedies.
Notwithstanding
        anything to the contrary in this Lease, if Tenant claims that Landlord has
        unreasonably withheld or delayed its consent under this Section 17 or otherwise
        has breached or acted unreasonably under this Section 17, Tenant's sole remedies
        shall be declaratory judgment and an injunction for the relief sought or
        monetary damages, and Tenant hereby waives all other remedies, including,
        without limitation, any right provided under California Civil Code Section
        1995.310 or other applicable laws to terminate this Lease;
        provided, however,
        nothing contained in this Section 17.8 is intended to limit Tenant's rights
        and
        remedies in the event Landlord is adjudged by a court of competent jurisdiction
        to have acted in bad faith in withholding or delaying its consent to a proposed
        Transfer.

       

      18.  CONVEYANCE
        BY
        LANDLORD.
        If Landlord shall
        at any time transfer its interest in the Project or this Lease, Landlord
        shall
        be released from any obligations occurring after such transfer, except the
        obligation to return to Tenant any security deposit not delivered to its
        transferee, and Tenant shall look solely to Landlord's successors for
        performance of such obligations. This Lease shall not be affected by any
        such
        transfer.

       

      
        
          
          

        

        
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      19.  ESTOPPEL
        CERTIFICATE.
        Each party shall,
        within ten (10) days after receiving a request from the other party, execute,
        acknowledge in recordable form, and deliver to the other party or its designee
        a
        certificate stating, subject to a specific statement of any applicable
        exceptions, that this Lease as amended to date is in full force and effect,
        that
        Tenant is paying Rent and other charges on a current basis, and that to the
        best
        of the knowledge of the certifying party, the other party has committed no
        uncured defaults and has no offsets or claims. The certifying party may also
        be
        required to state the date of commencement of payment of Rent, the Commencement
        Date, the Termination Date, the Base Rent, the current Operating Cost Share
        Rent
        and Tax Share Rent estimates, the status of any improvements required to
        be
        completed by Landlord, the amount of any security deposit, and such other
        matters as may be reasonably requested. A party's failure to deliver a
        certificate within the ten (10) day period set forth above shall not constitute
        a breach under this Lease unless such party fails to deliver such certificate
        within an additional ten (10) days after the delivery of a notice to such
        party
        by the other party. Tenant's failure to execute or deliver an estoppel
        certificate within the second ten (10) day period shall constitute an
        acknowledgment by Tenant that the statements included in the estoppel
        certificate are true and correct, without exception. Either party's failure
        to
        execute or deliver an estoppel certificate or other document or instrument
        required under this Section 19 within the second ten (10) day period shall
        be a
        material breach of this Lease.

       

      20.  INTENTIONALLY
        OMITTED.

       

      21.  INTENTIONALLY
        OMITTED.

       

      22.  NOTICES.
        All notices,
        consents, approvals and similar communications to be given by one party to
        the
        other under this Lease, shall be given in writing, mailed or personally
        delivered as follows:

       

      22.1  Landlord.
        To Landlord as
        follows:

       

      CarrAmerica
        Realty
        Operating Partnership, L.P. 

      1810
        Gateway Drive,
        Suite 150 

      San
        Mateo, CA 94404 

      Attn:
        Market
        Officer

       

      with
        a copy
        to:

       

      CarrAmerica
        Realty
        Operating Partnership, L.P.

      1850
        K Street, N.W.,
        Suite 500 

      Washington,
        D.C.
        20006

      Attn:
        Lease
        Administration

       

      or
        to such other
        person at such other address as Landlord may designate by notice to
        Tenant.

       

      
        
          
          

        

        
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      22.2  Tenant.
        To Tenant as
        follows:

       

      Prior
        to the
        Commencement Date:

       

      Trimble
        Navigation
        Limited

      759
        N Mary Avenue

      Sunnyvale,
        CA
        94085

      Attn:
        Real Estate
        Department

       

      With
        a copy
        to:

       

      Trimble
        Navigation
        Limited

      759
        N Mary Avenue

      Sunnyvale,
        CA
        94085

      Attn:
        General
        Counsel

       

      After
        the
        Commencement Date:

       

      Trimble
        Navigation
        Limited

      935
        Stewart Drive

      Sunnyvale,
        CA
        94085

      Attn:
        Real Estate
        Department

       

      With
        a copy to:

       

      Trimble
        Navigation
        Limited

      935
        Stewart Drive

      Sunnyvale,
        CA
        94085

      Attn:
        General
        Counsel

       

      or
        to such other
        person at such other address as Tenant may designate by notice to
        Landlord.

       

      Mailed
        notices shall
        be sent by United States certified or registered mail, or by a reputable
        national overnight courier service, postage prepaid. Mailed notices shall
        be
        deemed to have been given on the earlier of actual delivery or three (3)
        business days after posting in the United States mail in the case of registered
        or certified mail, and one (1) business day in the case of overnight courier.
        Tenant hereby appoints as its agent to receive the service of process in
        any
        action, or any notice required by law to be given prior to the commencement
        of
        any action, for recovery of possession of the Premises or any part thereof,
        and
        to receive service of all notices hereunder (including dispossessory or
        distraint proceedings and notices thereunder), the person in charge of or
        occupying the Premises at the time, and, if no person shall be in charge
        of or
        occupying the same, then such service may be made by attaching the same on
        the
        main entrance of the Premises.

       

      
        
          
          

        

        
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      23.  QUIET
        POSSESSION.
        So long as Tenant
        shall perform all of its obligations under this Lease, Tenant shall enjoy
        peaceful and quiet possession of the Premises against any party claiming
        through
        the Landlord, subject to all of the terms of this Lease.

       

      24.  REAL
        ESTATE
        BROKERS.
        Tenant represents
        to Landlord that Tenant has not dealt with any real estate broker with respect
        to this Lease except for any broker(s) listed in the Schedule, and no other
        broker is in any way entitled to any broker's fee or other payment in connection
        with this Lease. Tenant shall indemnify and defend Landlord against any Claims
        by any other broker or third party for any payment of any kind in connection
        with this Lease.

       

      25.  MISCELLANEOUS.

       

      25.1  Successors
        and
        Assigns.
        Subject to the
        limits on Tenant's assignment contained in Section 17, the provisions of
        this
        Lease shall be binding upon and inure to the benefit of all successors and
        assigns of Landlord and Tenant.

       

      25.2  Date
        Payments Are
        Due.
        Except for
        payments to be made by Tenant under this Lease which are due upon demand
        or are
        due in advance (such as Base Rent), and except as otherwise expressly provided
        in this Lease, Tenant shall pay to Landlord any amount for which Landlord
        renders a statement of account within ten (10) days after Tenant's receipt
        of
        Landlord's statement.

       

      25.3  Meaning
        of
        "Landlord", "Re-Entry", "including" and "Affiliate".
        The term
        "Landlord" means only the owner of the Project and the lessor's interest
        in this
        Lease from time to time. The words "re-entry" and "re-enter" are not restricted
        to their technical legal meaning. The words "including" and similar words
        shall
        mean "without limitation." The word "affiliate" shall mean a person or entity
        controlling, controlled by or under common control with the applicable entity.
        "Control" shall mean the power directly or indirectly, by contract or otherwise,
        to direct the management and policies of the applicable entity.

       

      25.4  Time
        of the
        Essence.
        Time is of the
        essence of each provision of this Lease.

       

      25.5  No
        Option.
        The submission of
        this Lease to Tenant for review or execution does not create an option or
        constitute an offer to Tenant to lease the Premises on the terms and conditions
        contained herein or a reservation of the Premises in favor of Tenant, and
        this
        Lease shall not become effective unless and until it has been executed and
        delivered by both Landlord and Tenant.

       

      25.6  Severability.
        If any provision
        of this Lease is determined to be invalid, illegal or unenforceable, then
        such
        provision will be enforced to the maximum extent possible and the other
        provisions will remain fully effective and enforceable. 

       

      25.7  Governing
        Law.
        This Lease shall
        be governed in all respects by the laws of the state in which the Project
        is
        located, without regard to the principles of conflicts of laws.

       

      
        
          
          

        

        
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      25.8  Lease
        Modification.
        Tenant agrees to
        modify this Lease in any way requested by a mortgagee which does not cause
        increased expense to Tenant or otherwise materially adversely affect Tenant's
        interests under this Lease. 

       

      25.9  No
        Oral
        Modification.
        No modification of
        this Lease shall be effective unless it is a written modification signed
        by both
        parties.

       

      25.10  Landlord's
        Right
        to Cure.
        If Tenant fails to
        perform any obligations under this Lease, Landlord may cure any such failure
        on
        Tenant's behalf and any expenses incurred shall constitute Additional Rent
        due
        from Tenant on demand by Landlord. Landlord's right to cure under this Section
        shall apply after applicable notice and cure periods, if any; provided, however,
        that Landlord may cure Tenant's failure immediately in the case of an
        emergency.

       

      25.11  Captions.
        The captions used
        in this Lease shall have no effect on the construction of this Lease.

       

      25.12  Authority.
        Landlord and
        Tenant each represents to the other that it has full power and authority
        to
        execute and perform this Lease.

       

      25.13  Landlord's
        Enforcement of Remedies.
        Landlord may
        enforce any of its remedies under this Lease either in its own name or through
        an agent.

       

      25.14  Entire
        Agreement.
        This Lease,
        together with all Exhibits, constitutes the entire agreement between the
        parties. No representations or agreements of any kind have been made by either
        party which are not contained in this Lease. 

       

      25.15  Landlord's
        Title.
        Landlord's title
        shall always be paramount to the interest of Tenant, and nothing in this
        Lease
        shall empower Tenant to do anything which might in any way impair Landlord's
        title.

       

      25.16  Light
        and Air
        Rights.
        Landlord does not
        grant in this Lease any rights to light and air in connection with Project.
        Landlord reserves to itself, the Project, the Building below the improved
        floor
        of each floor of the Premises, the Building above the ceiling of each floor
        of
        the Premises, the exterior of the Premises and the areas on the same floor
        outside the Premises, along with the areas within the Premises required for
        the
        installation and repair of utility lines and other items required to serve
        other
        tenants of the Project.

       

      25.17  Singular
        and
        Plural; Joint and Several Liability.
        Wherever
        appropriate in this Lease, a singular term shall be construed to mean the
        plural
        where necessary, and a plural term the singular. For example, if at any time
        two
        parties shall constitute Landlord or Tenant, then the relevant term shall
        refer
        to both parties together. If more than one individual or entity comprises
        Tenant, the obligations imposed on each individual or entity that comprises
        Tenant under this Lease shall be joint and several.

       

      25.18  No
        Recording by
        Tenant.
        Tenant shall not
        record in any public records any memorandum or any portion of this
        Lease.

       

      
        
          
          

        

        
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      25.19  Exclusivity.
        Landlord does not
        grant to Tenant in this Lease any exclusive right except the right to occupy
        the
        Premises.

       

      25.20  No
        Construction
        Against Drafting Party.
        The rule of
        construction that ambiguities are resolved against the drafting party shall
        not
        apply to this Lease.

       

      25.21  Survival.
        The waivers of
        claims or rights, the releases and the obligations of Tenant under this Lease
        to
        indemnify, protect, defend and hold harmless Landlord and other Landlord
        Parties
        shall survive the expiration or earlier termination of this Lease, and so
        shall
        all other obligations or agreements of Landlord or Tenant hereunder which
        by
        their terms survive the expiration or earlier termination of this
        Lease.

       

      25.22  Rent
        Not Based on
        Income.
        No Rent or other
        payment in respect of the Premises shall be based in any way upon net income
        or
        profits from the Premises. Tenant may not enter into or permit any sublease
        or
        license or other agreement in connection with the Premises which provides
        for a
        rental or other payment based on net income or profit.

       

      25.23  Project
        Manager
        and Service Providers.
        Landlord may
        perform any of its obligations under this Lease through its employees or
        third
        parties hired by the Landlord.

       

      25.24  Late
        Charge and
        Interest on Late Payments.
        Without limiting
        the provisions of Section 12.1, if Tenant fails to pay any installment of
        Rent
        or other charge to be paid by Tenant pursuant to this Lease within ten (10)
        days
        after the same becomes due and payable, then Tenant shall pay a late charge
        equal to the greater of five percent (5%) of the amount of such payment or
        $250.
        In addition, interest shall be paid by Tenant to Landlord on any late payments
        of Rent from the date due until paid at the rate provided in Section 2.4(b).
        Such late charge and interest shall constitute Additional Rent due and payable
        by Tenant to Landlord upon the date of payment of the delinquent payment
        referenced above. Notwithstanding the provisions of this Section 25.24 to
        the
        contrary, no late charge shall be assessed the first time during any Lease
        Year
        that Rent is not paid on the date on which it is due and payable, so long
        as
        Tenant shall pay any such delinquent amount within three (3) days after notice
        of such delinquency from Landlord.

       

      25.25  Tenant's
        Financial Statements.
        Within ten (10)
        days after Landlord's written request therefor, Tenant shall deliver to Landlord
        the current audited annual and quarterly financial statements of Tenant,
        and
        annual audited financial statements of the two (2) years prior to the current
        year's financial statements, each with an opinion of a certified public
        accountant, including a balance sheet and profit and loss statement for the
        most
        recent prior year, all prepared in accordance with generally accepted accounting
        principles consistently applied.
        Notwithstanding the
        foregoing, as long as Tenant's financial statements are readily available
        over
        the Internet or otherwise publicly available, Tenant shall not be obligated
        to
        deliver them to Landlord hereunder. 

       

      25.26  Attorneys'
        Fees.
        In any
        arbitration, quasi-judicial or administrative proceedings or any action in
        any
        court of competent jurisdiction, brought by either party to enforce any covenant
        or any of such party's rights or remedies under this Lease, including any
        action
        for declaratory relief, or any action to collect any payments required under
        this Lease or

       

      
        
          
          

        

        
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      to
        quiet title
        against the other party, the prevailing party shall be entitled to reasonable
        attorneys' fees and all costs, expenses and disbursements in connection with
        such action, including the costs of reasonable investigation, preparation
        and
        professional or expert consultation, which sums may be included in any judgment
        or decree entered in such action in favor of the prevailing party. In addition,
        Tenant shall pay the attorneys' fees and other costs Landlord incurs in
        enforcing this Lease where an action or proceeding is not brought.

       

      25.27  Other
        Improvements.
        If portions of the
        Project or property adjacent to the Project (collectively, the "Other
        Improvements")
        are owned by an
        entity other than Landlord, then, so long as Tenant's rights under this Lease
        (including, without limitation, Tenant's use and occupancy of, and access
        to,
        the Premises, parking areas, and/or Project) are not materially impaired,
        impeded, or otherwise materially and adversely affected, or Tenant's costs
        or
        expenses payable under this Lease materially increased, Landlord may, at
        its
        option, enter into an agreement with the owner or owners of any of the Other
        Improvements to provide (a) for reciprocal rights of access, use and/or
        enjoyment of the Project and the Other Improvements, (b) for the common
        management, operation, maintenance, improvement and/or repair of all or any
        portion of the Project and all or any portion of the Other Improvements,
        (c) for
        the allocation of a portion of Operating Costs and Taxes to the Other
        Improvements and the allocation of a portion of the operating expenses and
        taxes
        for the Other Improvements to the Project, (d) for the use or improvement
        of the
        Other Improvements and/or the Project in connection with the improvement,
        construction, and/or excavation of the Other Improvements and/or the Project,
        and (e) for any other matter which Landlord deems appropriate or necessary.
        Nothing contained herein shall be deemed or construed to limit or otherwise
        affect Landlord's right to sell all or any portion of the Project or any
        other
        of Landlord's rights described in this Lease.

       

      25.28  Security.
        Landlord shall be
        the sole determinant of the type and amount of security services to be provided
        to the Project, if any. In all events, Landlord shall not be liable to Tenant,
        and Tenant hereby waives any claim against Landlord, for (a) any unauthorized
        or
        criminal entry of third parties into the Premises or the Project, (b) any
        damage
        to persons, or (c) any loss of property in and about the Premises or the
        Project, by or from any unauthorized or criminal acts of third parties,
        regardless of any action, inaction, failure, breakdown, malfunction and/or
        insufficiency of the security services provided by Landlord.

       

      26.  UNRELATED
        BUSINESS INCOME.
        If Landlord is
        advised by its counsel at any time that any part of the payments by Tenant
        to
        Landlord under this Lease may be characterized as unrelated business income
        under the United States Internal Revenue Code and its regulations, then Tenant
        shall enter into any amendment proposed by Landlord to avoid such income,
        so
        long as the amendment does not require Tenant to make more payments or accept
        fewer services from Landlord, than this Lease provides.

       

      27.  PROJECT
        RENOVATIONS.
        It is specifically
        understood and agreed that Landlord has made no representation or warranty
        to
        Tenant and has no obligation and has made no promises to alter, remodel,
        improve, renovate, repair or decorate the Premises or any part thereof and
        that
        no representations respecting the condition of the Premises have been made
        by
        Landlord to Tenant except as specifically set forth herein. However, Tenant
        hereby acknowledges that Landlord may during the Lease Term renovate, improve,
        alter, or modify (collectively, the "Renovations")
        the Project,
        including without limitation the parking and common areas, and related systems
        and equipment, which Renovations may include, without limitation, modifying
        the
        common areas to comply with Governmental Requirements, including regulations
        relating to the physically disabled, seismic conditions, and building safety
        and
        security; and in

       

      
        
          
          

        

        
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      connection
        with any
        Renovations, Landlord may, among other things, erect scaffolding or other
        necessary structures in the Project, limit or eliminate access to portions
        of
        the Project, including portions of the common areas, or perform work in the
        Project, which work may create noise, dust or leave debris in the Project.
        Tenant hereby agrees that such Renovations and Landlord's actions in connection
        with such Renovations shall in no way constitute a constructive eviction
        of
        Tenant nor entitle Tenant to any abatement of Rent. Landlord shall have no
        responsibility or for any reason be liable to Tenant for any direct or indirect
        injury to or interference with Tenant's business arising from the Renovations,
        nor shall Tenant be entitled to any compensation or damages from Landlord
        for
        loss of the use of the whole or any part of the Premises or of Tenant's personal
        property or improvements resulting from the Renovations or Landlord's actions
        in
        connection with such Renovations, or for any inconvenience or annoyance
        occasioned by such Renovations or Landlord's actions. Notwithstanding any
        provisions to the contrary contained herein, Landlord shall use commercially
        reasonable efforts in the performance of any Renovations to minimize
        interference with the conduct of Tenant's business in the Premises and Tenant's
        parking rights hereunder; and, with respect to any Renovations which could
        interfere with the conduct of Tenant's business in the Premises or Tenant's
        parking rights hereunder, Landlord shall, except in the event of an emergency,
        provide Tenant with at least twenty-four (24) hours' prior notice (which
        may be
        verbal and/or be sent by e-mail to Tenant's facilities manager).

       

      28.  HAZARDOUS
        SUBSTANCES.

       

      28.1  Prohibition
        Against Hazardous Substances.

       

      (a)  Except
        for de
        minimis quantities of general office supplies customarily used by office
        tenants
        in the ordinary course of their business, such as copier toner, liquid paper,
        glue, ink and cleaning solvents (which supplies Tenant agrees to use in
        compliance with all applicable Governmental Requirements), Tenant shall not
        cause or permit any Hazardous Substances to be brought upon, produced, stored,
        used, discharged or disposed of in or near the Project without Landlord's
        prior
        written consent, which Landlord may give or withhold in its sole discretion.
        Any
        handling, transportation, storage, treatment, disposal or use of any Hazardous
        Substances in or about the Project by Tenant, its agents, employees, contractors
        or invitees shall strictly comply with all applicable Governmental Requirements.
        Tenant shall be solely responsible for obtaining and complying with all permits
        necessary for the maintenance and operation of its business, including, without
        limitation, all permits governing the use, handling, storage, treatment,
        transport, discharge and disposal of Hazardous Substances. Tenant shall
        indemnify, defend and hold Landlord harmless from and against any Claims
        (including, without limitation, diminution in value of the Premises or the
        Project, damages for the loss or restriction on use of leasable space or
        of any
        amenity of the Premises or the Project, damages arising from any adverse
        impact
        on marketing of space in the Project, Remedial Work, and sums paid in settlement
        of claims) which result from or arise out of the use, storage, treatment,
        transportation, release, or disposal of any Hazardous Substances on or about
        the
        Project by Tenant or any Tenant Parties. 

       

      (b)  Landlord
        shall have
        the right, at any time, but not more than once per calendar year (unless
        Landlord has reasonable cause to believe that Tenant has failed to fully
        comply
        with the provisions of this Section 28, or unless required by any lender
        or
        governmental agency), to inspect the Premises and conduct tests and
        investigations to determine whether Tenant is in compliance with the provisions
        of this Section 28. The reasonable costs of all such inspections, tests and
        investigations shall be borne solely by

       

      
        
          
          

        

        
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      Tenant.
        The
        foregoing rights granted to Landlord shall not, however, create (i) a duty
        on
        Landlord's part to inspect, test, investigate, monitor or otherwise observe
        the
        Premises or the activities of Tenant or any Tenant Party with respect to
        Hazardous Substances, including, but not limited to, Tenant's operation,
        use or
        remediation thereof, or (ii) liability on the part of Landlord or any Landlord
        Party for Tenant's use, storage, treatment, transportation, release, or disposal
        of any Hazardous Substances, it being understood that Tenant shall be solely
        responsible for all liability in connection therewith. 

       

      28.2  Landlord
        Notification.
        Tenant shall
        promptly provide Landlord with complete copies of all documents, correspondence
        and other written materials directed to or from, or relating to, Tenant
        concerning environmental issues at the Premises or the Project, including,
        without limitation, documents relating to the release, potential release,
        investigation, compliance, cleanup and abatement of Hazardous Substances,
        and
        any claims, causes of action or other legal documents related to same. Within
        twenty-four (24) hours of any unauthorized release, spill or discharge of
        Hazardous Substances, in, on, or about the Premises or Project, Tenant shall
        provide written notice to Landlord fully describing the event. Tenant shall
        also
        provide Landlord with a copy of any document or correspondence submitted
        by or
        on behalf of Tenant to any regulatory agency as a result of or in connection
        with the unauthorized release, spill or discharge. Within twenty-four (24)
        hours
        of receipt by Tenant of any warning, notice of violation, permit suspension
        or
        similar disciplinary measure relating to Tenant's actual or alleged failure
        to
        comply with any environmental law, rule, regulation, ordinance or permit,
        Tenant
        shall provide written notice to Landlord.

       

      28.3  Remedial
        Work.
        If any Remedial
        Work is required under any Governmental Requirements as a result of the use,
        storage, treatment, transportation, release, or disposal of any Hazardous
        Substances on or about the Project by Tenant or any Tenant Parties, then
        Tenant
        shall perform or cause to be performed the Remedial Work in compliance with
        Governmental Requirements or, at Landlord's option, Landlord may cause such
        Remedial Work to be performed and Tenant shall reimburse Landlord for the
        reasonable costs thereof within thirty (30) days after demand therefor. All
        Remedial Work performed by Tenant shall be performed by one or more contractors,
        selected by Tenant and reasonably approved in advance in writing by Landlord,
        and under the supervision of a consulting engineer selected by Tenant and
        reasonably approved in advance in writing by Landlord. All costs and expenses
        of
        such Remedial Work shall be paid by Tenant, including, without limitation,
        the
        charges of such contractor(s), the consulting engineer and Landlord's reasonable
        attorneys' and experts' fees and costs incurred in connection with monitoring
        or
        review of such Remedial Work.

       

      28.4  Environmental
        Questionnaire.
        Prior to execution
        of this Lease, Tenant shall complete, execute and deliver to Landlord an
        Environmental Questionnaire and Disclosure Statement. The completed
        Environmental Questionnaire shall be deemed incorporated into this Lease
        for all
        purposes, and Landlord shall be entitled to rely fully on the information
        contained therein. Tenant shall immediately update and resubmit to Landlord
        the
        Environmental Questionnaire if changes occur in the nature, content, handling,
        storage, use, treatment, transport, discharge, or disposal of the Hazardous
        Substances described therein. Attached hereto as Exhibit E
        is a form of
        Environmental Questionnaire to be executed in accordance with the foregoing
        provision.

       

      28.5  Survival.
        Tenant's
        obligations under this Section 28 shall survive the expiration or earlier
        termination of this Lease until all Claims within the scope of this Section
        28
        are fully, finally, and absolutely barred by the applicable statutes of
        limitations. If it is

       

      
        
          
          

        

        
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      determined
        by
        Landlord that the condition of all or any portion of the Premises or the
        Project
        is not in compliance with the provisions of this Section 28, including, but
        not
        limited to all applicable Governmental Requirements relating to Hazardous
        Substances, at the expiration or earlier termination of this Lease, then
        Landlord, in its sole discretion, may require Tenant to hold over possession
        of
        the Premises until Tenant can surrender the Premises to Landlord in the
        condition required under Section 14 above and in full compliance with the
        provisions of this Section 28. The burden of proof under this Section 28.5
        shall be upon Tenant. For purposes of Section 14, the term "normal wear and
        tear" shall not include any deterioration in the condition or diminution
        of the
        value of any portion of the Premises or the Project in any manner whatsoever
        related directly or indirectly to Hazardous Substances. Any such holdover
        by
        Tenant shall be with Landlord's consent, will not be terminable by Tenant
        in any
        event or circumstance and will otherwise be subject to Section 15
        above.

       

      28.6  Prior
        Contamination.
        Tenant hereby
        acknowledges that Landlord has informed Tenant that certain chlorinated volatile
        organic compounds may be present in the groundwater under the Project as
        of the
        date of this Lease (the “Prior
        Contamination”).
        Tenant hereby
        covenants for the benefit of Landlord that it will not use or store any
        chlorinated volatile organic compounds on the Premises or within the Project.
        Tenant agrees and acknowledges that: (a) except as expressly provided in
        this
        Lease, neither Landlord nor any of Landlord’s representatives have made any
        representations or warranties about the environmental condition of the Project
        or the accuracy or completeness of any environmental reports made available
        to
        Tenant regarding the Land; (ii) Tenant is sophisticated, knowledgeable and
        experienced in the analysis of environmental matters and that Tenant has
        entered
        into this Lease with the intention of making and relying upon its own (or
        its
        experts') investigation of the environmental condition of the Project; and
        (iii)
        Tenant is not relying upon any representations or warranties purportedly
        made by
        Landlord or anyone acting or claiming to act on Landlord’s behalf concerning the
        Project.

       

      28.7  Landlord’s
        Remedial Work.

       

      (a)  In
        the event that
        any Remedial Work is required by Governmental Requirements to be performed
        in
        the Project as a result of Hazardous Substances that are regulated by any
        local
        government authority, the State of California or the United States government
        as
        of the Commencement Date and that are located in the Project as of the
        Commencement Date ("Pre-Existing
        Hazardous Substances"),
        then, except to
        the extent such Remedial Work is required solely by reason of any negligent
        or
        intentional misconduct by Tenant or any Tenant Parties, Landlord shall perform
        or cause to be performed, at no cost to Tenant, the Remedial Work in compliance
        with all Governmental Requirements. Landlord's performance of any Remedial
        Work
        shall not render Landlord liable for damages to either person or property
        or for
        interruption or loss to Tenant's business, nor be construed as an eviction
        of
        Tenant, nor work an abatement of any portion of Rent, nor relieve Tenant
        from
        fulfillment of any covenant or agreement hereof; provided, however, that
        if (i)
        Tenant is prevented from using all or part of the Premises as a result of
        Landlord's Remedial Work (an "Environmental
        Interruption"),
        (ii) such
        Environmental Interruption continues for five (5) consecutive business days
        after Landlord's receipt of notice thereof from Tenant, and (iii) the
        Remedial Work is not required by reason of the use, storage, treatment,
        transportation, release, or disposal of any Hazardous Substances on or about
        the
        Project by Tenant or any Tenant Parties, then Rent payable under this Lease
        shall be equitably abated or reduced for such time that Tenant continues
        to be
        prevented from using all or part of the Premises in the proportion that the
        rentable square feet affected by the Environmental Interruption bears to
        the
        total

       

      
        
          
          

        

        
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      rentable
        square feet
        of the Premises. For the avoidance of doubt, Tenant shall not be liable or
        responsible for Remedial Work with respect to Pre-Existing Hazardous Substances,
        unless and except to the extent exacerbated by the use, storage, treatment,
        transportation, release or disposal of any Hazardous Substances on or about
        the
        Project by Tenant or any Tenant Parties. 

       

      (b)  Landlord
        shall
        indemnify and hold Tenant harmless from any Claims to the extent any such
        Claim
        results from or arises out of the negligent use, storage, treatment,
        transportation, release, or disposal of any Hazardous Substances on or about
        the
        Project by Landlord, its agents, employees, or contractors. Landlord's liability
        under the foregoing indemnity (i) is personal to Tenant and may not be assigned
        to or relied upon by any third party other than a Permitted Transferee without
        Landlord’s prior written consent, which may be withheld in Landlord’s sole and
        absolute discretion, (ii) is limited to Tenant’s actual, out of pocket costs
        incurred in connection with complying with any order of any applicable state
        or
        federal agencies relating to the remediation, removal, disposal or monitoring
        ("Compliance
        Order")
        of Hazardous
        Substances on or about the Project as a result of the negligent use, storage,
        treatment, transportation, release, or disposal by Landlord, its agents,
        employees or contractors, and to reasonable consultants fees and costs and
        reasonable attorneys’ fees and costs incurred in defending against a proposed
        Compliance Order, so long as Landlord may select the attorney to defend Tenant
        and have sole authority to make all settlement and other decisions in regard
        to
        the proceedings, including the decision whether to challenge the Compliance
        Order (and any related order or action) by appeal or court challenge, and
        (iii)
        specifically excludes any claims, costs, damages or losses for personal injury,
        property damage, punitive damages, damage to business, lost profits, or
        consequential damages incurred by Tenant or any third party. 

       

      28.8  Definition
        of
        "Hazardous Substances".
        "Hazardous
        Substances"
        means any
        hazardous or toxic substances, materials or waste which are or become regulated
        by any local government authority, the state in which the Project is located
        or
        the United States government, including those substances described in the
        Comprehensive Environmental Response, Compensation and Liability Act of 1980,
        as
        amended, 42 U.S.C. Section 9601 et seq.,
        the Resource
        Conservation and Recovery Act, as amended, 42 U.S.C. Section 6901 et seq.,
        any other
        applicable federal, state or local law, and the regulations adopted under
        these
        laws.

       

      29.  EXCULPATION.
        Landlord shall
        have no personal liability under this Lease; its liability shall be limited
        solely
        and exclusively to an amount which is equal to the lesser of (a) the
        interest of Landlord in the Project or (b) the equity interest Landlord would
        have in the Project if the Project were encumbered by third-party debt in
        an
        amount equal to eighty percent (80%) of the value of the Project (as such
        value
        is determined by an arms' length licensed appraiser reasonably acceptable
        to
        Landlord and Tenant). In no event shall Landlord's liability extend to any
        other
        property or assets of Landlord, nor shall
        any officer,
        director, employee, agent, shareholder, partner, member or beneficiary of
        Landlord be personally liable for any of Landlord's obligations hereunder.
        Further, in no event shall Landlord be liable under any circumstances for
        any
        consequential damages or for injury or damage to, or interference with, Tenant's
        business, including but not limited to, loss of profits, loss of rents or
        other
        revenues, loss of business opportunity, loss of goodwill, or loss of use,
        however occurring.

       

      30.  COMMUNICATIONS
        AND COMPUTER LINES.
        Tenant may
        install, maintain, replace, remove or use any communications or computer
        wires
        and cables (collectively, the "Lines")
        at the Project in
        or serving the Premises, provided that (a) Tenant shall obtain

       

      
        
          
          

        

        
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      Landlord's
        prior
        written consent, use an experienced and qualified contractor approved in
        writing
        by Landlord, and comply with all of the other provisions of this Lease, (b)
        an
        acceptable number of spare Lines and space for additional Lines shall be
        maintained for existing and future occupants of the Project, as determined
        in
        Landlord's reasonable opinion, (c) the Lines therefor (including riser cables)
        shall be appropriately insulated to prevent excessive electromagnetic fields
        or
        radiation, and shall be surrounded by a protective conduit reasonably acceptable
        to Landlord, (d) any new or existing Lines servicing the Premises shall comply
        with all Governmental Requirements, and (e) Tenant shall pay all costs in
        connection with the foregoing. Landlord reserves the right to require that
        Tenant remove any Lines located in or serving the Premises which are installed
        in violation of these provisions, or which are at any time in violation of
        any
        Governmental Requirements or represent a dangerous or potentially dangerous
        condition. Tenant shall remove any or all Lines installed by or for Tenant
        within or serving the Premises upon expiration or sooner termination of this
        Lease. If Tenant fails to remove such Lines as required by Landlord, or violates
        any other provision of this Section, Landlord may, after ten (10) days' written
        notice to Tenant, remove such Lines or remedy such other violation, at Tenant’s
        expense (without limiting Landlord’s other remedies available under this Lease
        or Governmental Requirements).

       

      31.  OPTION
        TO
        EXTEND.

       

      31.1  Renewal
        Option.
        Subject to the
        terms and conditions set forth below, Landlord hereby grants to Tenant two
        (2)
        successive options to extend the Term of this Lease (each, a "Renewal
        Option")
        for additional
        periods of five (5) years each (each, a "Renewal
        Term").
        The second
        Renewal Option may be exercised only if the first Renewal Option has been
        duly
        exercised. Each Renewal Term shall be upon the same terms, covenants and
        conditions of this Lease, including provisions regarding payment of Additional
        Rent, which shall remain payable on the terms herein set forth, except that
        (a) the Base Rent payable by Tenant during the Renewal Terms shall be as
        determined in accordance with Sections 31.3 and 31.4 below, (b) Tenant
        shall continue to possess and occupy the Premises in their existing condition,
        "as is" as of the commencement of each Renewal Term, and Landlord shall have
        no
        obligation to repair, remodel, improve or alter the Premises, to perform
        any
        other construction or other work of improvement upon the Premises, or to
        provide
        Tenant with any construction or refurbishing allowance whatsoever, and
        (c) Tenant shall have no further rights to extend the Term of this Lease
        after the expiration of the second Renewal Term.

       

      31.2  Conditions
        of
        Exercise.
        To exercise each
        Renewal Option, Tenant must deliver an unconditional binding notice to Landlord
        via certified mail or hand delivery not sooner than three hundred sixty-five
        (365) days nor later than two hundred forty (240) days prior to the then
        current
        Termination Date. If Tenant fails to timely give its notice of exercise,
        Tenant
        will be deemed to have waived the applicable (and any subsequent) Renewal
        Option.

       

      31.3  Market
        Rate
        Calculation.
        The Base Rent
        payable by Tenant for the Premises during each Renewal Term shall be the
        Market
        Rate (as defined below) for the Premises, valued as of the commencement of
        such
        Renewal Term, determined in the manner hereinafter provided. As used herein,
        the
        term "Market
        Rate"
shall
        mean the
        annual amount of Base Rent that a willing tenant would pay, and that a willing
        landlord would accept, at arm's length, for space comparable to the Premises
        within the
        Project or other
        comparable first class office/R&D projects in the vicinity of the
        Project
        (the "Comparison
        Projects"),
        based upon
        binding lease transactions for tenants in the Comparison Projects that, where
        possible, commence or are to commence within six (6) months prior to or within
        six (6) months after the

       

      
        
          
          

        

        
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      commencement
        of the
        Renewal Term ("Comparison
        Leases").
        Comparison
        Leases shall include renewal and new non-renewal tenancies, but shall exclude
        subleases and leases of space subject to another tenant's expansion rights.
        Rental rates payable under Comparison Leases shall be adjusted to account
        for
        variations between this Lease and the Comparison Leases with respect to:
        (a)
        the
        length of the Renewal Term compared to the lease term of the Comparison Leases;
        (b) rental
        structure,
        including, without limitation, rental rates per rentable square foot (including
        type, gross or net, and if gross, adjusting for base year or expense stop),
        additional rental, escalation provisions, all other payments and escalations;
        (c) the
        size of the
        Premises compared to the size of the premises of the Comparison Leases;
(d) location,
        floor
        levels and efficiencies of the floor(s) for which the determination is being
        made; (e) free
        rent, moving
        expenses and other cash payments, allowances or other monetary concessions
        affecting the rental rate; (f)
the
        age and quality
        of construction of the Buildings (including compliance with applicable codes
        on
        the applicable floors); and (g) leasehold
        improvements and/or allowances, including the amounts thereof in renewal
        leases,
        and taking into account, in the
        case of renewal
        leases (including this Lease), the value of existing leasehold improvements
        to
        the renewal tenant.

       

      31.4  Base
        Rent
        Determination.
        The Base Rent
        payable by Tenant for the Premises during each Renewal Term shall be determined
        as follows:

       

      (a)  Not
        sooner than
        three hundred sixty-five (365) days nor later than two hundred seventy (270)
        days prior to the then current Termination Date, Tenant may notify Landlord
        of
        Tenant's interest in exercising a Renewal Option. If Tenant gives Landlord
        such
        notice, Landlord and Tenant shall negotiate in good faith to determine the
        Market Rate for the Premises for the applicable Renewal Term. If Landlord
        and
        Tenant are able to agree on such Market Rate prior to the date that that
        is two
        hundred forty (240) days prior to the then current Termination Date (the
        "Exercise
        Deadline"),
        then such
        agreement shall constitute a determination of the Market Rate for purposes
        of
        this Section, and the parties shall immediately execute an amendment to this
        Lease stating the Base Rent for the applicable Renewal Term. If Landlord
        and
        Tenant are unable to agree on the Market Rate for the applicable Renewal
        Term
        prior to the Exercise Deadline, Tenant may (i) exercise the applicable Renewal
        Option in accordance with the provisions of Section 31.2 above, in which
        case
        the determination of Market Rate shall be made in accordance with Subsections
        31.4(c), (d), and (e) below, or (ii) elect not to exercise the Renewal Option.
        

       

      (b)  If
        Tenant does not
        notify Landlord of its interest in exercising the applicable Renewal Option
        pursuant to Section 31.4(a) above, but provides Landlord with its unconditional
        binding notice of exercise pursuant to Section 31.2 above, then, prior to
        the
        commencement of the applicable Renewal Term, Landlord shall deliver to Tenant
        a
        good faith written proposal of the Market Rate. Within twenty-one (21) days
        after receipt of Landlord's proposal, Tenant shall notify Landlord in writing
        (1) that Tenant accepts Landlord's proposal or (2) that Tenant elects to
        submit the determination of Market Rate to arbitration in accordance with
        Subsections 31.4(c) through 31.4(d) below. If Tenant does not give Landlord
        a
        timely notice in response to Landlord's proposal, Landlord's proposal of
        Market
        Rate shall be binding upon Tenant. If Tenant timely elects to submit the
        determination of Market Rate to arbitration, Landlord and Tenant shall first
        negotiate in good faith in an attempt to determine the Market Rate. If Landlord
        and Tenant are able to agree within thirty (30) days following the delivery
        of
        Tenant's notice to Landlord electing arbitration (the "Negotiation
        Period")
        (or if Tenant
        accepts Landlord's initial proposal), then such agreement shall constitute
        a
        determination of Market Rate for purposes
        of this
        Section, and the parties shall immediately execute an amendment to this Lease
        stating the Base Rent for the applicable Renewal Term. 

       

      
        
          
          

        

        
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      (c)  If
        Tenant exercises
        the Renewal Option as described in Section 31.4(a) above, or if Landlord
        and
        Tenant are unable to agree on the Market Rate within the Negotiating Period
        as
        described in Section 31.4(b) above, then within fifteen (15) days after Tenant's
        exercise or the expiration of the Negotiating Period, as the case may be,
        the
        parties shall meet and concurrently deliver to each other in envelopes their
        respective good faith estimates of the Market Rate (set forth on a net effective
        rentable square foot per annum basis). Each party's estimate may be more
        or less
        than such party's proposals of Market Rate, if any, made under Section 31.4(a)
        above. If the higher of the parties' estimates is not more than one hundred
        five
        percent (105%) of the lower, then the Market Rate shall be the average of
        the
        two. Otherwise, the dispute shall be resolved by arbitration in accordance
        with
        Subsections 31.4(d) and 31.4(e) below.

       

      (d)  Within
        seven (7)
        days after the exchange of estimates, the parties shall select as an arbitrator
        an independent real estate broker with at least five (5) years of experience
        in
        leasing commercial office space in the metropolitan area in which the Project
        is
        located (a "Qualified
        Appraiser").
        If the parties
        cannot agree on a Qualified Appraiser, then within a second period of seven
        (7)
        days, each shall select a Qualified Appraiser and within ten (10) days
        thereafter the two appointed Qualified Appraisers shall select an independent
        Qualified Appraiser and the independent Qualified Appraiser shall be the
        sole
        arbitrator. If one party shall fail to select a Qualified Appraiser within
        the
        second seven (7) day period, then the Qualified Appraiser chosen by the other
        party shall be the sole arbitrator.

       

      (e)  Within
        twenty-one
        (21) days after submission of the matter to the arbitrator, the arbitrator
        shall
        determine the Market Rate by choosing whichever of the estimates submitted
        by
        Landlord and Tenant the arbitrator judges to be more accurate. The arbitrator
        shall notify Landlord and Tenant of its decision, which shall be final and
        binding. If the arbitrator believes that expert advice would materially assist
        him, the arbitrator may retain one or more qualified persons to provide expert
        advice. The fees of the arbitrator and the expenses of the arbitration
        proceeding, including the fees of any expert witnesses retained by the
        arbitrator, shall be paid by the party whose estimate is not selected. Each
        party shall pay the fees of its respective counsel and the fees of any witness
        called by that party.

       

      (f)  Until
        the matter is
        resolved by agreement between the parties or a decision is rendered in any
        arbitration commenced pursuant to this Section 31, Tenant's monthly payments
        of
        Base Rent shall be in an amount equal to Landlord's determination of the
        Market
        Rate. Within ten (10) business days following the resolution of such dispute
        by
        the parties or the decision of the arbitrator, as applicable, Tenant shall
        pay
        to Landlord, or Landlord shall pay to Tenant, the amount of any deficiency
        or
        excess, as the case may be, in the Base Rent theretofore paid.

       

      31.5  General
        Requirements.
        Tenant's right to
        exercise the Renewal Options is personal to, and may be exercised only by,
        the
        original named Tenant under this Lease and any Permitted Transferee, and
        only if
        the original named Tenant or any Permitted Transferee continues to occupy
        the
        entire Premises at the time of such exercise. If Tenant shall assign this
        Lease
        or sublet one hundred percent (100%) of either Building A or Building B under
        a
        sublease which is effective at any time during the final twelve (12) months
        of
        the initial Term, then, unless such assignment or sublease was to a Permitted
        Transferee, Tenant's right to exercise the

       

      
        
          
          

        

        
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      Renewal
        Options
        shall, immediately upon such assignment or subletting, simultaneously terminate
        and be of no further force or effect. No assignee or subtenant other than
        a
        Permitted Transferee shall have any right to exercise the Renewal Options
        granted herein. In addition, if an Event of Default is continuing uncured
        under
        this Lease at the time it exercises any Renewal Option or at any time thereafter
        until the commencement of the applicable Renewal Term or if an Event of Default
        has occurred at any time prior to its exercise of a Renewal Option, Landlord
        shall have, in addition to all of its other rights and remedies under this
        Lease, the right (but not the obligation) to terminate the remaining Renewal
        Options and to unilaterally revoke Tenant's exercise of any Renewal Option,
        in
        which case this Lease shall expire on the then current Termination Date,
        unless
        earlier terminated pursuant to the terms hereof, and Tenant shall have no
        further rights under this Lease to renew or extend the Term.

       

      32.  RIGHT
        OF FIRST
        OFFER.

       

      32.1  First
        Offer
        Space; Exercise.
        Subject to the
        conditions set forth in this Section 34, Tenant shall have a right of first
        offer to lease the building in the Project located at 945 Stewart Drive (the
        "First
        Offer
        Space"),
        in the event
        that the First Offer Space becomes available for lease to third parties during
        the Term. Prior to leasing any of the First Offer Space to a third party,
        Landlord will give notice to Tenant (an "Offering
        Notice")
        specifying
        Landlord's good faith estimate of (1) the Base Rent which Landlord proposes
        to charge for such First Offer Space, (2) the approximate date upon which
        such First Offer Space is anticipated to be available for delivery, and
        (3) any other material conditions or provisions relating to the leasing of
        such First Offer Space which vary from the provisions of this Lease. If Tenant
        wishes to lease the First Offer Space on the terms specified by Landlord
        in the
        Offering Notice, Tenant shall so notify Landlord within ten (10) days after
        receipt thereof, which notice shall be unconditional and irrevocable. Tenant
        may
        exercise its right of first offer only with respect to all of the First Offer
        Space identified in the Offering Notice, and only if Tenant intends to occupy
        such First Offer Space in connection with its own reasonably foreseeable
        needs.

       

      32.2  Terms
        and
        Conditions.
        If Tenant timely
        exercises its right to lease the First Offer Space, then except as specified
        in
        this Section 34 or in the Offering Notice (which shall govern to the extent
        of
        any conflict with this Lease), the First Offer Space leased by Tenant shall
        become part of the Premises on all of the terms and conditions of this Lease
        for
        the remainder of the Term, provided that (i) the Base Rent for such First
        Offer Space shall be determined as specified above, (ii) Tenant's
        Proportionate Share shall be adjusted to reflect the addition of such First
        Offer Space, and (iii) the First Offer Space shall be delivered in its then
        existing "as is" condition, without obligation on the part of Landlord to
        make
        any repairs or construct any improvements thereto in connection with Tenant's
        contemplated use, or to demolish existing improvements therein, except as
        set
        forth in the Offering Notice, and Tenant shall be responsible for the
        construction and installation in accordance with the provisions of Section
        5
        above of any tenant improvements it desires to install within such First
        Offer
        Space, at Tenant's sole cost and expense. Except as may be provided to the
        contrary in the Offering Notice, Tenant shall commence paying Base Rent and
        all
        Additional Rent with respect to the First Offer Space leased by Tenant hereunder
        on the date of delivery of such First Offer Space to Tenant in the condition
        required hereunder. Promptly following Tenant's timely exercise of its right
        to
        lease any of the First Offer Space, Landlord shall prepare, and Landlord
        and
        Tenant shall execute, an amendment to this Lease reflecting the addition
        of such
        First Offer Space. Tenant's right of first offer under this Section 32 shall
        be
        a one-time right as to any particular First Offer Space. If Tenant fails
        to
        timely notify Landlord that it wishes to lease any portion of the First Offer
        Space identified in an Offering Notice, or if Tenant fails to execute and
        deliver

       

      
        
          
          

        

        
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      said
        lease amendment
        to Landlord within ten (10) business days following receipt thereof by Tenant,
        Landlord may thereafter lease such portion of the First Offer Space to any
        person on terms and conditions it may deem appropriate in Landlord's sole
        discretion and Tenant shall have no further rights with respect to such portion
        of the First Offer Space; provided, however, if Landlord does not lease such
        First Offer Space within one hundred eighty (180) days after the expiration
        of said five (5) business day period, any further transaction shall be deemed
        a
        new determination by Landlord to lease such First Offer Space and the provisions
        of this paragraph shall again be applicable.

       

      32.3  Conditions
        to
        Exercise.
        Notwithstanding
        anything to the contrary set forth herein, if Tenant is in material default
        under this Lease (after any applicable notice and cure period) at the time
        an
        Offering Notice would otherwise be required to be sent under this Section
        32, or
        any other time following Tenant's exercise of its right to lease the First
        Offer
        Space and prior to the date upon which possession of the First Offer Space
        is to
        be delivered to Tenant, Landlord shall have, in addition to all of its other
        rights and remedies under this Lease, the right (but not the obligation)
        to
        terminate Tenant's rights under this Section 32, and in such event Landlord
        shall not be required to deliver the Offering Notice or to deliver possession
        of
        the First Offer Space to Tenant. Nothing contained in this Section 32 shall
        be
        deemed to impose any obligation on Landlord to refrain from negotiating with
        the
        existing occupant of the First Offer Space, to withhold the First Offer Space
        from the market, or to take any other action or omit to take any other action
        in
        order to make the First Offer Space available to Tenant. The rights of Tenant
        pursuant to this Section 32 shall automatically terminate upon the Termination
        Date, as extended.

       

      32.4  Rights
        Personal
        to Tenant.
        Tenant's right to
        lease the First Offer Space is personal to, and may be exercised only by,
        the
        original named Tenant under this Lease or a Permitted Transferee. If Tenant
        shall assign this Lease or sublet one hundred percent (100%) of either Building
        A or Building B under a sublease which is effective at any time during the
        final
        twelve (12) months of the initial Term, then immediately upon such assignment
        or
        subletting, Tenant's right to lease the First Offer Space shall simultaneously
        terminate and be of no further force or effect. No assignee or subtenant
        other
        than the Permitted Transferees shall have any right to lease the First Offer
        Space hereunder.

       

      33.  USE
        OF
        TRACTORS.
        Tenant shall have
        the right to use, operate and maintain tractors in the Project to the extent
        necessary for the operation of Tenant's business in the Premises, subject
        to the
        provisions of this Section 33.

       

      33.1  Landlord
        has made no
        representations or promise as to the suitability or effectiveness of any
        part of
        the Project for, or as to any Governmental Requirements applicable to, Tenant's
        proposed use, operation and maintenance of such tractors.

       

      33.2  Tenant
        shall
        designate parking spaces for such tractors in the parking area, provided
        that
        such parking spaces shall be subject to the reasonable approval of Landlord.
        Landlord's approval of such parking spaces shall in no event increase the
        number
        of parking spaces to which Tenant is entitled as set forth in the Schedule.
        Landlord reserves the right to require that parking spaces for the tractors
        be
        relocated to another location as Landlord shall reasonably
        designate.

       

      33.3  Tenant,
        at its
        expense, shall at all times keep the tractors in good order, condition and
        repair. With respect to all operations relating to the tractors, Tenant shall
        conduct

       

      
        
          
          

        

        
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      its
        business and
        control its agents, employees and invitees in such manner as not to create
        any
        nuisance, or interfere with, annoy or disturb any other licensee or tenant
        of
        the Project or Landlord in its operation of the Project.

       

      33.4  Any
        damage to the
        parking areas or any other portion of the Project from Tenant's operation,
        use,
        or maintenance of tractors, shall be repaired at Tenant's sole cost and expense.
        Tenant shall reimburse Landlord for any costs and expenses so incurred by
        Landlord within thirty (30) days after Landlord's written request therefor.
        

       

      33.5  Tenant,
        at its
        expense, shall comply with all Governmental Requirements applicable to the
        maintenance, operation, and use of the tractors. 

       

      33.6  Tenant,
        at its
        expense, shall remove or relocate the tractors on a temporary basis upon
        notice
        from Landlord at any time Landlord determines such removal or relocation
        is
        reasonably necessary or appropriate for the expeditious repair, replacement,
        alteration, improvement or additions to or of the Project, or to access any
        area
        for Project needs. 

       

      33.7  Tenant
        assumes full
        responsibility for protecting from theft or damage the tractors and any other
        tools or equipment that Tenant may use in connection with the operation,
        use, or
        maintenance thereof, assumes all risk of theft, loss or damage, and waives
        any
        Claim with respect thereto against Landlord and the other Landlord Parties.
        Tenant shall cause the insurance policies required to be maintained pursuant
        to
        Section 8 to cover the tractors and any Claims arising in connection with
        the
        presence, use, operation, repair, maintenance, or removal thereof. Tenant
        hereby
        agrees to protect, defend, indemnify and hold Landlord and the other Landlord
        Parties, and each of them, harmless from and against any and all Claims arising
        from or connected in any way with the tractors or the operations of Tenant
        or
        any Tenant Parties in connection therewith (except, with respect to any Landlord
        Party, to the extent caused by the gross negligence or willful misconduct
        of
        such Landlord Party or otherwise prohibited by Governmental Requirements),
        including, without limitation, (i) all foreseeable and unforeseeable
        consequential damages, (ii) any violation of Governmental Requirements, and
        (iii) any personal injuries or property damage. The foregoing indemnity shall
        survive the expiration or earlier termination of this Lease.

       

      Signatures
        follow on next page.

       

      
        
          
          

        

        
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      IN
        WITNESS WHEREOF,
        the parties hereto have executed this Lease.

       

      
        	
                LANDLORD:

                 

                CarrAmerica
                  Realty Operating Partnership,
                  L.P.,

                a
                  Delaware
                  limited partnership

                 

              
	
                By:
CarrAmerica
                  Realty Corporation,

              
	 a
                Maryland corporation, its general
                partner
	
                By: 
                  /s/
                  Christopher Peatross

              
	Christopher
                Peatross
	Managing
                Director
	
                Date
                  of
                  Execution:

              
	
                 

                TENANT:

                 

                Trimble
                  Navigation Limited,

                a
                  California
                  corporation

                 

                Date
                  of
                  Execution:__________________________

              
	
                By:
                  /s/
                  Steven W.
                  Berglund

              
	
                Steven
                  W.
                  Berglund

              
	
                President
                  and
                  Chief Executive Officer

              
	
                By:
                  /s/
                  Rajat
                  Bahri

              
	
                Raj
                  Bahri

              
	
                Chief
                  Financial Officer

              

      

       

      
        
          
          

        

        
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      EXHIBIT
        A

       

      DESCRIPTION
        OF PREMISES

       

      [See
        Attached]

      
        
          
          

        

        
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      EXHIBIT
        B

      

      RULES
        AND
        REGULATIONS

      

      1.  Tenant
        shall not
        place anything, or allow anything to be placed near the glass of any window,
        door, partition or wall which may, in Landlord's judgment, appear unsightly
        from
        outside of the Project.

       

      2.  The
        sidewalks, exits
        and entrances located in the common areas of the Project shall not be obstructed
        by Tenant or used by Tenant for any purposes other than for ingress to and
        egress from the Premises. Tenant shall lend its full cooperation to keep
        such
        areas free from all obstruction and in a clean and sightly condition and
        shall
        move all supplies, furniture and equipment as soon as received directly to
        the
        Premises and move all such items and waste being taken from the Premises
        (other
        than waste customarily removed by employees of the Buildings) directly to
        the
        shipping platform at or about the time arranged for removal
        therefrom.

       

      3.  Tenant
        shall not
        bring upon, use or keep in the Premises or the Project any kerosene, gasoline
        or
        inflammable or combustible fluid or material, or any other articles deemed
        hazardous to persons or property.

       

      4.  Landlord
        shall have
        sole power to direct electricians as to where and how telephone and other
        wires
        are to be introduced. No boring or cutting for wires is to be allowed without
        Landlord's prior written consent. The location of telephones, call boxes
        and
        other office equipment affixed to the Premises shall be subject to Landlord's
        prior approval.

       

      5.  Upon
        termination of
        the Lease, Tenant shall deliver to Landlord all keys and passes for offices,
        rooms, parking lot and toilet rooms which shall have been furnished Tenant.
        If
        the keys so furnished are lost, Tenant shall pay Landlord therefor.

       

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

       

      7.  No
        furniture,
        packages, supplies, equipment or merchandise will be received in the Project,
        except between the hours of 7:00 a.m. and 6:00 p.m.

       

      8.  Without
        Landlord's
        prior written consent, which consent shall not be unreasonably withheld,
        Tenant
        shall not use the name of the Project or any picture of the Project in
        connection with, or in promoting or advertising the business of, Tenant,
        except
        Tenant may use the address of the Project as the address of its
        business.

       

      9.  Tenant
        assumes full
        responsibility for protecting the Premises from theft, robbery and pilferage,
        which may arise from a cause other than Landlord's negligence, which includes
        keeping doors locked and other means of entry to the Premises closed and
        secured.

       

      
        
          
          

        

        
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      10.  Peddlers,
        solicitors
        and beggars shall be reported to the office of the Project or as Landlord
        otherwise requests. 

       

      11.  Tenant
        shall not
        advertise the business, profession or activities of Tenant conducted in the
        Project in any manner which violates the letter or spirit of any code of
        ethics
        adopted by any recognized association or organization pertaining to such
        business, profession or activities.

       

      12.  Tenant
        shall not
        make or permit any noise, vibration or odor to emanate from the Premises,
        or do
        anything therein tending to create, or maintain, a nuisance.

       

      13.  Tenant
        acknowledges
        that security problems may occur which may require the employment of extreme
        security measures in the day-to-day operation of the Project.

       

      Accordingly: 

       

      (a)  Landlord
        may, at any
        time, or from time to time, or for regularly scheduled time periods, as deemed
        advisable by Landlord and/or its agents, in their sole discretion, require
        that
        persons entering or leaving the Project identify themselves to watchmen or
        other
        employees designated by Landlord, by registration, identification or otherwise.
        

       

      (b)  Tenant
        agrees that
        it and its employees will cooperate fully with Project employees in the
        implementation of any and all security procedures. 

       

      (c)  Such
        security
        measures shall be the sole responsibility of Landlord, and Tenant shall have
        no
        liability for any action taken by Landlord in connection therewith, it being
        understood that Landlord is not required to provide any security procedures
        and
        shall have no liability for such security procedures or the lack
        thereof.

       

      14.  Tenant
        shall not
        disturb the quiet enjoyment of any other tenant.

       

      15.  Landlord
        may retain
        a pass key to the Premises and, subject to the applicable provisions of the
        Lease, be allowed admittance thereto at all times to enable its representatives
        to examine the Premises from time to time and to exhibit the same and Landlord
        may place and keep on the windows and doors of the Premises at any time signs
        advertising the Premises for Rent.

       

      16.  No
        equipment,
        mechanical ventilators, awnings, special shades or other forms of window
        covering shall be permitted either inside or outside the windows of the Premises
        without Landlord's prior written consent, and then only at the expense and
        risk
        of Tenant, and they shall be of such shape, color, material, quality, design
        and
        make as may be approved by Landlord.

       

      17.  Tenant
        shall not
        during the term of this Lease canvas or solicit other tenants of the Project
        for
        any purpose.

       

      
        
          
          

        

        
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      18.  Subject
        to
        Section 6.4 of the Lease, pursuant to which Tenant may install and maintain
        certain GPS equipment on the roof of each Building, Tenant shall not install
        or
        operate any phonograph, musical or sound- producing instrument or device,
        radio
        receiver or transmitter, TV receiver or transmitter, or similar device in
        the
        Buildings, nor install or operate any antenna, aerial, wires or other equipment
        inside or outside the Buildings, nor operate any electrical device from which
        may emanate electrical waves, which may interfere with or impair radio or
        television broadcasting or reception from or in the Project or elsewhere,
        without in each instance Landlord's prior written approval. The use thereof,
        if
        permitted, shall be subject to control by Landlord to the end that others
        shall
        not be disturbed.

       

      19.  Tenant
        shall
        promptly remove all rubbish and waste from the Premises.

       

      20.  Tenant
        shall not
        exhibit, sell or offer for sale, rent or exchange in the Premises or at the
        Project any article, thing or service, except those ordinarily embraced within
        the use of the Premises specified in Section 6 of this Lease, without Landlord's
        prior written consent.

       

      21.  Tenant
        shall not
        overload any floors in the Premises or any public corridors or elevators
        in the
        Buildings.

       

      22.  Except
        as permitted
        under the Lease, Tenant shall not do any painting in the Premises, or mark,
        paint, cut or drill into, drive nails or screws into, or in any way deface
        any
        part of the Premises, outside or inside, without Landlord's prior written
        consent.

       

      23.  Whenever
        Landlord's
        consent, approval or satisfaction is required under these Rules, then unless
        otherwise stated, any such consent, approval or satisfaction must be obtained
        in
        advance, such consent or approval may be granted or withheld in Landlord's
        sole
        discretion, and Landlord's satisfaction shall be determined in its sole
        judgment.

       

      24.  Tenant
        and its
        employees shall cooperate in all fire drills conducted by Landlord in the
        Buildings or Project.

       

      
        
          
          

        

        
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      EXHIBIT
        C

       

      TENANT
        IMPROVEMENT AGREEMENT

      

      This
        Tenant
        Improvement Agreement is attached to and forms a part of the Lease dated
        as of
        May 11, 2005 (the "Lease"), by and between CarrAmerica
        Realty
        Operating Partnership, L.P.,
        a Delaware limited
        partnership ("Landlord")
        and Trimble
        Navigation
        Limited,
        a California
        corporation ("Tenant"),
        pertaining to
        certain premises located at 510 DeGuigne Drive and 935 Stewart Drive, Sunnyvale,
        California (collectively, the "Premises").
        Except where
        clearly inconsistent or inapplicable, the provisions of the Lease are
        incorporated into this Tenant Improvement Agreement, and capitalized terms
        used
        without being defined in this Tenant Improvement Agreement shall have the
        meanings given them in the Lease. 

       

      The
        purpose of this
        Tenant Improvement Agreement is to set forth the respective responsibilities
        of
        Landlord and Tenant with respect to the design and construction of all
        alterations, additions and improvements which Tenant may deem necessary or
        appropriate to prepare the Premises for occupancy by Tenant under the Lease.
        Such alterations, additions and improvements to the Premises are referred
        to in
        this Tenant Improvement Agreement as the "Tenant
        Improvements,"
        and the work of
        constructing the Tenant Improvements is referred to as the "Tenant
        Improvement Work".

       

      Landlord
        and Tenant
        agree as follows:

       

      1. General.

       

      1.1 Tenant
        is solely
        responsible for designing the Tenant Improvements and performing the Tenant
        Improvement Work (subject to Landlord's rights of review and approval set
        forth
        in this Tenant Improvement Agreement). 

       

      1.2 Landlord's
        sole
        interest in reviewing and approving the Construction Drawings (as hereinafter
        defined) is to protect the Premises and Landlord's interests, and no such
        review
        or approval by Landlord shall be deemed to create any liability of any kind
        on
        the part of Landlord, or constitute a representation on the part of Landlord
        or
        any person consulted by Landlord in connection with such review and approval
        that the Space Plans or Final Working Drawings are correct or accurate, or
        are
        in compliance with any Governmental Requirements. 

       

      1.3 Landlord
        shall
        contribute (subject to the terms and conditions set forth in this Tenant
        Improvement Agreement) the amount specified in Section 4.1 below as the
        "Construction Allowance," towards the costs of designing the Tenant Improvements
        and performing the Tenant Improvement Work.

       

      1.4 Tenant
        shall be
        responsible for all costs of designing the Tenant Improvements and performing
        the Tenant Improvement Work to the extent such costs exceed the Construction
        Allowance.

       

      
        
          
          

        

        
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      1.5 On
        reasonable prior
        notice, Landlord will permit Tenant and Tenant's Agents (as defined below)
        to
        enter the Premises from time to time prior to the Commencement Date as may
        be
        reasonably necessary or appropriate. Tenant shall indemnify, protect, defend
        and
        hold Landlord and the other Landlord Parties harmless from and against any
        and
        all Claims suffered or incurred by Landlord or the other Landlord Parties
        arising from such entry.

       

      2. Design
        and
        Approval of the Tenant Improvements.

       

      2.1 Selection
        of
        Tenant's Architect; Construction Drawings.

       

      (a) Tenant
        shall retain
        an architect/space planner ("Tenant's
        Architect")
        to prepare the
        Construction Drawings, and shall retain engineering consultants (the
        "Engineers")
        to prepare all
        plans and engineering working drawings relating to the structural, mechanical,
        electrical, plumbing, HVAC, life-safety and sprinkler work, if any, in the
        Premises in connection with the Tenant Improvements. Tenant's Architect and
        Engineers shall be subject to the written approval of Landlord, which approval
        will not be unreasonably withheld or delayed; provided, however, that Landlord
        hereby approves AP+I Design, Inc. and its subcontractors as Tenant's Architect
        and Engineers. The plans and drawings to be prepared by Tenant's Architect
        and
        the Engineers hereunder shall be known, collectively, as the "Construction
        Drawings".

       

      (b) All
        Construction
        Drawings shall be subject to Landlord's approval, which approval shall not
        be
        unreasonably withheld or delayed. Landlord shall, if available, supply Tenant
        with a set of drawings of the Buildings which Tenant may use in connection
        with
        the preparation of the Construction Drawings, but Tenant agrees that Landlord
        shall have no liability for the completeness or accuracy thereof, and Tenant's
        Architect shall be responsible for performing all necessary field measurements
        and confirming the completeness and accuracy of such drawings.

       

      2.2 Space
        Plans.
        Prior to drafting
        any Construction Drawings, Tenant shall furnish Landlord with Tenant's final
        space plans for the Premises ("Space
        Plans").
        The Space Plans
        shall show locations of all proposed improvements, including partitions,
        cabinetry, equipment and fixtures, shall identify materials and finishes
        by
        location, and shall specify the location of any proposed structural floor
        penetrations, the location and extent of floor loading in excess of Building
        capacity, if any, any special HVAC requirements, the location and description
        of
        any special plumbing requirements, and any special electrical requirements.
        In
        addition, the Space Plans shall show telephone and telecommunications
        facilities, and computer and electronic data facilities. Landlord shall approve
        or disapprove the Space Plans by written notice given to Tenant within ten
        (10)
        business days after receipt of the Space Plans. Landlord shall not unreasonably
        withhold its approval of the Space Plans, provided that, without limiting
        the
        generality of the foregoing, Landlord shall be entitled to withhold its consent
        to the Space Plans if, in Landlord's good faith judgment, any one or more
        of the
        following situations exist: (a) the proposed Tenant Improvements will adversely
        affect the exterior appearance of the Buildings; or (b) the proposed Tenant
        Improvements may impair the structural strength of the Buildings, adversely
        affect any Building Systems or materially adversely affect the value of the
        Buildings; or (c) the specifications for the proposed Tenant Improvements
        are not consistent with, or would detract from, the character or image of
        the
        Project. If Landlord disapproves the Space Plans, Landlord shall return the
        Space Plans to Tenant with a statement of Landlord's reasons for disapproval,
        or
        specifying any required corrections and/or revisions. Landlord shall approve
        or

       

      
        
          
          

        

        
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      disapprove
        of any
        revisions to the Space Plans by written notice given to Tenant within five
        (5)
        business days after receipt of such revisions. This procedure shall be repeated
        until Landlord approves the Space Plans.

       

      2.3 Final
        Working
        Drawings.
        Following
        Landlord's approval of the Space Plans, Tenant shall cause Tenant's Architect
        and the Engineers to prepare and submit for Landlord's approval complete
        and
        detailed construction plans and specifications, including a fully coordinated
        set of architectural, structural, mechanical, fire protection, electrical
        and
        plumbing working drawings for the Tenant Improvement Work, in a form which
        is
        sufficiently complete to permit subcontractors to bid on the work, obtain
        all
        required Permits (as hereinafter defined) and commence construction (the
        "Final
        Working
        Drawings").
        Tenant shall
        furnish Landlord with four (4) copies signed by Tenant of such Final Working
        Drawings. Landlord shall approve or disapprove of the Final Working Drawings
        by
        giving written notice to Tenant within ten (10) business days after receipt
        thereof. Landlord shall not unreasonably withhold or delay its approval of
        the
        Final Working Drawings, provided that, without limiting the generality of
        the
        foregoing, Landlord shall be entitled to withhold its consent to the Final
        Working Drawings for any of the reasons specified in Section 2.2 above, or
        if in
        Landlord's good faith judgment, the Final Working Drawings are inconsistent
        with, or do not conform to, the Space Plans. If Landlord disapproves the
        Final
        Working Drawings, Landlord shall return the Final Working Drawings to Tenant
        with a statement of Landlord's reasons for disapproval and/or specifying
        any
        required corrections or revisions. Landlord shall approve or disapprove of
        any
        such revisions to the Final Working Drawings within five (5) business days
        after
        receipt of such revisions. This procedure shall be repeated until Landlord
        approves the Final Working Drawings (as so approved, the "Approved
        Working
        Drawings").

       

      3. Construction
        of
        Tenant Improvements.

       

      3.1 Contracts
        with
        Tenant's Contractor and Subcontractors.

       

      (a) Tenant
        shall retain
        a licensed general contractor as the contractor for the construction of the
        Tenant Improvements ("Tenant's
        Contractor").
        Tenant's
        Contractor must be experienced in the performance of work comparable to the
        work
        of the Tenant Improvements in buildings comparable to the Buildings, and
        shall
        be subject to Landlord's prior approval, which approval shall not be
        unreasonably withheld or delayed; provided, however, that Landlord hereby
        approves McLarney Construction as Tenant's Contractor. All subcontractors,
        laborers, materialmen and suppliers used by Tenant (such subcontractors,
        laborers, materialmen and suppliers, together with Tenant's Contractor, are
        collectively referred to herein as "Tenant's
        Agents")
        must be approved
        in writing by Landlord, which approval shall not be unreasonably withheld;
        provided, however, that Landlord reserves the right to require that any work
        to
        be performed on the life-safety, electrical, plumbing, heating, ventilation,
        air-conditioning, fire-protection, telecommunications or other Building Systems
        serving the Premises (whether such systems are located within or outside
        the
        Premises) be performed by subcontractors specified by Landlord.

       

      (b) Tenant
        shall furnish
        Landlord with true and correct copies of all construction contracts between
        or
        among Tenant, Tenant's Contractor and all subcontractors relating to the
        Tenant
        Improvement Work, provided that Landlord's review of such contracts shall
        not
        relieve Tenant from its obligations under this Tenant Improvement Agreement
        nor
        shall such review be deemed to constitute Landlord's representation that
        such
        contracts comply with the requirements of this Tenant Improvement Agreement.
        All
        such contracts shall expressly

       

      
        
          
          

        

        
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      provide
        that (i) the
        work to be performed thereunder shall be subject to the terms and conditions
        of
        this Tenant Improvement Agreement, including, without limitation, that such
        work
        shall comply with the Tenant Construction Rules and Regulations attached
        hereto
        as Schedule 1, and (ii) the Tenant Improvement Work (or in the case of a
        subcontractor, the portion thereof performed by such subcontractor) shall
        be
        warranted in writing to Tenant and Landlord to be free from any defects in
        workmanship and materials for a period of not less than one (1) year from
        the
        date of completion of the Tenant Improvement Work. Tenant agrees to give
        to
        Landlord any assignment or other assurances which may be necessary to permit
        Landlord to directly enforce such warranties (such warranties shall include,
        without additional charge, the repair of any portion of the Buildings or
        common
        areas of the Project which may be damaged as a result of the removal or
        replacement of the defective Tenant Improvements). Tenant shall cause Tenant's
        Agents to engage only labor that is harmonious and compatible with other
        labor
        working in the Project. In the event of any labor disturbance caused by persons
        employed by Tenant or Tenant's Contractor, Tenant shall immediately take
        all
        actions necessary to eliminate such disturbance. If at any time any of Tenant's
        Agents interferes with any other occupant of the Project, or hinders or delays
        any other work of improvement in the Project, or performs any work which
        may or
        does impair the quality, integrity or performance of any portion of the Project,
        including any Building Systems, Tenant shall cause such subcontractor, laborer,
        materialman or supplier to leave the Premises and remove all tools, equipment
        and materials immediately upon written notice delivered to Tenant, and, without
        limiting Tenant's indemnity obligations set forth in Section 8 of the Lease,
        Tenant shall reimburse Landlord for all costs, expenses, losses or damages
        incurred or suffered by Landlord resulting from the acts or omissions of
        Tenant's Agents in or about the Buildings.

       

      3.2 Permits.
        Following approval
        of the Final Working Drawings, Tenant shall obtain all building permits and
        other permits, authorizations and approvals which may be required in connection
        with, or to satisfy all Governmental Requirements applicable to, the
        construction of the Tenant Improvements in accordance with the Approved Working
        Drawings (the "Permits").
        Tenant shall
        provide Landlord with copies of any documents or applications filed by Tenant
        to
        obtain Permits concurrently with any such filing, but in no event shall Tenant
        file any such documents or applications until the Final Working Drawings
        have
        been approved. Tenant agrees that neither Landlord nor Landlord's consultants
        shall be responsible for obtaining any Permits or the certificate of occupancy
        for the Premises, and that obtaining the same shall be Tenant's responsibility;
        provided, however, that Landlord will cooperate with Tenant in executing
        permit
        applications and performing other ministerial acts reasonably necessary to
        enable Tenant to obtain any such Permits or certificate of occupancy. Any
        amendments or revisions to the Approved Working Drawings that may be necessary
        to obtain any such Permits, or which may be required by city officials or
        inspectors to comply with code rulings or interpretations, shall be prepared
        by
        Tenant's Architect, at Tenant's expense (provided that to the extent funds
        are
        available, such expense may be reimbursed from the Construction Allowance),
        and
        submitted to Landlord for Landlord's review and approval as a Change Order
        under
        Section 5 below. If Landlord disapproves of such amendments or revisions,
        Landlord shall return the same to Tenant with a statement of Landlord's reasons
        for disapproval, or specifying any required corrections. This procedure shall
        be
        repeated until Landlord approves the amendments or revisions and all Permits
        have been obtained for the Approved Working Drawings, as so
        amended.

       

      3.3 Commencement
        of
        Work.
        At least ten (10)
        days prior to the commencement of construction of the Tenant Improvements,
        or
        the delivery of any construction materials for the Tenant Improvement Work
        to
        the Premises, whichever is earlier, Tenant shall

       

      
        
          
          

        

        
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      submit
        to Landlord a
        notice specifying the date Tenant will commence construction of the Tenant
        Improvements, the estimated date of completion of the Tenant Improvements
        and
        the construction schedule provided by Tenant's Contractor. In addition, prior
        to
        the commencement of construction of the Tenant Improvements, or the delivery
        of
        any construction materials for the Tenant Improvement Work to the Premises,
        whichever is earlier, Tenant shall submit to Landlord the following: (a)
        all
        Permits required to commence construction of the Tenant Improvements; (b)
        a copy
        of the executed construction contract with Tenant's Contractor, in the form
        previously approved by Landlord, together with a detailed breakdown, by trade,
        of the final costs to be incurred, or which have theretofore been incurred,
        in
        connection with the design and construction of the Tenant Improvements, which
        costs of construction form a basis for the amount of the construction contract;
        and (c) true and correct copies of all policies of insurance, or original
        certificates thereof executed by an authorized agent of the insurer or insurers,
        together with any endorsements referred to in Section 3.5 below, confirming
        to
        Landlord's reasonable satisfaction compliance with the insurance requirements
        of
        this Tenant Improvement Agreement.

       

      3.4 Performance
        of
        Work.
        All work performed
        by Tenant's Contractor shall strictly conform to the Approved Working Drawings,
        shall comply with all Governmental Requirements (including building codes)
        and
        all applicable standards of the American Insurance Association and the National
        Electrical Code and all building material manufacturer's specifications,
        shall
        comply with all rules and regulations from time to time adopted by Landlord
        to
        govern construction in or about the Project, including the Tenant Construction
        Rules and Regulations attached hereto as Schedule 1, and shall be performed
        in a
        good and professional manner and so as not to interfere with the occupancy
        of
        any other tenant of the Project, the performance of any other work within
        the
        Project, or with Landlord's maintenance or operation of the Project. At all
        times during construction of the Tenant Improvements, Landlord and Landlord's
        employees and agents shall have the right to enter the Premises to inspect
        the
        Tenant Improvement Work, and to require the correction of any faulty work
        or any
        material deviation from the Approved Working Drawings. Tenant shall not close-up
        any Tenant Improvement Work affecting the life safety, telecommunications,
        heating, ventilation and air conditioning, plumbing, electrical or other
        Building Systems in the Premises until the same have been inspected and approved
        by Landlord's agents. No inspection or approval by Landlord of any such work
        shall constitute an endorsement thereof or any representation as to the adequacy
        thereof for any purpose or the conformance thereof with any Governmental
        Requirements, and Tenant shall be fully responsible and liable therefor.
        In
        addition to the Construction Administration Costs under Section 4.3 below,
        Tenant shall reimburse Landlord for the cost of any repairs, corrections
        or
        restoration which must be made, in Landlord's good faith judgment, to the
        Premises if caused by Tenant's Contractor or any other of Tenant's
        Agents.

       

      3.5 Insurance.
        At all times
        during the construction of the Tenant Improvements (and in the case of Products
        and Completed Operations Coverage, for 5 years following completion of the
        Tenant Improvement Work), in addition to the insurance required to be maintained
        by Tenant under the Lease, Tenant shall require all of Tenant's Agents to
        maintain (a) Commercial General Liability Insurance with limits of not less
        than
        $2,000,000 combined single limit for bodily injury and property damage,
        including personal injury and death, and Contractor's Protective Liability,
        and
        Products and Completed Operations Coverage in an amount not less than $500,000
        per incident, $1,000,000 in the aggregate; (b) Comprehensive automobile
        liability insurance with a policy limit of not less than $1,000,000 each
        accident for bodily injury and property damage, providing coverage at least
        as
        broad as the Insurance Services Office (ISO) Business Auto Coverage form
        covering Automobile Liability, code 1 "any

       

      
        
          
          

        

        
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      auto",
        and insuring
        against all loss in connection with the ownership, maintenance and operation
        of
        automotive equipment that is owned, hired or non-owned; (c) Worker's
        Compensation with statutory limits and Employer's Liability Insurance with
        limits of not less than $100,000 per accident, $500,000 aggregate disease
        coverage and $100,000 disease coverage per employee. In addition, Tenant
        shall
        carry "Builder's All Risk" insurance in an amount approved by Landlord covering
        the construction of the Tenant Improvements, including such extended coverage
        endorsements as may be reasonably required by Landlord, it being understood
        and
        agreed that the Tenant Improvements shall be insured by Tenant pursuant to
        Section 8 of the Lease immediately upon completion thereof. Tenant's liability
        insurance shall be written on an "occurrence" basis and shall name Landlord,
        the
        holder of any Superior Interests and Landlord's designated agents as additional
        insureds (by endorsement reasonably acceptable to Landlord). The "Builder's
        All
        Risk" insurance shall name Landlord and such other parties as Landlord may
        specify as the loss payee(s) with respect to all proceeds received therefrom.
        All of the insurance required to be carried by Tenant hereunder shall provide
        that it is primary insurance, and not excess over or contributory with any
        other
        valid, existing, and applicable insurance in force for or on behalf of Landlord,
        shall provide that Landlord shall receive thirty (30) days' written notice
        from
        the insurer prior to any cancellation or change of coverage, and shall be
        placed
        with companies which are rated A:VI or better by Best's Insurance Guide and
        licensed to business in the State of California. All deductibles and
        self-insured retentions under Tenant's policies are subject to Landlord's
        reasonable approval, and all insurance, except Workers' Compensation, maintained
        by Tenant's Agents shall preclude subrogation claims by the insurer against
        anyone insured thereunder. Tenant's compliance with the provisions of this
        Section shall in no way limit Tenant's liability under any of the other
        provisions of the Lease. 

       

      3.6 Liens.
        Tenant shall keep
        the Premises free from any liens arising out of work performed, materials
        furnished or obligations incurred by Tenant. Should Tenant fail to remove
        any
        such lien within five (5) days after notice to do so from Landlord, Landlord
        may, in addition to any other remedies, record a bond pursuant to California
        Civil Code Section 3143 and all costs and obligations incurred by Landlord
        in so
        doing shall immediately become due and payable by Tenant to Landlord as
        Additional Rent under the Lease. Landlord shall have the right to post and
        keep
        posted on the Premises any notices that may be required or permitted by
        Governmental Requirements, or which Landlord may deem to be proper, for the
        protection of Landlord and the Building from such liens. Promptly following
        completion of construction, Tenant shall provide Landlord a copy of a final
        unconditional lien release from Tenant's Contractor and each of Tenant's
        Agents
        who performed work or supplied materials for the Tenant Improvements. Upon
        completion of construction, Tenant shall promptly record a Notice of Completion
        in accordance with California Civil Code Section 3093 and provide a copy
        thereof
        to Landlord.

       

      4. Responsibility
        for Design and Construction Costs.

       

      4.1 Construction
        Allowance.
        Landlord will
        contribute to the costs of designing the Tenant Improvements and performing
        the
        Tenant Improvement Work, as depicted on the Approved Working Drawings, to
        the
        extent of the lesser of (a) Two Million Eighty-Three Thousand One Hundred
        Ten Dollars ($2,083,110.00) (calculated at the rate of $15.00 per square
        foot of
        rentable area in the Premises) or (b) the actual cost for such work (the
        "Construction
        Allowance").
        Tenant shall pay
        all costs in excess of the Construction Allowance for the design and
        construction of the Tenant Improvements. Except as otherwise specified in
        this
        Tenant Improvement Agreement, the Construction Allowance may be applied only
        to
        the

       

      
        
          
          

        

        
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      payment
        or
        reimbursement of: (i) costs of preparing the Space Plans and Final Working
        Drawings, the cost of obtaining Permits and other similar approvals and the
        costs and expenses incurred by Landlord in connection with coordinating and
        supervising the Tenant Improvement Work, including, without limitation, the
        Construction Administration Costs; and (ii) documented costs of labor and
        materials incorporated into the Tenant Improvements (including all costs
        of
        relocating and installing data and telephone cabling [up to a maximum of
        $6.00
        per square foot of rentable area in the Premises], but excluding all costs
        of
        furnishings, fixtures, equipment, signage and other personal
        property).

       

      4.2 Disbursement
        of
        Construction Allowance.

       

      (a) Landlord
        shall pay
        the Construction Allowance to Tenant on a progress payment basis within
        forty-five (45) days after Landlord's receipt of a disbursement request from
        Tenant, provided that (i) in no event shall Landlord be required to make
        such
        progress payments more than once per calendar month; (ii) Tenant's disbursement
        request shall comply with Section 4.2(b) below; (iii) in the event the cost
        of
        the Tenant Improvements (the "Tenant
        Improvement Cost")
        exceeds the
        Construction Allowance, Tenant shall pay an amount equal to its proportionate
        share of each progress payment, which amount bears the same ratio to the
        total
        amount of the progress payment in question as the amount of the total excess
        Tenant Improvements cost bears to the total Tenant Improvement Cost and,
        subject
        to clause (iv), Landlord shall pay the remainder of such progress payment
        ("Landlord's
        Share");
        (iv) Landlord
        shall have the right to retain ten percent (10%) of the progress payment
        requested (or, if Landlord is required to pay only Landlord's Share of such
        progress payment, ten percent (10%) of Landlord's Share); (v) Landlord shall
        have no obligation to disburse any portion of the Construction Allowance
        for any
        request received by Landlord on or after March 1, 2006; (vi) the Lease is
        then
        in full force and effect; (vii) Tenant is not then in default of any of its
        obligations under the Lease, including, without limitation, Tenant's obligations
        under this Tenant Improvement Agreement to perform Tenant Improvement Work
        in
        accordance with the Approved Working Drawings and all Governmental Requirements;
        and (viii) Landlord shall have the right to deduct from any payment required
        to
        be made hereunder the Construction Administration Costs, as described in
        Section
        4.3 below.

       

      (b) Tenant's
        disbursement request shall (i) show a schedule, by trade, of the percentage
        of
        completion of the Tenant Improvements, detailing the portion of the work
        completed and the portion not completed, as certified by Tenant's Architect,
        and
        (ii) be accompanied by (A) invoices for work actually performed, construction
        in
        place and materials delivered to the site (as may be applicable) describing
        in
        reasonable detail such work, construction and/or materials; (B) the conditional
        release of all mechanic's lien rights by all contractors, suppliers, laborers
        and others covered by the disbursement request; (C) evidence that no mechanic's
        liens have been recorded against the Project; (D) if Tenant makes more than
        one
        request for payment, evidence (such as unconditional releases of mechanic's
        lien
        rights) to Landlord's satisfaction that the prior progress payment(s) has
        been
        paid to the respective contractors, suppliers, laborers and others covered
        by
        Tenant's request for such prior progress payment(s); and (E) all other
        information reasonably requested by Landlord.

       

      (c) The
        amount retained
        by Landlord under clause (iv) of Section 4.2(a) above shall be disbursed
        by
        Landlord after (i) Tenant's delivery to Landlord of a certificate of Tenant’s
        Architect, in a form reasonably acceptable to Landlord, certifying that the
        construction of the Tenant Improvements has been completed in accordance
        with
        the Approved Working Drawings; (ii) Tenant’s delivery to Landlord of "as-built"
        drawings in CAD format

       

      
        
          
          

        

        
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      showing
        the Tenant
        Improvements (updated by Tenant's Architect as necessary to reflect all changes
        made to the Approved Working Drawings during the course of construction);
        (iii)
        a detailed breakdown of Tenant's final and total construction costs, together
        with receipted invoices (or such other proof of payment as Landlord shall
        reasonably require) showing full payment thereof; (iv) properly executed
        mechanics' lien releases in compliance with both California Civil Code Section
        3262(d)(2) and either Section 3262(d)(3) or Section 3262(d)(4) from all of
        Tenant's Agents; and (v) copies of all Permits, licenses, certificates and
        other
        governmental authorizations and approvals necessary in connection with, and
        indicating final approval of, the Tenant Improvement Work, and which may
        be
        necessary for the operation of Tenant's business within the Premises.
        Notwithstanding any provision in the foregoing to the contrary, Tenant shall,
        in
        any event, submit the documents described in clauses (i) through (v) above
        to
        Landlord within thirty (30) days following the date Tenant commences business
        operations in the Premises.

       

      4.3 Construction
        Administration Costs.
        Tenant shall pay
        to Landlord all of Landlord's actual out-of-pocket costs incurred in connection
        with the Tenant Improvement Work, including, without limitation, all reasonable
        management, engineering, outside consulting and construction fees incurred
        by or
        on behalf of Landlord for the review and approval of the Space Plans and
        Construction Drawings (collectively, the "Construction
        Administration Costs").
        Landlord shall
        be entitled to charge the amount of the Construction Administration Costs
        against the Construction Allowance required to be contributed by Landlord
        hereunder, or if funds are not available from the Construction Allowance
        for
        such purposes, Tenant will pay such amounts within twenty (20) days following
        delivery of Landlord's invoice.

       

      4.4 Tenant’s
        Lease
        Default.
        Notwithstanding
        any terms and conditions to the contrary contained in this Lease, if a material
        Event of Default has occurred at any time on or before the Commencement Date,
        then (a) in addition to all other rights and remedies granted to Landlord
        pursuant to the Lease, Landlord shall have the right to withhold disbursement
        of
        all or any portion of the Construction Allowance and/or Landlord may cause
        Tenant's Contractor to cease the construction of the Tenant Improvements,
        and
        (b) all other obligations of Landlord under the terms and conditions of this
        Tenant Improvement Agreement shall be suspended until such time as such Event
        of
        Default is cured pursuant to the terms and conditions of the Lease.

       

      5. Change
        Orders.
        Landlord will not
        unreasonably withhold its approval of (a) any request by Tenant, or by Tenant's
        Contractor with Tenant's approval, to amend or change the Approved Working
        Drawings, or (b) any change or amendment to the Approved Working Drawings
        that
        may be necessary to obtain any Permits, or which may be required by city
        officials or inspectors to comply with code rulings or interpretations (any
        of
        the foregoing, a "Change
        Order"),
        provided such
        Change Order does not diminish the quality of construction of the Tenant
        Improvements. Without limiting the generality of the foregoing, however,
        Tenant
        acknowledges that it shall not be unreasonable for Landlord to withhold consent
        to any Change Order if any of the circumstances listed in clauses 2.2(a)
        through
        2.2(c) of this Tenant Improvement Agreement apply. No material changes or
        modifications to the Approved Working Drawings shall be made unless by written
        Change Order signed by Landlord and Tenant. Tenant shall pay all costs
        attributable to Change Orders, including costs incurred by Landlord in reviewing
        proposed Change Orders (provided that to the extent funds are available,
        such
        costs may be paid or reimbursed from the Construction Allowance).

       

      
        
          
          

        

        
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      6. Ownership
        of
        Tenant Improvements.
        The Tenant
        Improvements shall be deemed, effective upon installation, to be a part of
        the
        Premises and shall be deemed to be the property of Landlord (subject to Tenant's
        right to use and depreciate (to the extent paid for by Tenant) the same during
        the Term of the Lease), and shall be surrendered at the expiration or earlier
        termination of the Term, unless Landlord shall have conditioned its approval
        of
        the Final Working Drawings or any Change Order on Tenant's agreement to remove
        any items thereof, in which event, prior to the expiration or termination
        of the
        Term, the specified items shall be removed at Tenant's expense, any damage
        caused by such removal shall be repaired, and the Premises shall be restored
        to
        their condition existing prior to the installation of the items in question,
        normal wear and tear excepted. The removal, repair and restoration described
        above shall, at Landlord's sole election, be performed either by Tenant or
        by
        Landlord; and if such work shall be performed by Landlord, Tenant shall pay
        to
        Landlord, within twenty (20) days following Landlord's demand, the reasonable
        cost and expense of such work.

       

      
        
          
          

        

        
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      SCHEDULE
        1

       

      TENANT
        CONSTRUCTION RULES AND REGULATIONS

      

      The
        rules and
        regulations governing construction by Tenant in the Buildings at the time
        of the
        execution of the Lease to which this Schedule is attached are as follows
        (capitalized terms used without being defined in this Schedule shall have
        the
        meanings given them in the Lease):

       

      1. Prior
        to
        commencement of any construction, Tenant's Contractor shall coordinate with
        Landlord's representatives to ensure that all employees and subcontractors
        of
        Tenant's Contractor have received instruction regarding Landlord's requirements
        for safety, security and fire prevention. All work to be performed shall
        be
        coordinated with the managing agent of the Buildings or its representative.
        During construction, Tenant shall coordinate all construction activities
        with
        Landlord's Project manager so as to minimize the disruption caused by such
        construction, and so as not to interfere with other construction in the Project
        or the rights of Landlord, other tenants or occupants. Tenant and Tenant's
        Agents shall take all safety measures necessary to protect Landlord, its
        employees and contractors, other tenants and users of the Project and the
        general public, and the property of each, from injury or damage resulting
        from
        the performance of the Tenant Improvement Work. 

       

      2. Tenant
        acknowledges
        that certain construction activities (including, without limitation,
        jackhammering and use of "shot" type mechanical fasteners which create excessive
        or explosive type noises) must be completed, on a daily basis, not later
        than
        6:30 a.m. on weekdays, and may not resume until at least 6:30 p.m. on weekdays.
        Tenant shall make prior arrangements with Landlord's representatives if any
        construction work is to be performed between 6:30 p.m. and 6:30 a.m. or on
        weekends, and Landlord may charge Tenant or Tenant's Contractor a reasonable
        sum, as determined by Landlord, to defray the cost of providing for a
        representative of Landlord or Landlord's Project manager, and/or additional
        security personnel, to be present at all times.

       

      3. All
        construction
        work and all storage and staging of materials, tools and equipment shall
        be
        confined to the Premises, unless Landlord gives written permission to use
        areas
        outside the Premises. Common and public areas of the Project and the sidewalk
        and curbs in front of or adjacent to the Buildings shall not be used or
        obstructed by Tenant or by Tenant's Agents without written approval of Landlord.
        All storage of materials, tools and equipment within the Premises or the
        Project
        shall be at Tenant's risk. Tenant shall immediately relocate, at Tenant's
        expense, any materials found by Landlord to be stored in an unsafe manner.
        Landlord shall not be responsible for lost, stolen or damaged materials,
        tools
        or equipment stored or staged in the Project.

       

      4. All
        deliveries shall
        be scheduled so that materials are stocked in Tenant's Premises prior to
        normal
        business hours of the Project. No deliveries shall be made through the common
        or
        public areas of the Project, or to the sidewalk in front of or adjacent to
        the
        Project during business hours. No hand trucks shall be used in any portion
        of
        the Project, including common areas, except those equipped with rubber tires
        and
        side guards.

       

      
        
          
          

        

        
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      5. Landlord
        will not
        provide off-street parking for Tenant's Agents' vehicles. Loading zones are
        for
        loading and unloading purposes only, and no parking in loading zones is
        permitted. Vehicles parked illegally will be subject to towing at the expense
        of
        Tenant or the vehicle owner.

       

      6. Tenant
        and Tenant's
        Contractor shall be responsible for ensuring that all doors, gates and windows
        are closed and locked at all times when not in immediate use.

       

      7. Tenant's
        Agents are
        not permitted to transport tools or materials in wheelbarrows or wheeled
        vehicles in the common or public areas of the Project during normal business
        hours.

       

      8. All
        construction
        shall be performed so as to prevent dust from filtering through to other
        parts
        of the Project. All painting shall be shielded and other parts of the Project
        shall be protected from all fumes and spray. All temporary partitions and
        dust-proof barriers shall be furnished and installed by Tenant and shall
        remain
        intact at all times. Should any panel be removed, torn or otherwise displaced
        or
        damaged, it will be reattached or repaired and Tenant will be backcharged
        at a
        reasonable labor and material charge.

       

      9. Hazardous
        and/or
        inflammable materials brought onto the Premises or into the Project in
        connection with Tenant's construction shall be used and stored in containers
        which conform to all applicable laws and regulations, and shall be used in
        a
        manner which prevents their accidental release. Upon bringing Hazardous
        Substances into the Project, Tenant or Tenant's Contractor shall immediately
        provide Landlord's Project manager with a copy of the Material Safety Data
        Sheet
        (M.S.D.S.) for such Hazardous Substances. In addition, a new M.S.D.S. shall
        be
        provided whenever M.S.D.S. information is revised. Hazardous Substances,
        including empty containers and hazardous wastes, shall not be discarded in
        the
        Premises or the Project, but shall be removed immediately and disposed of
        in a
        proper, lawful manner. Tenant's Contractor shall comply with all federal
        and
        state O.S.H.A. Safety Regulations.

       

      10. Tenant
        and Tenant's
        Contractor shall maintain the Premises and related Project facilities, surfaces
        and glass in a clean, orderly condition during the progress of construction,
        and
        shall clean up debris and remove trash daily, to the satisfaction of Landlord.
        Tenant shall make arrangements to remove dirt and debris from work after
        the end
        of each workday. No individual trash or storage containers will be allowed
        in
        the common or public areas of the Project. Any containers provided by Landlord
        to Tenant for construction debris shall be at Tenant's expense. Where Landlord
        does not provide containers for removal of debris, Tenant or Tenant's Contractor
        shall arrange for trash removal service by a debris or scavenger service
        approved by Landlord. Any dirt, debris, construction materials or equipment
        remaining in the common or public areas of the Project, or in service corridors
        or adjoining unoccupied spaces, after commencement of normal business hours,
        will be removed by Landlord, and Tenant will be backcharged at a reasonable
        rate
        for labor and material charges.

       

      11. Electrical
        power
        shall be provided at Tenant's expense at a suitable existing electrical outlet
        or other source reasonably near the boundary of the Premises. Tenant shall
        be
        responsible for installing a temporary electrical panel and arranging for
        commencement of electrical, water and other utility services in Tenant's
        name as
        early in the construction process as is possible. Temporary or portable wiring
        beyond the outlet or other source shall be furnished and installed by and
        at the
        expense of Tenant and shall comply with all applicable

       

      
        
          
          

        

        
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      laws
        and codes. All
        temporary electrical connections must be approved in advance by Landlord's
        representatives prior to installation. Tenant and Tenant's Agents shall use
        their respective best efforts to use the minimal amount of water necessary
        for
        work and cleanup of the Premises.

       

      12. Construction
        workers
        are not permitted to eat or smoke in the common or public areas of the Project.
        

       

      13. Tenant
        shall not
        attach or cause to be attached to any wall or structural member of the Buildings
        any equipment that may, by virtue of its size or weight, cause structural
        damage. Tenant shall not exceed the load as set forth in the plans and
        specifications for the floors of the Buildings and shall not do anything
        that
        might in any way alter or affect the structural strength of the
        Buildings.

       

      14. If
        appropriate, as
        determined by Landlord or as required by any Governmental Requirements, a
        smoke
        and/or heat detector shall be installed in Tenant's space, at Tenant's expense,
        during the time any construction work is being performed in the Premises.
        The
        smoke and/or heat detector shall be connected by Landlord's specified
        contractor, at Tenant's expense, to the central system, if such control system
        is available.

       

      15. Except
        to the extent
        provided in the Lease to the contrary, expenses incurred by Landlord in respect
        of the work performed by or on behalf of Tenant shall be paid by Tenant
        immediately upon receipt of an invoice from Landlord and shall be delinquent
        if
        not paid within ten (10) days. Late charges, interest and collection expenses
        on
        delinquent payments shall be charged to Tenant in the manner set forth in
        the
        Lease for delinquent payment of rents.

       

      
        
          
          

        

        
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      EXHIBIT
        D

       

      COMMENCEMENT
        DATE CONFIRMATION

      

      THIS
        CONFIRMATION
        AGREEMENT is entered into as of _______________ __, 20__ by and between
        CarrAmerica Realty Operating Partnership, L.P., a Delaware limited partnership
        ("Landlord"), and Trimble
        Navigation
        Limited,
        a California
        corporation ("Tenant"), with respect to that certain Lease dated as of May
        11,
        2005 (the "Lease") respecting certain premises (the "Premises") located in
        the
        buildings commonly known as 510 DeGuigne Drive and 935 Stewart Drive, Sunnyvale,
        California.

       

      Pursuant
        to Section
        1.1 of the Lease, Landlord and Tenant hereby confirm and agree that the
        Commencement Date (as defined in the Lease) is ________________ __, 20___,
        the Rent Commencement Date (as defined in the Lease) is
        ________________ __, 20___, and that the Termination Date (as defined in
        the Lease) is _______________ __, 20__.

       

      This
        Confirmation
        Agreement supplements, and shall be a part of, the Lease.

       

      IN
        WITNESS WHEREOF,
        Landlord and Tenant have executed and delivered this Confirmation Agreement
        as
        of the day and year first above written.

       

       

      
        
          
          

        

        
          Page
            71

          
            

          

        

        
          
          

        

      

      

       

      
        	
                LANDLORD:

                 

                CarrAmerica
                  Realty Operating Partnership,
                  L.P.,

                a
                  Delaware
                  limited partnership

                 

                By: CarrAmerica
                  Realty Corporation,

                a
                  Maryland
                  corporation, its general partner

                 

                By: 

                Christopher
                  Peatross

                Managing
                  Director

                 

                Date
                  of
                  Execution: 

              
	
                 

                TENANT:

                 

                Trimble
                  Navigation Limited,

                a
                  California
                  corporation

                 

                By: 

                Steven
                  W.
                  Berglund

                President
                  and
                  Chief Executive Officer

                 

                 

                By: 

                Raj
                  Bahri

                Chief
                  Financial Officer

                 

                Date
                  of
                  Execution: 

              

      

      

      
        
          
          

        

        
          Page
            72

          
            

          

        

        
          
          

        

      

      EXHIBIT
        E

      

      ENVIRONMENTAL
        QUESTIONNAIRE

      

      As
        a new tenant of
        the Project, answer based upon: (1) any existing or previous operations of
        the
        same kind which Tenant has conducted elsewhere, and (2) Tenant's plans for
        the
        new space. For each answer, specify which operation(s) you are
        describing.

      

      1.
        Solid
        Waste.

      

      a.
        Does the facility
        have an EPA Hazardous Waste generator number?

      

      b.
        Does the facility
        produce Hazardous Waste? Other chemical waste?

      

      c.
        Describe each
        type of waste generated (whether or not hazardous).

      

      d.
        If the facility
        produces hazardous waste, is it classified as a large quantity generator,
        small
        quantity generator or conditionally exempt small quantity
        generator?

      

      e.
        Are hazardous
        waste manifests maintained for three years on site?

      

      f.
        Please identify
        the waste disposal contractor. 

      

      2.
        Wastewater.

      

      a.
        Does the facility
        produce any "process wastewater," meaning any wastewater that has come in
        contact with chemicals or other materials in process (essentially, any discharge
        of water other than from sinks and toilets)? 

      

      b.
        If so, please
        describe each type of process wastewater produced. 

      

      c.
        Is any water
        discharged down the floor drains?

      

      d.
        Does the facility
        have a permit for its wastewater discharges?

      

      3.
        Air
        Emissions.

      

      a.
        Does the facility
        emit any chemicals or wastes into the air?

      

      b.
        Does the facility
        have an air permit?

      

      c.
        Does the facility
        treat any of its air emissions to remove air pollutants?

      

      d.
        Describe the
        ventilation system for the facility.

      
        
          
          

        

        
          Page
            73

          
            

          

        

        
          
          

        

      

      

      4.
        General.

      

      a.
        Has the facility
        ever been charged with any violation of, or found in violation of any
        environmental requirements? If yes, please describe.

      

      b.
        Are you aware of
        any testing of soil or groundwater to determine whether any contamination
        exists
        in or around the facility? If so, please provide results.

      

      c.
        Please describe
        any hazardous materials present on site, their respective quantities and
        the
        containment measures for those materials.

      

      
        
          
          

        

        
          Page
            74

          
            

          

        

        
          
          

        

      

      

      
        	 	
                TABLE
                  OF
                  CONTENTS

              	 
	 	 	
                Page

              
	 	 	 
	
                1.

              	
                LEASE
                  AGREEMENT

              	
                1

              
	
                2.

              	
                RENT

              	
                3

              
	
                3.

              	
                PREPARATION
                  AND CONDITION OF PREMISES; TENANT'S POSSESSION; REPAIRS AND
                  MAINTENANCE

              	
                11

              
	
                4.

              	
                SERVICES
                  AND
                  UTILITIES

              	
                14

              
	
                5.

              	
                ALTERATIONS
                  AND REPAIRS

              	
                14

              
	
                6.

              	
                USE
                  OF
                  PREMISES

              	
                17

              
	
                7.

              	
                GOVERNMENTAL
                  REQUIREMENTS AND BUILDING RULES

              	
                19

              
	
                8.

              	
                WAIVER
                  OF
                  CLAIMS; INDEMNIFICATION; INSURANCE

              	
                20

              
	
                9.

              	
                FIRE
                  AND OTHER
                  CASUALTY

              	
                23

              
	
                10.

              	
                EMINENT
                  DOMAIN

              	
                24

              
	
                11.

              	
                RIGHTS
                  RESERVED TO LANDLORD

              	
                24

              
	
                12.

              	
                EVENTS
                  OF
                  DEFAULT

              	
                26

              
	
                13.

              	
                LANDLORD
                  REMEDIES

              	
                28

              
	
                14.

              	
                SURRENDER

              	
                30

              
	
                15.

              	
                HOLDOVER

              	
                30

              
	
                16.

              	
                SUBORDINATION
                  TO GROUND LEASES AND MORTGAGES

              	
                31

              
	
                17.

              	
                ASSIGNMENT
                  AND
                  SUBLEASE

              	
                32

              
	
                18.

              	
                CONVEYANCE
                  BY
                  LANDLORD

              	
                36

              
	
                19.

              	
                ESTOPPEL
                  CERTIFICATE

              	
                36

              
	
                20.

              	
                INTENTIONALLY
                  OMITTED

              	
                36

              
	
                21.

              	
                INTENTIONALLY
                  OMITTED

              	
                36

              
	
                22.

              	
                NOTICES

              	
                36

              
	
                23.

              	
                QUIET
                  POSSESSION

              	
                38

              
	
                24.

              	
                REAL
                  ESTATE
                  BROKERS

              	
                38

              
	
                25.

              	
                MISCELLANEOUS

              	
                38

              
	
                26.

              	
                UNRELATED
                  BUSINESS INCOME

              	
                41

              
	
                27.

              	
                PROJECT
                  RENOVATIONS

              	
                42

              
	
                28.

              	
                HAZARDOUS
                  SUBSTANCES

              	
                42

              
	
                29.

              	
                EXCULPATION

              	
                46

              
	
                30.

              	
                COMMUNICATIONS
                  AND COMPUTER LINES

              	
                46

              
	
                31.

              	
                OPTION
                  TO
                  EXTEND

              	
                46

              
	
                32.

              	
                RIGHT
                  OF FIRST
                  OFFER

              	
                50

              
	
                33.

              	
                USE
                  OF
                  TRACTORS

              	
                51

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00099-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00099-of-00352.parquet"}]]