Document:

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                                                                   EXHIBIT 10.16

                      RESTRICTED STOCK UNIT AWARD AGREEMENT

Dear Mr. McGregor:

    Broadcom Corporation (the "Corporation") is pleased to inform you that you
have been awarded Restricted Stock Units (the "Units") under the Corporation's
1998 Stock Incentive Plan, as amended and restated (the "Plan"). To the extent
they become vested, the Units will entitle you to receive shares of the
Corporation's Class A common stock (the "Common Stock") in a series of
installments over your period of continued Service with the Corporation.

    The Units are a non-voting bookkeeping device used under the Plan solely to
determine any share issuance to eventually be made to you if and when the Units
vest. Each Unit represents the right to receive one share of the Corporation's
Common Stock on the vesting date of that Unit. Unlike a typical stock option
grant, the shares will be issued to you for your continued Service over the
vesting period, without any cash payment required from you. However, you must
arrange with the Corporation for the payment of the applicable income and
employment withholding taxes (described below) that the Corporation must collect
upon the issuance of those shares.

    Capitalized terms not otherwise defined in the body of this Agreement shall
have the meaning assigned to them in the attached Appendix.

    This Agreement sets forth the number of Units and underlying number of
shares of Common Stock subject to your award, the applicable vesting schedule
for those Units and underlying shares, the dates on which your vested shares
will be issued to you and the remaining terms and conditions governing your
award (the "Award").

Award Date:                         ___________ ___, 20__

Number of Units Subject to Award:   _______ units representing an equal number
                                    of shares of Common Stock (the "Shares")

Vesting Schedule:                   [For initial award: Subject to the
                                    provisions of the Addendum attached hereto,
                                    the Units will vest as follows (i) 5,556 of
                                    the Units will vest upon your continuation
                                    in Service through February 5, 2005; (ii) an
                                    additional 183,337 of the Units will vest in
                                    a series eleven (11) successive quarterly
                                    installments upon your completion of each
                                    three (3)-month period of Service from May
                                    5, 2005 and continuing through November 5,
                                    2007; and (iii) the remaining 11,107 Units
                                    will vest upon your continuation of Service
                                    through February 5, 2008. ] [For subsequent
                                    awards: The Units will vest in a series of
                                    sixteen (16) successive

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                                    quarterly installments upon your completion
                                    of each successive three (3)-month period of
                                    Service over the forty-eight (48)-month
                                    period measured from the ___ day of
                                    __________________, 200___.]

Issuance Schedule:                  The Shares will be issued immediately upon
                                    the vesting of Units in accordance with the
                                    foregoing Vesting Schedule. In no event,
                                    however, will any Shares actually be issued
                                    to you unless and until the applicable
                                    Withholding Taxes are collected from you.

Other important features of your Award are as follows:

    1. FORFEITABILITY. Should you cease Service prior to vesting in one or more
Units subject to your Award, your Award will be cancelled with respect to those
unvested Units (and the underlying Shares) on the first date you are no longer
in Service, regardless of the reason for the termination of your Service,
whether with or without cause, voluntary or involuntary. The number of your
Units will be reduced accordingly, and you will cease to have any right or
entitlement to receive any Shares under those cancelled Units.

    The vesting schedule requires your continued Service through each applicable
vesting date as a condition to the vesting of the applicable installment of the
Award and the rights and benefits under this Agreement. Service for only a
portion of a vesting period, even if a substantial portion, will not entitle you
to any proportionate vesting or avoid or mitigate the forfeiture that occurs
upon the termination of your Service.

    2. TRANSFERABILITY. Prior to your actual receipt of the Shares in which you
vest under your Award, you may not transfer any interest in your Award, your
Units or the underlying Shares or pledge or otherwise hedge the sale of those
Units or Shares, including (without limitation) any short sale or any
acquisition or disposition of any put or call option or other instrument tied to
the value of those Shares. Any attempt by you to do so will result in an
immediate forfeiture of all of the Units awarded to you hereunder. However, your
right to receive any Shares which have vested under your Units at or prior to
your death but which remain unissued at the time of your death may be
transferred pursuant to the provisions of your will or trust or the laws of
inheritance or to your designated beneficiary following your death. You may make
such a beneficiary designation at any time by filing the appropriate form with
the Plan Administrator or its designee.

    3. SHAREHOLDER RIGHTS. The Units create no fiduciary duty to you, and shall
create only a contractual obligation on the part of the Corporation to issue
Shares, subject to vesting and other terms and conditions of this Agreement and
the Plan. The Units shall not be treated as property or as a trust fund of any
kind.

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    You will not have any shareholder rights, including voting rights or
dividend rights, with respect to the Shares subject to your Award until you
become the record holder of those Shares upon their actual issuance to you
following the Corporation's collection of the applicable Withholding Taxes.
Except as otherwise provided in Paragraph 4, no adjustments will be made for
dividends or other rights of a holder for which the record date is prior to the
date of issuance of the stock certificate evidencing the shares.

    Issuance of Shares following vesting of the corresponding Units shall be in
complete satisfaction of such vested Units.

    4. ADJUSTMENTS. Should any change be made to the Common Stock subject to
your Award by reason of any stock split, stock dividend, recapitalization,
combination of shares, exchange of shares or other change affecting the
outstanding Common Stock as a class without the Corporation's receipt of
consideration, appropriate adjustments will be made to the number and/or class
of securities issuable hereunder and the number and/or class of securities that
vest on each vesting date pursuant to the Vesting Schedule set forth above.

    5. FEDERAL INCOME TAXATION. You will recognize ordinary income for federal
income tax purposes on each date the Shares subject to your Award vest, whether
pursuant to the normal Vesting Schedule above or the special acceleration
provisions of Paragraph 8 of this Agreement, and the Corporation must collect
from you the applicable income taxes required to be withheld as a result of that
income. The amount of your taxable income on each vesting date will be equal to
the Fair Market Value per share of Common Stock on that date times the number of
Shares in which you vest on that date.

    6. FICA TAXES. The Corporation must also collect from you the employee
portion of the FICA (Social Security and Medicare) taxes that become due as the
Shares subject to your Award vest in accordance with the provisions of this
Agreement. The FICA taxes due on each such vesting date will be based on the
Fair Market Value per share of Common Stock on that date.

    7. WITHHOLDING TAXES. All applicable Withholding Taxes, as determined by the
Corporation, must be collected from you as and when they become due. Payment of
such Withholding Taxes shall be effected automatically through the following
share withholding procedure:

    o   On each date vested Shares are to be issued to you hereunder, the
        Corporation shall withhold a portion of those Shares with a Fair Market
        Value (measured as of the vesting date) equal to the amount of such
        Withholding Taxes; PROVIDED, HOWEVER, that the amount of any Shares so
        withheld shall not exceed the amount necessary to satisfy the
        Corporation's required tax withholding obligations using the minimum
        statutory withholding rates for federal and state tax purposes,
        including payroll taxes, that are applicable to supplemental taxable
        income.

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    Notwithstanding the foregoing, and provided that you notify the
Corporation's Shareholder Services in writing at least three business days prior
to the date your Withholding Taxes become due, you may also pay your Withholding
Taxes through any one or more of the following alternatives:

    o   the delivery of your separate check payable to the Corporation;

    o   irrevocable instructions given by you to a broker to remit to the
        Corporation cash from a previously established account you have with
        such broker in the amount of such Withholding Taxes, or

    o   the use of proceeds from a next day sale of the Shares in which you
        vest, PROVIDED AND ONLY IF (i) such a sale is permissible under the
        Corporation's trading policies governing your sale of Corporation shares
        and (ii) you are NOT at the time an executive officer subject to the
        short-swing trading restrictions of the federal securities laws.

    If any withholding event occurs other than with respect to the vesting of
such Units, or if the Corporation for any reason is unable to satisfy the
withholding obligations with respect to the vesting of the Units through any of
the collection procedures specified in this Paragraph 7, the Corporation shall
be entitled to require you to make a cash payment and/or to deduct from other
compensation payable to you the amount of any such withholding obligation.

    8. CHANGE IN CONTROL. The following provisions shall govern the treatment of
your Units in the event of a Change in Control should occur during your period
of Service.

        (a) Should the closing of a Change in Control transaction occur during
            your period of Service, then any Units at the time subject to your
            Award may be assumed by the successor entity or otherwise continue
            in full force and effect or may be replaced with a cash incentive
            program of the successor entity which preserves the Fair Market
            Value of any unvested shares of Common Stock subject to the Award at
            the time of the Change in Control and provides for subsequent payout
            of that value in accordance with the normal vesting schedule
            applicable to your Award. No accelerated vesting of the Units shall
            occur in the event of such assumption or continuation of the Award
            or such replacement of the Award with a cash incentive program.

        (b) In the event the Award is assumed or otherwise continued in effect,
            the Units at the time subject to the Award will be adjusted
            immediately after the consummation of the Change in Control so as to
            apply to the number and class of securities into which the Shares
            subject to those units immediately prior to the Change in Control
            would have been converted in consummation of that Change in Control
            had those Shares actually been outstanding at that time. To the
            extent the actual holders of the outstanding Common Stock receive
            cash consideration for their Common Stock in consummation of the
            Change in Control, the successor corporation may, in connection with
            the assumption or continuation of the Restricted Stock Units subject

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            to your Award, substitute one or more shares of its own common stock
            with a fair market value equivalent to the cash consideration paid
            per share of Common Stock in the Change in Control transaction.

        (c) If the Units subject to your Award are NOT so assumed or otherwise
            continued in effect under Paragraph 8(b) or replaced with a cash
            incentive program under Paragraph 8(a), then those units will vest
            immediately prior to the closing of the Change in Control. The
            Shares subject to those vested units will be issued immediately (or
            otherwise converted into the right to receive the same consideration
            per share of Common Stock payable to the other shareholders of the
            Corporation in consummation of that Change in Control), subject to
            the Corporation's collection of all applicable federal and state
            Withholding Taxes.

    9. SECURITIES LAW COMPLIANCE. The Corporation will use its reasonable
commercial efforts to assure that all Shares issued pursuant to this Agreement
are registered under the federal securities laws. However, no Shares will be
issued pursuant to your Award if such issuance would otherwise constitute a
violation of any applicable federal or state securities laws or regulations or
the requirements of the NASDAQ National Market or any Stock Exchange on which
the Common Stock may then be listed. The inability of the Corporation to obtain
approval from any regulatory body having authority deemed by the Corporation to
be necessary to the lawful issuance of any Shares hereunder shall defer the
Corporation's obligation with respect to the issuance of such Shares until such
approval shall have been obtained.

    10. TRANSFER RESTRICTION. None of the issued Shares may be sold or
transferred in contravention of (i) any market blackout periods the Corporation
may impose from time to time or (ii) the Corporation's insider trading policies
to the extent applicable to you from time to time.

    11. NOTICE. Any notice to be given or delivered to the Corporation relating
to this Agreement shall be in writing and addressed to the Corporation at its
principal corporate offices. Any notice to be given or delivered to you relating
to this Agreement shall be in writing and addressed to you at the address
indicated below your signature line on the last page of this Agreement or such
other address of which you later advise the Corporation in writing. All notices
shall be deemed effective upon personal delivery or upon deposit in the U.S.
mail, postage prepaid and properly addressed to the party to be notified.

    12. SUCCESSORS AND ASSIGNS. The provisions of this Agreement shall inure to
the benefit of, and be binding upon, the Corporation and its successors and
assigns and upon you and the legal representatives, heirs and the legatees of
your estate.

    13. CONSTRUCTION. This Agreement and the Award evidenced hereby are made and
granted pursuant to the Plan and are in all respects limited by and subject to
the terms of the Plan. The Plan Administrator shall have the discretionary
authority to interpret and construe any term or

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provision of the Plan or this Agreement, and such interpretation shall be
binding on all persons having an interest in the Award.

    14. GOVERNING LAW. The interpretation, performance and enforcement of this
Agreement shall be governed by the laws of the State of California without
resort to that State's conflict-of-laws rules.

    15. AT WILL EMPLOYMENT. Nothing in this Agreement or your Award will provide
you with any right to continue in Service for any period of specific duration or
interfere with or otherwise restrict in any way your right or the right of the
Corporation to terminate your Service at any time for any reason, with or
without cause, or for no reason.

    16. MANDATORY ARBITRATION. ANY AND ALL DISPUTES OR CONTROVERSIES BETWEEN YOU
AND THE CORPORATION ARISING OUT OF, RELATING TO OR OTHERWISE CONNECTED WITH THIS
AGREEMENT OR THE AWARD OF RESTRICTED STOCK UNITS EVIDENCED HEREBY OR THE
VALIDITY, CONSTRUCTION, PERFORMANCE OR TERMINATION OF THIS AGREEMENT SHALL BE
SETTLED EXCLUSIVELY BY BINDING ARBITRATION PURSUANT TO SECTION 12 OF APPENDIX I
TO THE LETTER AGREEMENT BETWEEN YOU AND THE CORPORATION DATED OCTOBER 25, 2004,
WHICH IS INCORPORATED BY REFERENCE HEREIN AS IF SET FORTH FULLY HEREIN.

    17. REMAINING TERMS. The remaining terms and conditions of your Award are
governed by the Plan, and your Award is also subject to all interpretations,
amendments, rules and regulations that may from time to time be adopted under
the Plan. The official prospectus summarizing the principal features of the Plan
and a special supplement discussing the restricted stock units issuable under
the Plan are available for review on the Corporation's website at
intranet.broadcom.com/stock/docs/98PSP.doc.

    Please review the prospectus and the attached supplement carefully so that
you fully understand your rights and benefits under your Award and the
limitations, restrictions and vesting provisions applicable to the Award. In the
event of any conflict between the provisions of this Agreement and those of the
Plan, the provisions of the Plan shall be controlling.

    You acknowledge reading and understanding the prospectus for the Plan, its
supplement, and this Agreement. Provisions of the Plan that confer discretionary
authority on Board or the Plan Administrator do not (and shall not be deemed to)
confer in you any rights unless such rights are expressly set forth herein or
are otherwise in the sole discretion of the Board or the Plan Administrator
conferred by appropriate action after the date hereof.

<PAGE>

    Please execute the Acknowledgment section below to indicate your acceptance
of the terms and conditions of your Award.

                                      Broadcom Corporation

                                      ------------------------------------
                                      BY:
                                         ---------------------------------
                                      TITLE:
                                            ------------------------------

                                 ACKNOWLEDGMENT

    I hereby acknowledge and accept the foregoing terms and conditions of the
Restricted Stock Unit award evidenced hereby. I further acknowledge and agree
that the foregoing sets forth the entire understanding between the Corporation
and me regarding my entitlement to receive the shares of the Corporation's Class
A common stock subject to such award and supersedes all prior oral and written
agreements on that subject.

                                      SIGNATURE:
                                                --------------------------
                                      ADDRESS:
                                                ---------------------------

                                                ---------------------------

                                      DATED: _______________________ , 20__

<PAGE>

                                    APPENDIX

    The following definitions shall be in effect under the Agreement:

    AGREEMENT shall mean this Restricted Stock Unit Agreement.

    BOARD shall mean the Corporation's Board of Directors.

    CHANGE IN CONTROL shall mean a change in ownership or control of the
Corporation effected through any of the following transactions:

        (i) a shareholder-approved merger or consolidation in which securities
    possessing more than fifty percent (50%) of the total combined voting power
    of the Corporation's outstanding securities are transferred to a person or
    persons different from the persons holding those securities immediately
    prior to such transaction, or

        (ii) a shareholder-approved sale, transfer or other disposition of all
    or substantially all of the Corporation's assets, or

        (iii) the acquisition, directly or indirectly by any person or related
    group of persons (other than the Corporation or a person that directly or
    indirectly controls, is controlled by, or is under common control with, the
    Corporation), of beneficial ownership (within the meaning of Rule 13d-3 of
    the Securities Exchange Act of 1934, as amended) of securities possessing
    more than fifty percent (50%) of the total combined voting power of the
    Corporation's outstanding securities pursuant to a tender or exchange offer
    made directly to the Corporation's shareholders.

    CODE shall mean the Internal Revenue Code of 1986, as amended.

    COMMON STOCK shall mean the Corporation's Class A Common Stock.

    CORPORATION shall mean Broadcom Corporation, a California corporation, and
any corporate successor to all or substantially all of the assets or voting
stock of Broadcom Corporation, which shall by appropriate action adopt the Plan.

    EMPLOYEE shall mean an individual who performs services while in the employ
of the Corporation or any Parent or Subsidiary, subject to the control and
direction of the employer entity not only as to the work to be performed but
also as to the manner and method of performance.

    FAIR MARKET VALUE shall mean the fair market value per share of Common Stock
determined in accordance with the following provisions:

        (i) If the Common Stock is at the time traded on the NASDAQ National
    Market, the Fair Market Value shall be the closing selling price per share
    of Common Stock at the close of

<PAGE>

        regular hours trading (i.e., before after-hours trading begins) on the
        NASDAQ National Market on the date in question, as such price is
        reported by the National Association of Securities Dealers. If there is
        no closing selling price for the Common Stock on the date in question,
        the Fair Market Value shall be the closing selling price on the last
        preceding date for which such quotation exists.

            (ii) If the Common Stock is at the time listed on any Stock
        Exchange, the Fair Market Value shall be the closing selling price per
        share of Common Stock at the close of regular hours trading (i.e.,
        before after-hours trading begins) on the date in question on the Stock
        Exchange determined by the Plan Administrator to be the primary market
        for the Common Stock, as such price is officially quoted in the
        composite tape of transactions on such exchange. If there is no closing
        selling price for the Common Stock on the date in question, the Fair
        Market Value shall be the closing selling price on the last preceding
        date for which such quotation exists.

    PARENT shall mean any corporation (other than the Corporation) in an
unbroken chain of corporations ending with the Corporation, provided each
corporation in the unbroken chain (other than the Corporation) owns, at the time
of the determination, stock possessing fifty percent (50%) or more of the total
combined voting power of all classes of stock in one of the other corporations
in such chain.

    PLAN ADMINISTRATOR shall mean either the Board or a committee of the Board
acting in its capacity as administrator of the Plan.

    SERVICE shall mean your performance of services for the Corporation (or any
Parent or Subsidiary) in the capacity of an Employee, a non-employee member of
the board of directors or a consultant or independent advisor. For purposes of
this Agreement, you shall be deemed to cease Service immediately upon the
occurrence of either of the following events: (i) you no longer perform services
in any of the foregoing capacities for the Corporation or any Parent or
Subsidiary or (ii) the entity for which you are performing such services ceases
to remain a Parent or Subsidiary of the Corporation, even though you may
subsequently continue to perform services for that entity.

    STOCK EXCHANGE shall mean either the American Stock Exchange or the New York
Stock Exchange.

    SUBSIDIARY shall mean any corporation (other than the Corporation) in an
unbroken chain of corporations beginning with the Corporation, provided each
corporation (other than the last corporation) in the unbroken chain owns, at the
time of the determination, stock possessing fifty percent (50%) or more of the
total combined voting power of all classes of stock in one of the other
corporations in such chain.

    WITHHOLDING TAXES shall mean the federal, state and local income and
employment taxes required to be withheld by the Corporation in connection with
the issuance of the shares of Common Stock that vest under the Award.

<PAGE>
                                    ADDENDUM
                                       TO
                      RESTRICTED STOCK UNIT AWARD AGREEMENT

    The following provisions are hereby incorporated into, and are hereby made a
part of, that certain Restricted Stock Unit Award Agreement (the "RSU
Agreement") by and between Broadcom Corporation, a California corporation (the
"Corporation"), and Scott A. McGregor ("Recipient") evidencing a restricted
stock unit award granted this day to Recipient (the "RSU Award") under the terms
of the Corporation's 1998 Stock Incentive Plan, as amended and restated (the
"Plan"). The provisions of this Addendum shall be effective immediately.

    Recipient has entered into an employment agreement with the Corporation
pursuant to the terms of that certain letter from the Corporation dated October
25, 2004 (the "Letter Agreement"). The purpose of this Addendum is to supplement
the terms of the RSU Agreement so that those terms conform to the special
benefits to which Recipient will become entitled pursuant to the terms of the
Letter Agreement.

    All capitalized terms in this Addendum, to the extent not otherwise defined
herein, shall have the meanings assigned to them in the Letter Agreement,
including Appendix II thereto.

                                 SPECIAL BENEFIT

    1. If either the Corporation terminates Recipient's employment in a Notice
of Termination specifying no reason or a reason other than Cause or Disability,
or Recipient terminates his employment with the Corporation in a Notice of
Termination specifying Good Reason, and Recipient's employment has not
terminated automatically as a result of death, then to the extent the RSU Award
is at that time outstanding, Recipient shall be credited with an additional
twenty-four (24) months of employment with the Corporation for purposes of the
vesting schedule in effect for the RSU Award so that Recipient shall be
immediately vested in the RSU Award to the same extent as if Recipient had
completed an additional twenty-four (24) months of employment with the
Corporation prior to the Date of Termination.

    2. If Recipient's employment is terminated by reason of death or Disability,
then Recipient shall, immediately on the Date of Termination, become fully
vested in the RSU Award.

    3. To the extent any of the benefits provided pursuant to this Addendum
shall be deemed to constitute a parachute payment under Section 280G of the
Internal Revenue Code, then those benefits shall be subject to the parachute
payment limitation provisions of the Letter Agreement.

    4. In no event shall Recipient be entitled to any benefits pursuant to this
Addendum unless (i) Recipient shall have executed and delivered to the
Corporation the separation agreement required under Paragraph 11 of Appendix II
to the Letter Agreement and (ii) Recipient is in material compliance with his
obligations to the Corporation pursuant to his Confidentiality and Invention
Assignment Agreement during and subsequent to Recipient's employment.

<PAGE>

    5. To the extent the provisions of this Addendum conflict with the
provisions of the Restricted Stock Unit Award Agreement, the provisions of this
Addendum shall be controlling.

    6. Except to the extent modified by this Addendum, all the terms and
conditions of the Restricted Stock Unit Award Agreement shall continue in full
force effect.

    IN WITNESS WHEREOF, BROADCOM CORPORATION has caused this Addendum to be
executed by its duly-authorized officer, and Recipient has executed this
Addendum, all as of the Effective Date specified below.

                                      Broadcom Corporation

                                      By:
                                        --------------------------------------

                                      Title:
                                            -----------------------------------

                                      RECIPIENT

                                      _________________________________________

EFFECTIVE DATE: ___________, 200__<PAGE>

                                                                   EXHIBIT 10.33

                                INDUSTRIAL LEASE
                               (MULTI-TENANT; NET)

                                     BETWEEN

                               THE IRVINE COMPANY

                                       AND

                              BROADCOM CORPORATION

                                 (49 DISCOVERY)
<PAGE>
                                 INDEX TO LEASE

ARTICLE I.                 BASIC LEASE PROVISIONS

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

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

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

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

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

ARTICLE VIII.              TAXES AND ASSESSMENTS ON TENANT'S PROPERTY

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

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

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

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

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

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

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

ARTICLE XVI.               PAYMENTS AND NOTICES

ARTICLE XVII.              RULES AND REGULATIONS

ARTICLE XVIII.             BROKER'S COMMISSION

ARTICLE XIX.               TRANSFER OF LANDLORD'S INTEREST

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

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

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

EXHIBITS

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

                                      (ii)
<PAGE>
                                INDUSTRIAL LEASE
                               (MULTI-TENANT; NET)

         THIS LEASE is made as of the 1st day of August, 2000, by and between
THE IRVINE COMPANY, hereafter called "Landlord," and Broadcom Corporation, a
California corporation, hereinafter called "Tenant."

                        ARTICLE I. BASIC LEASE PROVISIONS

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

1.       Premises: All of one (1) two (2) story building known as 49 Discovery,
         Irvine, California (the "Building").

2.       Project Description: Discovery Business Center I & II.

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

4.       Commencement Date: October 15, 2000.

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

6.       Basic Rent: One Hundred Three Thousand Nine Hundred Sixty Eight Dollars
         ($103,968.00) per month, based on $1.90 per rentable square foot.

         Basic Rent is subject to adjustment as follows:

         Commencing on the first day of the thirteenth (13th) month of the Lease
         Term, the Basic Rent shall be One Hundred Six Thousand Seven Hundred
         Four Dollars ($106,704.00) per month, based on $1.95 per rentable
         square foot.

         Commencing on the first day of the twenty-fifth (25th) month of the
         Lease Term, the Basic Rent shall be One Hundred Nine Thousand Four
         Hundred Forty Dollars ($109,440.00) per month, based on $2.00 per
         rentable square foot.

         Commencing on the first day of the thirty-seventh (37th) month of the
         Lease Term, the Basic Rent shall be One Hundred Twelve Thousand One
         Hundred Seventy Six Dollars ($112,176.00) per month, based on $2.05 per
         rentable square foot.

         Commencing on the first day of the forty-ninth (49th) month of the
         Lease Term, the Basic Rent shall be One Hundred Fourteen Thousand Nine
         Hundred Twelve Dollars ($114,912.00) per month, based on $2.10 per
         rentable square foot.

7.       Guarantor(s): None

8.       Floor Area of Premises:  Approximately  54,720 rentable square feet

9.       Security Deposit:  None

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

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

                                                                               1
<PAGE>
12.      Address for Payments and Notices:

<TABLE>
<S>                                             <C>
LANDLORD                                        TENANT

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

With a copy of notices to:                      With an additional copy sent to the same address
                                                to the attention of the Chief Financial Officer
THE IRVINE COMPANY
dba Irvine Industrial Company                   And with a copy of notices to:
P.O. Box 6370
Newport Beach, CA  92658-6370                   Brobeck, Phleger & Harrison LLP
Attn:  Vice President, Industrial Operations    12390 El Camino Real
                                                San Diego, CA  92130
                                                Attention:  Scott Biel
</TABLE>

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

14.      Vehicle Parking Spaces:  218

                                                                               2
<PAGE>
                              ARTICLE II. PREMISES

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

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

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

         SECTION 2.4 LANDLORD'S RESPONSIBILITIES.

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

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

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

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

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

                  (a) TENANT'S EXPANSION RIGHT - 47 DISCOVERY. Tenant shall have
the right from the date of execution of this Lease to April 15, 2001 to expand
the area of the Premises (the "Expansion Right") by delivering written notice to
Landlord ("Expansion Notice") expressing Tenant's desire to lease all or a
leasable portion (in a configuration reasonably acceptable to Landlord) of any
space then available in the building owned by Landlord located at 47 Discovery
(the "Expansion Space") upon the same terms and conditions as set forth in this
Lease. Tenant's Expansion Notice shall identify the amount of space Tenant
desires and, if less than a full floor, a depiction of the area desired.
Landlord shall have the right in its sole discretion reasonably exercised to
designate the final configuration of the Expansion Space if less than a full
floor is requested. In the event Tenant gives Landlord an Expansion Notice prior
to the Commencement Date, all terms and conditions of this Lease including Base
rent and additional rent shall apply with respect to the Expansion Space so
added to the Premises. In the event Tenant gives Landlord an Expansion Notice on
or after the Commencement Date but prior to January 15, 2001, all terms and
conditions of this Lease shall apply except that the Base Rent applicable to the
Expansion Space shall be $0.10 per square foot per month greater than the rental
rates set forth in Item 6 of the Basic Lease Provisions with respect to the
Premises. In the event Tenant gives Landlord an Expansion Notice between January
16, 2001 and April 15, 2001, all terms and conditions of the Lease shall apply
except that the Base Rent applicable to the Expansion Space shall be $0.20 per
square foot per month greater than the rental rates set forth in Item 6 of the
Basic Lease Provisions. Tenant's rights under this Section shall expire and be
of no further force and effect unless exercised on or before April 15, 2001.
Notwithstanding the foregoing, Tenant's expansion rights pursuant to this
subparagraph shall terminate if Landlord has previously offered any of such
space to Tenant pursuant to the Right of First Refusal described below. The date
any Expansion Space is added to the Premises shall be the date which is fourteen
(14) calendar weeks after the date of the Expansion Notice.

                  (b) RIGHT OF FIRST REFUSAL - 47 DISCOVERY. In addition to the
Expansion Right set forth above, Landlord hereby grants to Tenant the one-time
right of first refusal applicable to the initial leasing only ("First Right") to
lease all or any portion equal to or larger than one full floor of space in the
building located at 47 Discovery ("First Right Space") in accordance with and
subject to the provisions of this subsection. At any time after the date of this
Lease, but prior to leasing the First Right Space, or any portion thereof, to
any third party, if Landlord has reached a tentative agreement (which may be a
nonbinding, tentative agreement) to lease any of the First Right Space to a
third party, Landlord shall give Tenant written notice describing the space (the
"Designated First Right Space") and the basic economic terms including but not
limited to the Basic Rent, term, operating expenses, and tenant improvement
allowance (collectively, the "Economic Terms"), tentatively agreed upon for such
lease. It is understood that should Landlord intend to lease other space in
addition to the First Right Space as part of a single transaction, then
Landlord's notice shall so provide and all such space shall collectively be
subject to the First Right provisions. If the Designated First Refusal Space is
less than one complete floor of the First Right Space, Tenant's First Right
shall be exercisable at a minimum with respect to the entire floor which
contains the Designated First Right Space but Tenant shall have the right to
exercise its First Refusal with respect to any of the First Right Space then
remaining unleased upon the Economic Terms set forth in Landlord' Notice.

         Within five (5) business days after receipt of Landlord's notice,
Tenant shall give Landlord written notice ("Tenant's First Right Response
Notice") pursuant to which Tenant shall elect to: (i) lease the Designated First
Right Space (but in no event less than one complete floor of the First Right
Space) or to lease all remaining First Right Space upon the Economic Terms; or
(ii) decline to lease the Designated First Right Space, in which event Landlord
may lease the Designated First Right Space to any third party upon the Economic
Terms and such other terms as it deems appropriate. In the event that Tenant
fails to respond in writing to Landlord's notice within said five (5) business
day period, Tenant shall be deemed to have elected clause (ii) above. In the
event Tenant elects not to lease the Designated First Right Space or fails to
respond, Tenant's First Right as set forth in this subsection and Tenant's
Expansion Right as set forth above shall terminate as to any remaining space in
the 47 Discovery building. In the event that Landlord shall not enter into a
lease for the Designated First Right Space, or a portion thereof, with a third
party within one hundred eighty (180) days following Landlord's notice described
above, then prior to leasing the Designated First Right Space to any third party
thereafter, Landlord shall repeat the procedures set forth in this subsection
one final time but no such event shall revive Tenant's Expansion Right as set
forth above.

                  (c) RIGHT OF SECOND REFUSAL - 15440 LAGUNA CANYON ROAD. In the
event Tenant has previously added or irrevocably committed to add all of 47
Discovery to the Premises whether by exercise of its Expansion Right or First

                                                                               4
<PAGE>
Right, and whether or not the Commencement Date for all of 47 Discovery has yet
occurred or in the event some third party has leased all of 47 Discovery, Tenant
shall have a one-time right applicable to the initial leasing only, which is
subject and subordinate to the prior rights of The Boeing Company ("Boeing"), of
refusal ("Second Right") to lease any space within the building located at 15440
Laguna Canyon Road (the "Second Right Space"). At any time after the date of
this Lease and provided Tenant has already irrevocably committed to add all of
the space in 47 Discovery to the Premises by exercise of its Expansion Right or
First Right, but prior to leasing the Second Right Space, or any portion thereof
to any third party, if Landlord has reached a tentative agreement (which may be
a nonbinding, tentative agreement) to lease any of the Second Right Space to a
third party, Landlord shall give Tenant written notice describing the space (the
"Designated Second Right Space") and the basic economic terms including but not
limited to the Basic Rent, term, operating expenses, and tenant improvement
allowance (collectively, the "Second Right Economic Terms"), tentatively agreed
upon for such lease. It is understood that should Landlord intend to lease other
space in addition to the Second Right Space as part of a single transaction,
then Landlord's notice shall so provide and all such space shall collectively be
subject to the following provisions. If the Designated Second Right Space is
less than one complete floor, Tenant's Second Right shall be exercisable at a
minimum with respect to the entire floor which contains the Designated Second
Right Space. Landlord may elect, in its sole discretion, to give notice
concurrently to Boeing and to Tenant of any proposed transaction for the Second
Right Space and Tenant's right to lease such Second Right Space shall be
conditioned on Boeing electing not to exercise its rights with respect to such
Second Right Space but Tenant shall have the right (assuming Boeing declines to
exercise its prior right) to exercise its Second Right with respect to any of
the Second Right Space then remaining unleased upon the Economic Terms set forth
in Landlord's notice given pursuant to this paragraph.

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

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

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

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

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

         (b) License to Common Areas for Generator Equipment. Landlord grants
Tenant the license and right to enter upon and use an area to be designated on a
written plan approved by Landlord for the installation, operation and
maintenance of a backup power generator and associated fuel tank, the plans for
which shall be approved by Landlord. The License Area for use in connection with
the generator will include area for the passage of related wires, cables and
conduit between Tenant's electrical room and the generator itself, all is to be
more specifically defined in the proposed

                                                                               5
<PAGE>
plan. Tenant shall have access to the Licensed Area for the generator on a 24
hour per day/7 day per week basis; provided, however, that Tenant shall not
undertake any repairs or maintenance in such Licensed Area which would interfere
with the use of the Common Areas by other tenants without the prior written
consent of Landlord. Landlord shall not unreasonably withhold its consent to any
such repairs or maintenance, but may impose reasonable conditions thereon and
Tenant shall undertake any such work as expeditiously as reasonably possible so
as to cause as little interference with the rights of other tenants of the
Project as possible. Tenant has advised Landlord that it intends to run the
generator on a regular basis in order to comply with maintenance specifications
and requirements of law and that such operation may be as often as one (1)
thirty (30) minute period per week. Except in cases of emergency, when no prior
approval shall be required, Tenant shall propose for Landlord's reasonable
approval the schedule for operation of the generator which will provide minimal
interference with the use of the Project by other tenants.

         (c) Additional Terms and Conditions.

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

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

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

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

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

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

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

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

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

                                                                               6
<PAGE>
                  (10) The License is personal to Tenant and shall not be
assignable in whole or in part (except to a Tenant Affiliate which is occupying
a portion of the Building and any subtenant or assignee approved by Landlord in
accordance with the Terms of this Lease), and any attempted assignment thereof
without the consent of Landlord, which consent may be withheld by Landlord in
its sole and absolute discretion, shall immediately terminate the License.
Notwithstanding the foregoing, Landlord's consent shall not be required with
respect to an assignment of the License to any Tenant Affiliate.

                                ARTICLE III. TERM

         SECTION 3.1. GENERAL. The term of this Lease (the "Term") for the
Premises shall be for the period shown in Item 5 of the Basic Lease Provisions.
Subject to the provisions of Section 3.2 below, the Term shall commence
("Commencement Date") on the earlier to occur of: (i) ten (10) business days
following the date that (A) Landlord notifies Tenant that Landlord has
substantially completed the construction of the Tenant Improvements in
accordance with the Work Letter attached as EXHIBIT X hereto, but for minor
"punch list" items identified by Landlord and Tenant in a walk-through of the
Premises prior to the Commencement Date, which items do not preclude or
materially impair Tenant from conducting its business from the Premises, and (B)
Landlord has provided Tenant with all parking required by this Lease in the
Common Area of the Project, and (C) Landlord has obtained and provided Tenant
with a certificate of occupancy or temporary certificate of occupancy for the
Premises from the City of Irvine or (ii) the date Tenant acquires possession or
commences use of such portion of the Premises for any purpose other than
construction or installation of equipment, furniture, fixtures or network and
telecommunications cabling; or (iii) October 15, 2000. Within ten (10) days
after the Commencement Date has occurred, the parties shall memorialize on a
form provided by Landlord the actual Commencement Date and the expiration date
("Expiration Date") of this Lease. Tenant's failure to execute that form shall
not affect the validity of Landlord's determination of those dates. The Term
shall be for the period shown in Item 5 of the Basic Lease Provisions.

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

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

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

                                                                               7
<PAGE>
                  Within thirty (30) days following the selection of the
appraiser, such appraiser shall determine the fair market rental value of the
Premises, including subsequent adjustments of rent, if any. In determining such
value, the appraiser shall consider rental comparables for space in the Irvine
Spectrum (including, without limitation, the Project). In no event shall the
appraiser attribute factors for market tenant improvement allowances or
brokerage commissions to reduce said fair market rental. Landlord and Tenant
shall each pay for the services of their respective appraisers and shall share
equally the cost of the third appraiser.

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

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

                     ARTICLE IV. RENT AND OPERATING EXPENSES

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

         SECTION 4.2. OPERATING EXPENSES.

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

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

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

                                                                               8
<PAGE>
twenty (120) days following delivery of Landlord's expense statement, Landlord's
determination of actual Operating Expenses for the applicable Expense Recovery
Period shall be conclusive and binding on the parties and any future claims to
the contrary shall be barred except to the extent that a future audit shall
determine that a particular category of expenses has been improperly included as
Operating Expenses.

                  Landlord agrees that it will maintain complete and accurate
records of all costs, expenses and disbursements paid or incurred by Landlord,
its employees, agents and/or contractors, with respect to the Operating Expenses
in accordance with generally accepted accounting principles, consistently
applied. Such records shall be kept until one (1) year after the termination of
this Lease. Landlord shall provide in reasonable detail the calculation of
Tenant's Share of the Operating Expenses. Provided Tenant is not then in default
of any monetary covenant of this Lease (including, without limitation, the
obligation to pay Basic Rent and/or Tenant's Share of Operating Expenses), or
any material non-monetary covenant, following written notice and the expiration
of the applicable cure period, then Tenant shall have the right to have Tenant's
financial officer or a certified public accountant audit Landlord's Operating
Expenses, subject to the terms and conditions hereof. In no event, however,
shall such auditor be compensated by Tenant on a "contingency" basis, or on any
other basis tied to the results of said audit. Tenant shall give notice to
Landlord of Tenant's intent to audit within one hundred twenty (120) days
following delivery of Landlord's expense statement for each of the Expense
Recovery Periods. Following at least ten (10) business days notice to Landlord,
such audit shall be conducted at a mutually agreeable time during normal
business hours at the office of Landlord or its management agent where the
records are maintained in Orange County, California. Landlord agrees to make
such personnel available to Tenant as is reasonably necessary for Tenant's
employees and agents, to conduct such audit. Landlord shall make such records
available to Tenant's employees and agents, for inspection during normal
business hours. Tenant's employees and agents shall be entitled to make
photostatic copies of such records, provided Tenant bears the expense of such
copying, and further provided that Tenant keeps such copies in a confidential
manner and does not discuss, display or distribute such copies to any other
third party. If Tenant's audit determines that actual Operating Expenses have
been overstated by more than four percent (4%), then subject to Landlord's right
to review and/or contest the audit results, Landlord shall reimburse Tenant for
the reasonable out-of-pocket costs of such audit. Tenant's Basic Rent shall be
appropriately adjusted to reflect any overstatement in Operating Expenses. In
the event of a dispute between Landlord and Tenant regarding the results of such
audit, such dispute shall be submitted to and resolved by JAMS as provided in
Section 22.7 of this Lease.

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

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

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

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

         (g) The term "Project Costs" shall include all reasonable costs and
expenses of operation and maintenance of the Building and the Project, together
with all appurtenant Common Areas (as defined in Section 6.2), and shall include
the following charges by way of illustration but not limitation: water and sewer
charges; insurance premiums or reasonable premium equivalents for the reasonable
cost of administering a self-insurance program should Landlord elect to
self-insure any risk that Landlord is authorized to insure hereunder as provided
in Section 10.2 below; license, permit, and inspection fees; heat; light; power;
air conditioning; janitorial services to any interior Common Areas; supplies;
materials; equipment; tools; the reasonable cost of any environmental,
insurance, tax or other consultant utilized by Landlord in connection with the
Premises and/or Project; establishment of reasonable reserves for replacements
and/or repair of the Building and Common Areas; the cost of any capital
investments, after application of previously established reserves for such
items, to the extent of the amortized cost thereof over the useful life of such
capital investment as reasonably determined by Landlord for each year of useful
life during the Term; subject to the express provisions of this Lease to the
contrary, costs incurred in connection with compliance of any laws or changes in
laws applicable to the Premises or the Project (except for laws or changes in
laws that pertain particularly to Tenant or to Tenant's particular use of the
Premises and/or only to the interior of the Premises which shall be the sole
responsibility of Tenant at its cost), to the extent such laws or change in laws
require expenditures of a "capital" nature (as determined by generally accepted
accounting principles consistently applied), then such "capital" expenditure
shall be amortized (using a market cost of funds as reasonably determined by
Landlord) over the useful life of such asset and

                                                                               9
<PAGE>
only the amortized cost thereof shall be included in Project Costs during the
remaining Term of the Lease; costs associated with the procurement and
maintenance of an air conditioning, heating and ventilation service agreement;
labor; reasonably allocated wages and salaries, fringe benefits, and payroll
taxes for administrative and other personnel directly applicable to the Premises
and/or Project, including both Landlord's personnel and outside personnel; any
expense incurred pursuant to Sections 6.1, 6.2, 6.4, 7.2, and 10.2; and a
reasonable overhead/management fee for the professional operation of the
Project. Any such overhead management fee charged to Tenant shall not be in
excess of those being charged for other comparable first-class office projects
in the Irvine Spectrum area. It is understood that Project Costs may include
competitive charges for direct services provided by any subsidiary or division
of Landlord. Notwithstanding any contrary provision herein, Landlord agrees that
Tenant shall have access to and use of after-hours air conditioning services to
the Premises. For any Building not wholly leased to Tenant, Tenant shall pay an
hourly charge based on the reasonable cost incurred by Landlord to supply such
services and in any Building wholly leased to Tenant, Tenant shall pay the cost
for such services directly as contemplated by Section 6.1 hereof.

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

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

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

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

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

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

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

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

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

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

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

                  (11) Advertising and promotional expenses;

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

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

                                                                              10
<PAGE>
                  (14) Contributions to political or charitable organizations;

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

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

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

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

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

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

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

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

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

     SECTION 4.3. SECURITY DEPOSIT. Concurrently with Tenant's delivery of this
Lease, Tenant shall deposit with Landlord the sum, if any, stated in Item 9 of
the Basic Lease Provisions, to be held by Landlord as security for the full and
faithful performance of Tenant's obligations under this Lease (the "Security
Deposit"). Subject to the last sentence of this Section, the Security Deposit
shall be understood and agreed to be the property of Landlord upon Landlord's
receipt thereof, and may be utilized by Landlord in its discretion towards the
payment of all prepaid expenses by Landlord for which Tenant would be required
to reimburse Landlord under this Lease, including, without limitation, brokerage
commissions and Tenant Improvement costs. Upon any default by Tenant, including
specifically Tenant's failure to pay rent or to abide by its obligations under
Sections 7.1 and 15.3 below, whether or not Landlord is informed of or has
knowledge of the default, the Security Deposit shall be deemed to be
automatically and immediately applied, without waiver of any rights Landlord may
have under this Lease or at law or in equity as a result of the default, as a
setoff for full or partial compensation for that default. If any portion of the
Security Deposit is applied after a default by Tenant, Tenant shall within five
(5) days after written demand by Landlord deposit cash with

                                                                              11
<PAGE>
Landlord in an amount sufficient to restore the Security Deposit to its original
amount. Landlord shall not be required to keep this Security Deposit separate
from its general funds, and Tenant shall not be entitled to interest on the
Security Deposit. If Tenant fully performs its obligations under this Lease, the
Security Deposit shall be returned to Tenant (or, at Landlord's option, to the
last assignee of Tenant's interest in this Lease) after the expiration of the
Term, provided that Landlord may retain the Security Deposit to the extent and
until such time as all amounts due from Tenant in accordance with this Lease
have been determined and paid in full.

                                 ARTICLE V. USES

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

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

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

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

          (b) If the rentable floor area of the portion of the Premises to be
recaptured is fifty percent (50%) or more of the floor area of the Premises but
less than seventy-five percent (75%) of the floor area of the Premises, Tenant
shall

                                                                              12
<PAGE>
have the right to retain one (1) Building top sign in a location of its choice.
Tenant shall relinquish all other exterior sign rights to the Building; and

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

     SECTION 5.3. HAZARDOUS MATERIALS.

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

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

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

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

                                                                              13
<PAGE>

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

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

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

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

                                       14
<PAGE>

Tenant agrees to notify its agents, employees, contractors, licensees, and
invitees of any exposure or potential exposure to Hazardous Materials at the
Premises that Landlord brings to Tenant's attention.

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

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

                       ARTICLE VI. COMMON AREAS; SERVICES

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

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

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

   SECTION 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises
shall include the use of the Common Areas in common with Landlord and with all
others for whose convenience and use the Common Areas may be provided by
Landlord, subject, however, to compliance with all rules and regulations as are
prescribed from

                                       15
<PAGE>

time to time by Landlord in a reasonable and non-discriminatory manner. Landlord
shall operate and maintain the Common Areas in a first-class manner consistent
with comparable Class A office buildings in the Irvine Spectrum as Landlord may
determine to be appropriate. All reasonable costs incurred by Landlord for the
maintenance and operation of the Common Areas shall be included in Project Costs
unless excluded under Section 4.2 or unless any particular cost incurred can be
charged to a specific tenant of the Project. Landlord shall at all times during
the Term have exclusive control of the Common Areas, and may restrain any use or
occupancy, except as authorized by Landlord's rules and regulations. Tenant
shall keep the Common Areas clear of any obstruction or unauthorized use related
to Tenant's operations. Nothing in this Lease shall be deemed to impose
liability upon Landlord for any damage to or loss of the property of, or for any
injury to, Tenant, its invitees or employees. Landlord may temporarily close any
portion of the Common Areas for repairs, remodeling and/or alterations, to
prevent a public dedication or the accrual of prescriptive rights, or for any
other reason deemed sufficient by Landlord, without liability to Landlord.
Tenant shall not be required to comply with any rules and regulations for the
Project other than those attached to this Lease unless such rules and
regulations are commercially reasonable and nondiscriminatory in content and
application. Landlord's exclusive control, operation, maintenance and repair of
the Common Area shall be subject to Tenant's parking rights contained in Section
6.4 below and to all other limitations contained in this Lease. Landlord agrees
that any temporary closure of any portion of the Common Areas shall not
unreasonably interfere with Tenant's intended use of the Premises, nor its
reasonable access to or parking for the Premises.

   SECTION 6.4. PARKING. Tenant shall be entitled to the number of vehicle
parking spaces set forth in Item 14 of the Basic Lease Provisions, which spaces
shall be located on those portions of the Common Areas designated by Landlord
for parking, and said parking spaces shall be provided at no charge to Tenant
during the Lease Term. Tenant shall not use more parking spaces than such
number. In the event the Premises is expanded at any time during the Term, the
number of spaces shall be increased by the number included in the Economic Terms
for such space. Landlord shall allow Tenant to select and mark the fifteen (15)
spaces designated on Exhibit A-1 as "Broadcom Visitor" for use by Tenant's
employees and customers, provided Landlord shall have no obligation to monitor
the use of such stalls but such stalls shall be considered as part of the total
number of stalls to which Tenant is entitled. In the event the Premises is
expanded and Tenant leases all of any other building, Tenant shall have the
right to mark an additional ten (10) spaces "Broadcom Visitor" for such building
in a location reasonably designated by Landlord. All vehicle parking spaces
shall be used only for parking by vehicles no larger than full size passenger
automobiles, vans, mini-vans or pickup trucks. Tenant shall not knowingly permit
or allow any vehicles that belong to or are controlled by Tenant or Tenant's
employees, suppliers, shippers, customers or invitees to be loaded, unloaded,
parked or stored in areas other than those designated by Landlord for shipping
and receiving activities. If Tenant permits or allows any of the prohibited
activities described above, then Landlord shall have the right, without notice,
in addition to such other rights and remedies that Landlord may have, to remove
or tow away the vehicle involved and charge the costs to Tenant; provided
Landlord agrees not to cause or permit the towing of any vehicle from parking
within the Common Area without first attempting to contact Tenant to identify
the Owner of the vehicle in question. Parking within the Common Areas shall be
limited to striped parking stalls, and no parking shall be permitted in any
driveways, access ways or in any area which would prohibit or impede the free
flow of traffic within the Common Areas. There shall be no extended overnight
parking of any vehicles of any kind unless otherwise authorized by Landlord
(periodic, temporary overnight parking of employee vehicles for up to
seventy-two (72) hours and vehicles used in the ordinary course of Tenant's
business at the Premises shall be permitted), and vehicles which have been
abandoned or parked in violation of the terms hereof may be towed away at the
owner's expense. Nothing contained in this Lease shall be deemed to create
liability upon Landlord for any damage to motor vehicles of visitors or
employees, for any loss of property from within those motor vehicles, or for any
injury to Tenant, its visitors or employees, unless ultimately determined to be
caused by the sole active negligence or willful misconduct of Landlord. Landlord
shall have the right to establish, and from time to time amend, and to enforce
against all users all reasonable rules and regulations (including the
designation of areas for employee parking) that Landlord may deem necessary and
advisable for the proper and efficient operation and maintenance of parking
within the Common Areas. Landlord shall have the right to construct, maintain
and operate lighting facilities within the parking areas; to change the area,
level, location and arrangement of the parking areas and improvements therein;
to restrict parking by tenants, their officers, agents and employees to employee
parking areas and to do and perform such other acts in and to the parking areas
and improvements therein as, in the use of good business judgment, Landlord
shall determine to be advisable. Any person using the parking area shall observe
all directional signs and arrows and any posted speed limits. In no event shall
Tenant interfere with the use and enjoyment of the parking area by other tenants
of the Building or their employees or invitees. Parking areas shall be used only
for parking passenger vehicles. Servicing of vehicles, or the parking or storage
of shipping and receiving vehicles in any area is prohibited unless otherwise
authorized by Landlord. Periodic washing and detailing of automobiles shall be
permitted, subject to the Landlord's reasonable rules and regulations and
Landlord's reasonable standards for such third party providers. Tenant shall be
liable for any damage to the parking areas caused by Tenant or Tenant's
employees, suppliers, shippers, customers or invitees, including, without
limitation, damage from excess oil leakage. Tenant shall have no right to
install any fixtures, equipment or personal property in the parking areas.
Landlord agrees to enforce all parking rights and restrictions and rules and
regulations for the Project on an equal and non-discriminatory basis. Tenant
shall have no liability for non-compliance with the provisions of the Lease
regarding parking other than with respect to Tenant's officers, directors and
employees or persons under the control of Tenant, except for Landlord's towing
rights herein provided.

   SECTION 6.5. CHANGES AND ADDITIONS BY LANDLORD. Landlord reserves the right
to make alterations or additions to the Building or the Project, or to the
attendant fixtures, equipment and Common Areas. Landlord may at any time
relocate or remove any of the various buildings, parking areas, and other Common
Areas, and may add buildings and areas to the Project from time to time. No
change shall entitle Tenant to any abatement of rent or other claim against
Landlord. In no event, however, shall Landlord (i) impair visibility of Tenant's
Exterior Signage; (ii) materially impair access to and from the Premises from
the parking areas; (iii) reduce the number or size of Tenant's

                                       16
<PAGE>

parking spaces granted under this Lease, or (iv) otherwise materially interfere
with Tenant's access to and use of the Premises, the parking areas and the
Common Areas adjacent to the Building in any material manner without Tenant's
prior written consent, which shall not be unreasonably withheld.

   SECTION 6.6. OUTDOOR COURTYARD AREA. With at least ten (10) business days
prior written notice to Landlord and subject to availability, Tenant shall have
the right to use certain adjacent areas of the Common Areas for Tenant's social
and/or business functions with no additional rent for such use payable by
Tenant, on the following terms and conditions: (i) Tenant may conduct up to
twelve (12) such functions within any calendar year; (ii) such functions shall
be limited to a reasonable number of people consistent with applicable fire,
health and safety laws; (iii) Tenant shall execute Landlord's standard form
entry permit prior to any such function, (iv) the insurance, indemnity and
nonliability obligations and provisions contained in Sections 10.1, 10.3 and
10.4 of this Lease, respectively (including Tenant's obligation to carry liquor
law liability insurance if alcoholic beverages are served or consumed during
such functions), shall apply to and govern any claims, liabilities, costs or
expenses arising from any such function, (v) no such proposed function shall, in
Landlord's reasonable determination, unreasonably disrupt either other tenants
of the Project, or the operation or maintenance of the Common Areas, and (vi)
Tenant shall pay any and all Landlord's reasonable costs of preparation for,
supervision of and/or clean-up in connection with, such functions.

                      ARTICLE VII. MAINTAINING THE PREMISES

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

   SECTION 7.2. LANDLORD'S MAINTENANCE AND REPAIR. Subject to Section 7.1 and
Article XI, Landlord shall provide service, maintenance and repair and shall
maintain in good repair in a manner consistent with the repair and maintenance
of comparable Class A office buildings in the Irvine Spectrum area, the roof,
foundations, and footings of the Building, the exterior surfaces of the exterior
walls of the Building, all exterior glass, sky lights, sky light seals, window
seals and vents of the Building, electrical, plumbing, sewer and other utility
lines outside the Premises, landscaping, walkways, fencing, parking areas,
exterior lighting and exterior surfaces of exterior walls of the Building, and
washing of exterior windows, and the structural, electrical and mechanical
systems of the Building and all Common Area improvements within the Project,
except that, subject to the waiver of subrogation contained in Section 10.5
below, Tenant at its expense shall make all repairs within the Premises only
which Landlord deems reasonably necessary as a result of the act or negligence
of Tenant, its agents, employees, invitees, subtenants or contractors (i.e., to
the extent such repairs are not or would not be covered by a standard policy of
property insurance or the property insurance actually maintained by Landlord).
Landlord shall have the right to employ or designate any reputable person or
firm, including any employee or agent of Landlord or any of Landlord's
affiliates or divisions, to perform any service, repair or maintenance function.
Landlord need not make any other improvements or repairs except as specifically
required under this Lease, and nothing contained in this Section shall limit
Landlord's right to reimbursement from Tenant for maintenance, repair costs and
replacement costs as provided elsewhere in this Lease. Tenant understands that
it shall not make repairs at Landlord's expense except as specifically set forth
below. Tenant further understands that Landlord

                                       17
<PAGE>

shall not be required to make any repairs to the roof, foundations, footings,
structural, electrical or mechanical systems unless and until Tenant has
notified Landlord in writing of the need for such repair and Landlord shall have
a reasonable period of time thereafter to commence and complete said repair, if
warranted. Subject to the terms of Sections 2.4 and 4.2, all reasonable costs of
any maintenance and repairs on the part of Landlord provided hereunder shall be
considered part of Project Costs. Tenant shall have no obligation to maintain
contracts for landscaping and irrigation systems or for asphalt or parking lot
maintenance. Except in emergency situations, where prior notice is not
reasonably possible, Landlord agrees to provide Tenant with at least twenty-four
(24) hours prior notice before commencing any repairs, improvements or
alterations to the Building or the Project which are reasonably likely to
materially impair Tenant's use or enjoyment of the Premises, Tenant's parking
areas or access to the Project or the Premises.

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

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

                                       18
<PAGE>

additions, improvements and the like installed either by Tenant or by Landlord
at Tenant's request and to repair any damage to the Premises arising from that
removal. Except as otherwise provided in this Lease or in any exhibit to this
Lease, should Landlord make any alteration or improvement to the Premises for
Tenant, Landlord shall be entitled to prompt reimbursement from Tenant for all
costs incurred.

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

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

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

            ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY

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

                      ARTICLE IX. ASSIGNMENT AND SUBLETTING

   SECTION 9.1. RIGHTS OF PARTIES.

       (a) Tenant will not, either voluntarily or by operation of law, assign,
sublet, encumber, or otherwise transfer all or any part of Tenant's interest in
this lease, or permit the Premises to be occupied by anyone other than Tenant,
without Landlord's prior written consent, which consent shall not be
unreasonably withheld or conditioned in accordance with the provisions of
Section 9.1(b) and shall be delivered to Tenant within fifteen (15) business
days following Tenant's request. No assignment (whether voluntary, involuntary
or by operation of law) and no subletting shall be valid or effective without
Landlord's prior written consent and, at Landlord's election, any such
assignment or subletting or

                                       19
<PAGE>

attempted assignment or subletting shall constitute a material default of this
Lease. Without limiting the foregoing, Landlord agrees that the use and
occupancy of not more than ten percent (10%) of the floor area of the Premises
in the aggregate by any person or entity performing office support services
(such as mail room, copy center, shipping or travel services) or other services
incidental to Tenant's permitted use on an outsource basis shall not constitute
a sublease or other prohibited transfer of the Premises provided Tenant
continues to occupy the remainder of the Premises. Landlord shall not be deemed
to have given its consent to any assignment or subletting by any other course of
action, including its acceptance of any name for listing in the Building
directory. To the extent not prohibited by provisions of the Bankruptcy Code, 11
U.S.C. Section 101 et seq. (the "Bankruptcy Code"), including Section 365(f)(1),
Tenant on behalf of itself and its creditors, administrators and assigns waives
the applicability of Section 365(e) of the Bankruptcy Code unless the proposed
assignee of the Trustee for the estate of the bankrupt meets Landlord's standard
for consent as set forth in Section 9.1(b) of this Lease. If this Lease is
assigned to any person or entity pursuant to the provisions of the Bankruptcy
Code, any and all monies or other considerations to be delivered in connection
with the assignment shall be delivered to Landlord, shall be and remain the
exclusive property of Landlord and shall not constitute property of Tenant or of
the estate of Tenant within the meaning of the Bankruptcy Code. Any person or
entity to which this Lease is assigned pursuant to the provisions of the
Bankruptcy Code shall be deemed to have assumed all of the obligations arising
under this Lease on and after the date of the assignment, and shall upon demand
execute and deliver to Landlord an instrument confirming that assumption.

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

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

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

       (d) Tenant agrees that fifty percent (50%) of any amounts paid by an
assignee or subtenant, however described, in excess of (i) the Basic Rent
payable by Tenant hereunder, or in the case of a sublease of a portion of the
Premises, in excess of the Basic Rent reasonably allocated to such portion, plus
(ii) Tenant's direct out-of-pocket costs such as tenant improvements, moving
costs or brokerage commissions which Tenant certifies to Landlord have been paid
to provide occupancy related services to such assignee or subtenant of a nature
commonly provided by landlords of similar space, shall be the property of
Landlord and such amounts shall be payable directly to Landlord by the assignee
or subtenant or, at Landlord's option, by Tenant. At Landlord's request, a
written agreement shall be entered into by and among Tenant, Landlord and the
proposed assignee or subtenant confirming the requirements of this subsection.

       (e) Tenant shall pay to Landlord a fee of Five Hundred Dollars ($500.00)
if and when any transfer hereunder is requested by Tenant, except for any
transfer to a "Tenant Affiliate" (as hereinafter defined). Such fee is hereby

                                       20
<PAGE>

acknowledged as a reasonable amount to reimburse Landlord for all of its costs
of review and evaluation of a proposed assignee/sublessee, and Landlord shall
not be obligated to commence such review and evaluation unless and until such
fee is paid.

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

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

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

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

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

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

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

                       ARTICLE X. INSURANCE AND INDEMNITY

                                       21
<PAGE>

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

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

   SECTION 10.3.   JOINT INDEMNITY.

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

       (b) To the fullest extent permitted by law, but subject to the express
limitations on liability contained in this Lease (including, without limitation,
the provisions of Sections 10.4, 10.5 and 14.8 of this Lease), Landlord shall
defend, indemnify, protect, save and hold harmless Tenant, its agents and any
and all affiliates of Tenant, including, without limitation, any corporations,
or other entities controlling, controlled by or under common control with
Tenant, from and against any and all claims, liabilities, costs or expenses
arising either before or after the Commencement Date from the operation,
maintenance or repair of the Common Areas, the Project and/or the Building by
Landlord or its employees or authorized agents. In cases of alleged negligence
asserted by third parties against Tenant which arise out of, are occasioned by,
or in any way attributable to the maintenance or repair of the Common Areas, the
Project or the Building by Landlord or its authorized agents or employees,
Landlord shall accept any tender of defense for Tenant and shall,
notwithstanding any allegation of negligence or willful misconduct on the part
of Tenant, defend Tenant and protect and hold Tenant harmless and pay all cost,
expense and attorneys' fees incurred in connection with such litigation,
provided that Landlord shall not be liable for any such injury or damage, and
Tenant shall reimburse Landlord for the reasonable attorney's fees and costs for
the attorney representing both parties, all to the extent and in the proportion
that such injury or damage is ultimately determined by a court of competent
jurisdiction (or in connection with any negotiated settlement agreed to by
Tenant) to be attributable to the negligence or willful misconduct of Tenant.
Upon Tenant's request, Landlord shall at Landlord's sole cost and expense,
retain a separate attorney reasonably selected by Tenant to represent Tenant in
any such suit if Tenant reasonably determines that the representation of both
Tenant and Landlord by the same

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<PAGE>

attorney would cause conflict of interest; provided, however, that to the extent
and the proportion that the injury or damage which is the subject of the suit is
ultimately determined by a court of competent jurisdiction (or in connection
with any negotiated settlement agreed to by Tenant) to be attributable to the
negligence or willful misconduct or Tenant, Tenant shall reimburse Landlord for
the reasonable legal fees and costs of the separate attorney retained by
Landlord. The provisions of this Subsection 10.3(b) shall expressly survive the
expiration or sooner termination of this Lease.

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

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

                        ARTICLE XI. DAMAGE OR DESTRUCTION

   SECTION 11.1. RESTORATION.

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

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

                                       23
<PAGE>

after the date of damage, then Tenant may elect to terminate this Lease by
written notice to Landlord within the thirty (30) day period stated in
subsection (a).

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

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

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

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

                           ARTICLE XII. EMINENT DOMAIN

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

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

   SECTION 12.3. TAKING OF PARKING AREA. In the event there shall be a taking of
the parking area such that Landlord can no longer provide sufficient parking to
comply with this Lease, Landlord may substitute reasonably equivalent parking in
a location reasonably close to the Building; provided that if Landlord fails to
make that substitution within ninety (90) days following the taking and if the
taking materially impairs Tenant's use and enjoyment

                                       24
<PAGE>

of the Premises, Tenant may, at its option, terminate this Lease by written
notice to Landlord. If this Lease is not so terminated by Tenant, there shall be
no abatement of rent and this Lease shall continue in effect. Any dispute
regarding the substitution of parking spaces under this Section 12.3 shall be
submitted to and resolved by JAMS arbitration pursuant to Section 22.7 of this
Lease.

          ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS

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

   SECTION 13.2. ESTOPPEL CERTIFICATE.

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

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

   SECTION 13.3. FINANCIALS.

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

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

ARTICLE XIV.  DEFAULTS AND REMEDIES

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

       (a) The failure by Tenant to make any payment of rent or additional rent
required to be made by Tenant, as and when due, where the failure continues for
a period of ten (10) days after written notice from Landlord to Tenant;

                                       25
<PAGE>

provided, however, that any such notice shall be in lieu of, and not in addition
to, any notice required under California Code of Civil Procedure Section 1161
and 1161(a) as amended. For purposes of these default and remedies provisions,
the term "additional rent" shall be deemed to include all amounts of any type
whatsoever other than Basic Rent to be paid by Tenant pursuant to the terms of
this Lease.

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

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

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

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

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

   SECTION 14.2. LANDLORD'S REMEDIES.

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

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

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

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

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

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

              (5) At Landlord's election, all other amounts in addition to or in
lieu of the foregoing as may be permitted by law. The term "rent" as used in
this Lease shall be deemed to mean the Basic Rent and all other sums

                                       26
<PAGE>

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

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

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

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

   SECTION 14.3. LATE PAYMENTS. Any rent due under this Lease that is not
received by Landlord within ten (10) days of the date when due shall bear
interest at the rate of ten percent (10%) per annum not to exceed the maximum
rate permitted by law (the "Interest Rate") from the date due until fully paid.
The payment of interest shall not cure any default by Tenant under this Lease.
In addition, Tenant acknowledges that the late payment by Tenant to Landlord of
rent will cause Landlord to incur costs not contemplated by this Lease, the
exact amount of which will be extremely difficult and impracticable to
ascertain. Those costs may include, but are not limited to, administrative,
processing and accounting charges, and late charges which may be imposed on
Landlord by the terms of any ground lease, mortgage or trust deed covering the
Premises. Accordingly, if any rent due from Tenant shall not be received by
Landlord or Landlord's designee within ten (10) days after the date due, then
Tenant shall pay to Landlord, in addition to the interest provided above, a late
charge in a sum equal to the greater of five percent (5%) of the amount overdue
or Two Hundred Fifty Dollars ($250.00) for each delinquent payment; provided
that such late charge shall be waived for the initial late rent payment during
each calendar year during the Term and any extension. Acceptance of a late
charge by Landlord shall not constitute a waiver of Tenant's default with
respect to the overdue amount, nor shall it prevent Landlord from exercising any
of its other rights and remedies.

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

   SECTION 14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in
default in the performance of any obligation under this Lease unless and until
it has failed to perform the obligation within thirty (30) days after written
notice by Tenant to Landlord specifying in reasonable detail the nature and
extent of the failure; provided, however, that if the nature of Landlord's
obligation is such that more than thirty (30) days are required for its

                                       27
<PAGE>

performance, then Landlord shall not be deemed to be in default if it commences
performance within the thirty (30) day period and thereafter diligently pursues
the cure to completion. If Landlord shall default in the performance of any of
its obligations under the Lease (after notice and an opportunity to cure as
provided herein), Tenant shall have the right to pursue any and all remedies
available to it as set forth in this Lease, at law, or in equity, subject to the
express limitations on liability contained in this Lease.

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

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

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

                             ARTICLE XV. END OF TERM

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

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

   SECTION 15.3. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the Expiration
Date or upon any earlier termination of this Lease, Tenant shall quit and
surrender possession of the Premises to Landlord in as good order, condition and
repair as when received or as hereafter may be improved by Landlord or Tenant,
reasonable wear and tear and repairs which are Landlord's obligation excepted,
and shall, without expense to Landlord, remove or cause to be removed from the
Premises all personal property and debris, except for any items that Landlord
may by written authorization allow to remain. Tenant shall repair all damage to
the Premises resulting from such removal, which repair shall include the
patching and filling of holes (other than holes resulting from the hanging of
pictures or other items of decoration, which Tenant shall not be obligated to
patch and fill) and repair of structural damage, provided that Landlord may
instead elect to repair any structural damage at Tenant's expense. If Tenant
shall fail to comply with the provisions of this Section following ten (10) days
written notice to Tenant and failure to cure,

                                       28
<PAGE>

Landlord may effect the removal and/or make any repairs, and the cost to
Landlord shall be additional rent payable by Tenant upon demand. If Tenant fails
to remove Tenant's personal property from the Premises upon the expiration of
the Term, Landlord may remove, store, dispose of and/or retain such personal
property, at Landlord's option, in accordance with then applicable laws, all at
the expense of Tenant. If requested by Landlord, Tenant shall execute,
acknowledge and deliver to Landlord an instrument in writing releasing and
quitclaiming to Landlord all right, title and interest of Tenant in the
Premises.

                        ARTICLE XVI. PAYMENTS AND NOTICES

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

                       ARTICLE XVII. RULES AND REGULATIONS

   Tenant agrees to observe faithfully and comply strictly with the Rules and
Regulations, attached as EXHIBIT E, and any reasonable and nondiscriminatory
amendments, modifications and/or additions as may be adopted and published by
written notice to tenants by Landlord for the safety, care, security, good
order, or cleanliness of the Premises, Building, Project and Common Areas.
Landlord shall not be liable to Tenant for any violation of the Rules and
Regulations or the breach of any covenant or condition in any lease by any other
tenant or such tenant's agents, employees, contractors, guests or invitees. One
or more waivers by Landlord of any breach of the Rules and Regulations by Tenant
or by any other tenant(s) shall not be a waiver of any subsequent breach of that
rule or any other. Tenant's failure to keep and observe the Rules and
Regulations shall constitute a default under this Lease. In the case of any
conflict between the Rules and Regulations and this Lease, this Lease shall be
controlling. Tenant's agreement to abide by, keep and observe all reasonable
rules and regulations which Landlord may make shall be limited to those rules
and restrictions which are consistently applied by Landlord to all tenants of
the Project in a non-discriminatory manner.

                       ARTICLE XVIII. BROKER'S COMMISSION

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

                  ARTICLE XIX. TRANSFER OF LANDLORD'S INTEREST

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

                                       29
<PAGE>
holder of the deed of trust or the landlord actually receives the Security
Deposit. It is intended that the covenants and obligations contained in this
Lease on the part of Landlord shall, subject to the foregoing, be binding on
Landlord, its successors and assigns, only during and in respect to their
respective successive periods of ownership.

                           ARTICLE XX. INTERPRETATION

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

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

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

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

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

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

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

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

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

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

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

                                       30
<PAGE>
   SECTION 20.12. SURVIVAL. All covenants of Landlord or Tenant which reasonably
would be intended to survive the expiration or sooner termination of this Lease,
including, without limitation, any warranty or indemnity hereunder, shall so
survive and continue to be binding upon and inure to the benefit of the
respective parties and their successors and assigns.

                      ARTICLE XXI. EXECUTION AND RECORDING

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

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

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

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

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

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

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

                           ARTICLE XXII. MISCELLANEOUS

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

   SECTION 22.2. GUARANTY. [INTENTIONALLY OMITTED]

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

   SECTION 22.4. MORTGAGEE PROTECTION. No act or failure to act on the part of
Landlord which would otherwise entitle Tenant to be relieved of its obligations
hereunder or to terminate this Lease shall result in such a release or
termination unless (a) Tenant has given notice by registered or certified mail
to any beneficiary of a deed of trust or mortgage covering the Building whose
address has been furnished to Tenant and (b) such beneficiary is afforded a
reasonable opportunity to cure the default by Landlord (which in no event shall
be less than sixty (60) days), including, if necessary to effect the cure, time
to obtain possession of the Building by power of sale or judicial foreclosure
provided that such foreclosure remedy is commenced within such sixty (60) day
period and is thereafter diligently pursued. Tenant agrees that each beneficiary
of a deed of trust or mortgage covering the Building is an express third party
beneficiary hereof, Tenant shall have no right or claim for the collection of
any deposit from such beneficiary or from any purchaser at a foreclosure sale
unless such beneficiary or purchaser shall have actually received and not

                                       31
<PAGE>
refunded the deposit, and Tenant shall comply with any written directions by any
beneficiary to pay rent due hereunder directly to such beneficiary without
determining whether an event of default exists under such beneficiary's deed of
trust.

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

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

   SECTION 22.7. JAMS ARBITRATION.

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

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

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

<TABLE>
<S>                                        <C>
LANDLORD:                                  TENANT:

THE IRVINE COMPANY,                        BROADCOM CORPORATION

A DELAWARE CORPORATION                     A CALIFORNIA CORPORATION

By:/s/ Richard G. Sim                      By: /s/ William J. Ruehle
   -------------------------------             -------------------------------------------
   Richard G. Sim                              William J. Ruehle,
   Executive Vice President                    Vice President and Chief Financial Officer

By:/s/ Brian R. Schaefgen
   ----------------------------------
      Brian R. Schaefgen
      Assistant Secretary
</TABLE>

                                       32
<PAGE>
                            FIRST AMENDMENT TO LEASE

      This First Amendment to Lease (the "Amendment") is entered into as of
October 18, 2000, by and between THE IRVINE COMPANY ("Landlord") and BROADCOM
CORPORATION, a California corporation.

                                    RECITALS

      A. On August 1, 2000, Landlord and Tenant entered into an Industrial Lease
(Multi-Tenant; Net) (the "Initial Lease") for all of the space in a building
located at 49 Discovery, Irvine, California, ("Initial Premises").

      B. The Initial Lease included an expansion right granting Tenant the right
to lease all or a portion of a building owned by Landlord at 47 Discovery,
Irvine, California (the "Expansion Building"). Tenant has exercised its
expansion right by giving an Expansion Notice to Landlord in accordance with the
terms of Section 2.5(a) of the Initial Lease indicating its desire to lease all
of the Expansion Building.

      C. Landlord and Tenant now desire to modify the Lease to add the Expansion
Building, which contains approximately 53,220 rentable square feet, to the
Premises, to adjust the Basic Rent to reflect the addition of the Expansion
Building, and make such other modifications as are set forth in this Amendment.

                                    AGREEMENT

      I.    BASIC LEASE PROVISIONS. The Basic Lease Provisions are hereby
            amended as follows (section numbers refer to the Basic Lease
            Provision numbers):

      A.    Item 1 is deleted in its entirety and the following shall be
            substituted therefor:

            1. PREMISES: The Premises includes all of two (2) two (2) story
            buildings known as 47 and 49 Discovery, Irvine, California. The
            buildings are referred to separately as the "47 Discovery Building"
            and the "49 Discovery Building".

            All references to the "Building" in the Lease shall be amended to
            refer to the 47 Discovery Building and/or the 49 Discovery Building,
            either collectively or individually as the context may reasonably
            require.

      B.    Item 4 is hereby amended by adding the following:

            4. COMMENCEMENT DATE FOR 47 DISCOVERY BUILDING: January 15, 2001

      C.    Item 5 is hereby amended by adding the following:

                  The Term for the 47 Discovery Building shall commence on the
            Commencement Date for 47 Discovery Building and shall, unless
            otherwise terminated in accordance with the terms of this Lease,
            terminate concurrently upon termination of the Lease for the
            Premises.

      D.    Item 6 is hereby amended by adding the following:

            BASIC RENT: Commencing on the Commencement Date for the 47 Discovery
            Building, the Basic Rent shall be Two Hundred Five Thousand
            Eighty-Six Dollars ($205,086.00) including One Hundred One Thousand
            One Hundred Eighteen Dollars ($101,118.00) per month for the 47
            Discovery Building and One Hundred Three Thousand Nine Hundred Sixty
            Eight Dollars ($103,968.00) per month for the 49 Discovery Building,
            based on $1.90 per rentable square foot.

            Basic Rent is subject to adjustment as follows:
<PAGE>
            Commencing on the first day of the thirteenth (13th) month of the
            Lease Term, the Basic Rent shall be Two Hundred Ten Thousand Four
            Hundred Eighty-Three Dollars ($210,483.00) including One Hundred
            Three Thousand Seven Hundred Seventy-Nine Dollars ($103,779.00) for
            the 47 Discovery Building and One Hundred Six Thousand Seven Hundred
            Four Dollars ($106,704.00) per month for the 49 Discovery Building,
            based on $1.95 per rentable square foot.

            Commencing on the first day of the twenty-fifth (25th) month of the
            Lease Term, the Basic Rent shall be Two Hundred Fifteen Thousand
            Eight Hundred Eighty Dollars ($215,880.00) including One Hundred Six
            Thousand Four Hundred Forty Dollars ($106,440.00) for the 47
            Discovery Building and One Hundred Nine Thousand Four Hundred Forty
            Dollars ($109,440.00) per month for the 49 Discovery Building, based
            on $2.00 per rentable square foot.

            Commencing on the first day of the thirty-seventh (37th) month of
            the Lease Term, the Basic Rent shall be Two Hundred Twenty One
            Thousand Two Hundred Seventy-Seven Thousand Dollars ($221,277.00)
            including One Hundred Nine Thousand One Hundred One Dollars
            ($109,101.00) for the 47 Discovery Building and One Hundred Twelve
            Thousand One Hundred Seventy Six Dollars ($112,176.00) per month for
            the 49 Discovery Building, based on $2.05 per rentable square foot.

            Commencing on the first day of the forty-ninth (49th) month of the
            Lease Term, the Basic Rent shall be Two Hundred Sixty Six Thousand
            Six Hundred Seventy-Four Dollars ($266,274.00) including One Hundred
            Eleven Thousand Seven Hundred Seventy-Two Dollars ($111,762.00) for
            the 47 Discovery Building and One Hundred Fourteen Thousand Nine
            Hundred Twelve Dollars ($114,912.00) per month for the 49 Discovery
            Building, based on $2.10 per rentable square foot.

      E.    Item 8 is deleted in its entirety and the following shall be
            substituted therefor:

            8.    FLOOR AREA OF PREMISES: Approximately 107,940 rentable square
                  feet as follows:

                  47 Discovery Building         53,220 rentable square feet
                  49 Discovery Building         54,720 rentable square feet

      F.    Effective as of the Commencement Date for 47 Discovery Building,
            Item 14 shall be deleted in its entirety and the following shall be
            substituted therefor:

            14. VEHICLE PARKING SPACES: Two Hundred Twelve (212) additional
            stalls shall be added bringing the total number of stalls to Four
            Hundred Thirty (430) subject to adjustment at the rate of four (4)
            spaces per 1000 rentable square feet if additional space is added to
            the Premises. Tenant shall have the right to mark up to a total of
            twenty (20) spaces in the area designated on Exhibit A-2 attached
            hereto as "Broadcom Visitor".

II.   AMENDMENT OF LEASE PROVISIONS.

      A. LANDLORD'S RESPONSIBILITIES. The provisions of Section 2.4 of the Lease
shall apply to 47 Discovery except that the references to twelve (12) months
from the Commencement Date shall mean twelve (12) months from the Commencement
Date for 47 Discovery Building.

      B. RIGHT TO ADDITIONAL SPACE IN THE 47 DISCOVERY BUILDING. The Expansion
Right set forth in Section 2.5(a) and the Right of First Refusal set forth in
Section 2.5(b) are hereby deleted in their entirety.

                                       2
<PAGE>
      C. RIGHT OF SECOND REFUSAL DELETED. The Second Right of Refusal set forth
in Section 2.5(c) of the Lease is hereby deleted in its entirety.

      D. LICENSE RIGHTS FOR 47 DISCOVERY BUILDING. The license rights granted
pursuant to the provisions of Section 2.6 of the Lease shall be applicable to
the 47 Discovery Building and Tenant shall have the right to install
Communications Equipment on the roof and/or generator equipment in the Common
Area subject to Landlord's review and approval of Tenant's plan in accordance
with the provisions of Section 2.6 of the Lease.

      E. RIGHT TO EXTEND LEASE TERM. Tenant's right to extend the Term of the
Lease pursuant to Section 3.3 of the Lease shall be effective as to the entire
Premises; provided that Tenant, in Tenant's sole discretion, may elect to
exercise the extension right granted therein with respect to the 47 Discovery
Building only, the 49 Discovery Building only or as to the entire Premises by
indicating that portion of the Premises which Tenant elects to lease for the
extended term of the Lease in its Commitment Notice. Tenant's failure to
designate a single building, rather than the entire Premises, for lease during
the extended Term shall be deemed Tenant's extension of the Term for the entire
Premises. If Tenant elects to extend the Term with respect to one Building only,
Landlord and Tenant shall enter into a written amendment to accurately reflect
the Basic Lease Provisions for the single Building, and Tenant shall fulfill all
of its surrender obligations with respect to the Building to be surrendered at
the expiration of the initial Term for such Building on or before such
expiration date.

      F. SIGNAGE. Tenant's right to exterior signage on the "Building" set forth
in Section 5.2 of the Lease shall apply to each of the 47 Discovery Building and
the 49 Discovery Building individually, and not to the Premises as a whole.

      G. ALTERATIONS. Tenant's rights and limitations on alterations set forth
in Section 7.3 of the Lease shall apply to the each Building on the Premises
individually.

      H. RESTORATION. Section 11.1 of the Lease is hereby amended by adding the
following additional provisions:

            (f)   If one Building is damaged by fire or other casualty which
                  would permit either Landlord or Tenant to terminate this Lease
                  pursuant to the provisions of Section 11.1(a)(i) of the Lease
                  (the "Damaged Building"), but the other Building comprising
                  the Premises is not so damaged, either party, as applicable,
                  shall be entitled to elect to terminate this Lease only as to
                  the Damaged Building. In the event that this Lease is
                  terminated only as to one Building comprising the Premises,
                  Tenant shall not be entitled to occupy or use any portion of
                  the Building or land or Common Area associated with the
                  Damaged Building, and Tenant shall promptly remove all
                  improvements installed by Tenant on the land or Common Areas
                  associated with the Damaged Building. Immediately after such
                  termination, Landlord and Tenant shall enter into an amendment
                  of this Lease reducing the square footage of the Premises,
                  proportionately reducing Base Rent and incorporating such
                  other amendments as are necessary to reflect the reduction of
                  the Premises.

            (g)   Notwithstanding anything to the contrary in this Section 11.1,
                  in the event Landlord elects to terminate the Lease as to a
                  Damaged Building or as to the entire Premises pursuant to
                  Section 11.1(a)(i), Tenant may elect to override Landlord's
                  termination of the Lease by agreeing in writing with Landlord,
                  in form reasonably satisfactory to Landlord, within ten (10)
                  business days after Tenant's receipt of Landlord's termination
                  notice, to pay to Landlord, on demand, the amount by which the
                  cost of repairs and/or restoration exceed net insurance
                  proceeds available to Landlord, if any, and to provide such
                  amount prior to the commencement of repair or reconstruction
                  by the Landlord; such agreement shall provide, if Landlord so
                  requires, security reasonably satisfactory to Landlord for the
                  performance by Tenant of its obligations to pay and provide
                  such amount. Tenant's right to override Landlord's termination
                  of the Lease pursuant to this subparagraph shall be available

                                       3
<PAGE>
                  to Tenant only if Tenant is not then in default of its
                  obligations under the Lease after expiration of the applicable
                  cure period and then only if the Term remaining after
                  completion of the restoration, based upon Landlord's
                  reasonable estimate of the restoration period, would be not
                  less than twelve (12) months including any extension of the
                  Term to which Tenant has committed pursuant to the terms of
                  the Lease.

      I. TENANT IMPROVEMENTS. Landlord hereby agrees to complete the Tenant
Improvements for the 47 Discovery Building in accordance with the provisions of
the Work Letter attached hereto as Exhibit B.

III.  GENERAL.

      A. EFFECT OF AMENDMENTS. The Lease shall remain in full force and effect
except to the extent that it is modified by this Amendment.

      B. ENTIRE AGREEMENT. This Amendment embodies the entire understanding
between Landlord and Tenant with respect to the modifications set forth herein
and can be changed only by a writing signed by Landlord and Tenant.

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

      D. DEFINED TERMS. All words commencing with initial capital letters in
this Amendment and defined in the Lease shall have the same meaning in this
Amendment as in the Lease, unless they are otherwise defined in this Amendment.

      E. CORPORATE AND PARTNERSHIP AUTHORITY. Each individual executing this
Amendment in his or her capacity as a corporate officer represents that he or
she is duly authorized to execute and deliver this Amendment on behalf of such
corporation and that this Amendment is binding upon such corporation in
accordance with its terms.

      Landlord and Tenant have executed this Amendment as of the date as set
forth above.

<TABLE>
<S>                                        <C>
LANDLORD:                                  TENANT:

THE IRVINE COMPANY, INC.                   BROADCOM CORPORATION,
a Delaware corporation                     a California corporation

By: /s/ Richard G. Sim                     By: /s/ William J. Ruehle
    ----------------------------------         -----------------------------------
    Richard G. Sim,                            William J. Ruehle, Vice President and
    Executive Vice President                   Chief Financial Officer

By: /s/ Brian R. Schaefgen
    ----------------------------------
    Brian R. Schaefgen, Assistant
    Secretary
</TABLE>

                                       4
<PAGE>
                           SECOND AMENDMENT TO LEASE

I.    PARTIES AND DATE.

      This Second Amendment to Lease (the "Amendment") dated September 18, 2003,
is by and between THE IRVINE COMPANY ("Landlord"), and BROADCOM CORPORATION, a
California corporation ("Tenant").

II.   RECITALS.

      On August 1, 2000, Landlord and Tenant entered into a lease for space in a
building located at 49 Discovery, Irvine, California, which lease was amended by
a First Amendment to Lease dated October 18, 2000, wherein the 47 Discovery
Building was added to the Premises (as amended, the "Lease").

      Landlord and Tenant each desire to modify the Lease to add approximately
44,820 rentable square feet of space in the a building located at 41 Discovery,
Irvine, California, more particularly described on EXHIBIT A attached to this
Amendment and herein referred to as the "41 Discovery Building", to adjust the
Basic Rent, and to make such other modifications as are set forth in "III.
MODIFICATIONS" next below.

III.  MODIFICATIONS.

      A.    Basic Lease Provisions. The Basic Lease Provisions are hereby
            amended as follows:

            1. Effective as of the "Commencement Date for the 41 Discovery
            Building" (as defined in this Amendment), Item 1 shall be deleted in
            its entirety and substituted therefor shall be the following:

                  "1. Premises: The Premises includes all of three (3) two (2)
                  story buildings known as 41, 47 and 49 Discovery, Irvine,
                  California. The buildings are referred to separately as the
                  "41 Discovery Building", the "47 Discovery Building", and the
                  "49 Discovery Building".

                  All references to the "Building" in the Lease shall be amended
                  to refer to the 41, 47 and 49 Discovery Buildings, either
                  collectively or individually as the context may reasonably
                  require."

            2.    Item 4 is hereby amended by adding the following:

                  "Commencement Date for the 41 Discovery Building: September 1,
                  2003."

            3.    Item 5 is hereby amended by adding the following:

                  "The Term for the 41 Discovery Building shall commence on the
                  Commencement Date for the 41 Discovery Building and shall,
                  unless otherwise terminated in accordance with the terms of
                  this Lease, expire on June 30, 2006. The Term of the Lease for
                  the 47 Discovery Building and for the 49 Discovery Building
                  shall continue to expire, as provided by the express terms of
                  the Lease, on October 31, 2005."

                                       1
<PAGE>
            4.    Item 6 is hereby amended by adding the following:

                  "Basic Rent for the 41 Discovery Building: Commencing on the
                  Commencement Date for the 41 Discovery Building, the Basic
                  Rent for the 41 Discovery Building shall be One Hundred Five
                  Thousand Three Hundred Twenty-Seven Dollars ($105,327.00) per
                  month, based on $2.35 per rentable square foot.

                  Basic Rent for the 41 Discovery Building is subject to
                  adjustment as follows:

                  Commencing on July 1, 2004, the Basic Rent for the 41
                  Discovery Building shall be One Hundred Seven Thousand Five
                  Hundred Sixty-Eight Dollars ($107,568.00) per month, based on
                  $2.40 per rentable square foot.

                  Commencing on July 1, 2005, the Basic Rent for the 41
                  Discovery Building shall be One Hundred Nine Thousand Eight
                  Hundred Nine Dollars ($109,809.00) per month, based on $2.45
                  per rentable square foot."

            5. Effective as of the Commencement Date for the 41 Discovery
            Building, Item 8 shall be deleted in its entirety and substituted
            therefor shall be the following:

                  "8. Floor Area of Premises: Approximately 152,760 rentable
                  square feet, comprised of the following:

                  41 Discovery Premises - approximately 44,820 rentable square
                  feet
                  47 Discovery Premises - approximately 53,220 rentable square
                  feet
                  49 Discovery Premises - approximately 54,720 rentable square
                  feet."

            6. Item 11 is hereby deleted in its entirety and substituted
            therefor shall be the following:

                  "11.  Additional Insureds:  None"

            7. Item 12 is hereby amended by deleting Landlord's address for
            payments and notices and substituted therefor shall be the
            following:

                  "LANDLORD

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

                  with a copy of notices to:

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

                                       2
<PAGE>
            8. Effective as of the Commencement Date for the 41 Discovery
            Building, Item 14 shall be deleted in its entirety and substituted
            therefor shall be the following:

                  "14. Vehicle Parking Spaces: Five Hundred Ninety-Two (592)
                  subject to adjustment at the rate of four (4) spaces per 1000
                  rentable square feet if additional space is added to the
                  Premises. Tenant shall have the right to mark up to a total of
                  twenty (20) spaces in the area designated on Exhibit A-1
                  (attached to the Lease) as "Broadcom Visitor".

      B. Landlord's Responsibilities. The provisions of Section 2.4 of the Lease
shall apply to the 41 Discovery Building except that the references to twelve
(12) months from the Commencement Date shall mean twelve (12) months from the
Commencement Date for the 41 Discovery Building.

      C. Right to Extend Lease Term. Tenant's right to extend the Term of the
Lease pursuant to Section 3.3 of the Lease shall be effective as to the entire
Premises; provided that Tenant, in Tenant's sole discretion, may elect to
exercise the extension right granted therein with respect to one or two of the
Buildings only by indicating specifically in the Commitment Notice as to which
of the Buildings Tenant's election is effective. Tenant, however, shall not have
the right to extend the Term as to portions only of the rentable space of any
Building. Tenant's failure to so designate one and/or two of the Buildings,
rather than the entire Premises, for lease during the extended Term shall be
deemed Tenant's extension of the Term for the entire Premises. If Tenant elects
to extend the Term with respect to one or two of the Buildings only, Landlord
and Tenant shall enter into a written amendment to accurately reflect the Basic
Lease Provisions for the Building(s) so elected for extension, and Tenant shall
fulfill all of its surrender obligations with respect to the Building(s) to be
surrendered at the expiration of the initial Term.

      D. Signage. Tenant's right to exterior signage on the "Building" set forth
in Section 5.2 of the Lease shall apply to each of the 41, 47 and 49 Discovery
Buildings individually, and not to the Premises as a whole.

      E. Floor Plan of the 41 Discovery Building. As used herein, the "41
Discovery Building" shall mean the space described in Exhibit A attached to this
Amendment. From and after the date of this Amendment, the 41 Discovery Building
collectively with the 47 Discovery Building and the 49 Discovery Building
described on EXHIBIT A attached to the Lease, shall constitute the "Premises" as
defined in Section 2.1 of the Lease.

      F. Tenant Improvements. Landlord hereby agrees to complete the Tenant
Improvements for the 41 Discovery Premises in accordance with the provisions of
Exhibit B, Work Letter, attached hereto.

IV.   GENERAL.

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

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

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

      D. Defined Terms. All words commencing with initial capital letters in
this Amendment and defined in the Lease shall have the same meaning in this
Amendment as in the Lease, unless they are otherwise defined in this Amendment.

                                       3
<PAGE>
      E. Corporate and Partnership Authority. If Tenant is a corporation or
partnership, or is comprised of either or both of them, each individual
executing this Amendment for the corporation or partnership represents that he
or she is duly authorized to execute and deliver this Amendment on behalf of the
corporation or partnership and that this Amendment is binding upon the
corporation or partnership in accordance with its terms.

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

V.    EXECUTION.

      Landlord and Tenant executed this Amendment on the date as set forth in
"I. PARTIES AND DATE." above.

<TABLE>
<S>                                            <C>
LANDLORD:                                      TENANT:

THE IRVINE COMPANY                             BROADCOM CORPORATION,
                                               a California corporation

By:/s/ Donald S. McNutt                        By:/s/ William J. Ruehle
   --------------------------------------         ---------------------------------------
   Donald S. McNutt, Senior Vice President        William J. Ruehle
   Leasing, Office Properties                     Vice President and
                                                  Chief Financial Officer

By:/s/ Steven E. Claton
   ---------------------------------
   Steven E. Claton, Vice President
   Operations, Office Properties
</TABLE>

                                       4

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