Document:

Lease dated 07/25/05 between Canyon National Bank and DBP Investments, LLC

 Exhibit 10.8 
  

			
	

	  	 AIR COMMERCIAL REAL ESTATE ASSOCIATION

		  	STANDARD MULTI-TENANT OFFICE LEASE - NET

 1. Basic Provisions (“Basic Provisions”). 
 1.1 Parties: This Lease (“ Lease”). dated for reference purposes only July 25, 2005 is made by and between DBP Investments L.L.C., a
Washington limited liability company (“Lessor”) and Canyon National Bank. (“Lessee”), (collectively the “Parties”, or individually a “Party”). 
 1.2(a) Premises: That certain portion of the Project (as defined below), known as Suite Number(s) 100, 1st floor(s). consisting of approximately
2,948 rentable square feet and approximately 2,636 useable square feet (“Premises”). The Premises are located at: 38-620 El Cerrito Road. In the City of Palm Desert, County of Riverside, State of CA, with zip code 92211. In addition to
Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Areas (as defined in Paragraph 2.7 below) as hereinafter specified, but shall not have any rights to the roof, the
exterior walls, the area above the dropped ceilings, or the utility raceways of the building containing the Premises (“Building”) or to any other buildings In the Project. The Premises, the Building, the Common Areas, the land upon which
they are located, along with all other buildings and improvements thereon, are herein collectively referred to as the “Project.” The Project consists of approximately 21, 439 rentable square feet. (See also Paragraph 2) 
 1.2(b) Parking: 12 * unreserved and None reserved vehicle parking spaces at a monthly cost of $ N/A per unreserved space and $ N/A per reserved
space. (See Paragraph 2.5) * lessor agrees to identify three (3) of such spaces in front of Premises as “20-minute parking.” 
 1.3
Term: Ten (10) years end No months (“Original Term”) commencing See Addendum A (“Commencement Date”) and ending See Addendum A (“Expiration Date”). (See also Paragraph 3) 
 1.4 Early Possession: See Addendum A (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3) 
 1.5 Base Rent: $6, 043.40 per month (“Bass Rent)”, payable on the First (1st) day of each month commencing Commencement Date. (See also
Paragraph 4) 
  

	þ	if this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. 

 1.6 Lessee’s Share of Operating Expenses: Fourteen percent (14 %)(‘Lessee’s Share”). 
 Lessee’s Share has been calculated by dividing the approximate rentable square footage of the Premises by the total approximate square footage of the rentable space
contained In the Project and shall not be subject to revision except in connection with an actual change In the size of the Premises or a change in the space available for lease In the Project. 
 1.7 Base Rent and Other Monles Paid Upon Execution: 
 (a) Base Rent: $6, 043.40 for the period First month of term. 
 (b) Operating
Expenses: $1,591.92 for the period First month of term. 
 (c) Security Deposit: $7,500.00 (“Security
Deposit”). (See also Paragraph 5) 
 (d) Parking: $0.00 for the period
                                        
                    . 
 (e) Other: $0.00 for
                                        
                        . 
 (f) Total Due Upon Execution of this Lease: $15,135.32. 
 1.8 Agreed Use: Bank and
administrative offices. (See also Paragraph 6) 
 1.9 Insuring Party: Lessor is the “Insuring Party”. (See also Paragraph 8)

 1.10 Real Estate Brokers: (Sea also Paragraph 15) 
 (a) Representation: The Following real estate brokers (the “Brokers”) and brokerage relationships exist In this
transaction (check applicable boxes): 
  

	þ	Wilson Johnson Commercial Real Estate represents Lessor exclusively (“Lessor’s Broker”); 

  

	 ̈	_________________________________ represents Lessee exclusively (Lesse’s Broker”); or 

  

	 ̈	_________________________________ represents both Lessor and Lessee (“Dual Agency”). 

 (b) Payment to Brokers: Upon execution and delivery of this Lease by both Parties. Lessor shall pay to the Brokers the brokerage
fee agreed to in a separate written agreement. 
 1.11 Guarantor: The obligations of the Lessee under this Lease shall be guaranteed
by N/A (“Guarantor”). (See also Paragraph 37) 
 1.12 Business Hours for the Building: 8:00 a.m. to 6:00 p.m., Mondays
through Fridays (except Building Holidays) and 8:00 a.m. to 6:00 p.m. on Saturday (except Building Holidays). “Building Holidays” shall mean the dates of observation of New Year’s Day, Presidents Day, Memorial Day, Independence Day,
Labor day, Thanksgiving Day, Christmas Day, and other recognized holidays . 
  

					
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 1.13 Lessor Supplied Services: Notwithstanding the provisions or Paragraph 11.1, Lessor is NOT
obligated to provide the following: 
  

	þ	Janitorial services 

  

	 ̈	Electricity 

  

	 ̈	Other (specify) __________________________________________________________________________________________ 

 1.14 Attachments. Attached hereto are the following all of Which constitute a part of this Lease: 
  

	þ	an Addendum consisting of paragraphs
                                        
through
                                         :

  

	þ	a plot plan depicting the Premises; 

  

	þ	a current set of the Rules and Regulations; 

  

	þ	a Work Letter; 

  

	 ̈	a janitorial schedule; 

  

	 ̈	Other (specify) : ____________________________________________________________________________________ 

	_____________________________________________________________________________________________________	

 2. Premises. 
 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the
terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size set forth in this Lease, or that may have been used in calculating Rent, is an approximation which the Parties agree is reasonable and
any payments based thereon are not subject to revision whether or not the actual size is more or less. Note: lessee is advised to verify the actual size prior to executing this Lease. 
 2.2 Condition. Lessor shall deliver the Premises to Lessee in a clean condition on the Commencement Date or the Early Possession Date, whichever
first occurs (“Start Date”), and warrants that the existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), and all other Items which the Lessor is obligated to
construct pursuant to the Work Letter attached hereto, if any, other than those constructed by Lessee, shall be in good operating condition on said date. 
 2.3 Compliance. Lessor warrants that the improvements comprising the Premises and the Common Areas comply with the building codes that were in effect at the time that each such improvement, or portion thereof,
was constructed, and also with all applicable laws, covenants or restrictions of record, regulations, and ordinances (“Applicable Requirements”) in effect on the Start Date. Said warranty does not apply to the use to which Lessee will put
the Premises, modifications which may be required by the Americans with Disabilities Act or Any similar laws as a result of Lessee’s use (see Paragraph 50), or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or
to be made by lessee, NOTE: Lessee is responsible for determining whether or not the zoning and other Applicable Requirement are appropriate for Lessee’s Intended use and acknowledges that past uses of the Premises may no longer be allowed. If
the Premises do not comply with said warranty, Lessor shall, except as otherwise provided, promptly after receipt of written notice form Lessee selling forth with specificity the nature and extent of such non-compliance, rectify the same. If the
Applicable Requirements are hereafter changed so as to require during the term of this Lease the construction of an addition to or an alteration of the Premises, the remediation of any Hazardous Substance, or the reinforcement or other physical
modification of the Premises (“Capital Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows: 
 (a) Subject to Paragraph 2.3(c) below, If such Capital Expenditures are required as a result of the specific and unique use of the Premises by Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the
cost thereof, provided, however that if such Capital Expenditure is required during the last 2 years of this Lease and the cost thereof exceeds 6 month’s Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in
writing, within 10 days after receipt of Lessee’s termination notice that Lessor has elected to pay the difference between the actual cost thereof and the amount equal to 6 month’s Base Rent. If Lessee elects termination, Lessee shall
immediately cease the use of the Premises which requires such Capital Expenditure and deliver to Lessor written notice specifying a termination date at least 90 days thereafter. Such termination date shall, however, in no event be earlier than the
last day that Lessee could legally utilize the Premises without commencing such Capital Expenditure. 
 (b) If such Capital
Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as, governmentally mandated seismic modifications), then Lessor and Lessee shall allocate the cost of such Capital Expenditure as follows: Lessor shall
advance the funds necessary for such Capital Expenditure but Lessee shall be obligated to pay, each month during the remainder of the term of this Lease, on the date on which Base Rent is due an amount equal to the product of multiplying
Lessee’s share of the cost of such Capital Expenditure (the percentage specified in Paragraph 1.6 by a fraction, the numerator of which is one, and the denominator of which is 144 (ie. 1/144th of the cost per month). Lessee shall pay Interest
on the unamortized balance of Lessee’s share at a rate that is commercially reasonable in the judgment of Lessor’s accountants. Lessee may, however, prepay its obligation at any time. Provided, however, that if such Capital Expenditure is
required during the last 2 years of this lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon 90 days prior written notice to Lessee unless
Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure, if Lessor does not elect to terminate, and fails to lender its share of any such Capital
Expenditure. Lessee may advance such funds and deduct same, with interest from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance Lessor’s share, or if the balance of the Rent due and payable for
the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to Lessor. 
 (c) Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary unexpected, and
new Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use change in intensity of use, or modification to the Premises then, and in that event, Lessee shall be fully
responsible for the cost thereof, and Lessee shall not have any right to terminate this Lease. 
 2.4 Acknowledgements. Lessee
acknowledges that: (a) Lessee has been advised by Lessor and/or Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental
aspects and compliance with Applicable Requirements), and their suitability for Lessee’s intended use, (b) Leases has made such investigation as it deems necessary with reference to such matters and assumes all responsibility therefor as
the same relate to its occupancy of the Premises, and (c) neither Lessor, Lessor’s agents nor Brokers have made any oral or written representations or warranties with respect to said matters other than as set forth in this Lease. In addition,
Lessor acknowledges that: (i) Brokers have made no representation, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy the Premises and (ii) is Lessor’s sole responsibility to investigate the
financial capability and/or suitability of all proposed tenants. 
 2.5 Lessee as Prior Owner/Occupant. The warranties made by Lessor
in Paragraph 2 shall be of no force or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises. In such event Lessee shall be responsible for any necessary corrective work. 
 2.6 Vehicle Parking. So long as Lessee is not in default, and subject to the Rules and Regulations attached hereto, and as establish by Lessor
from time to time, Lessee shall be entitled to rent and use the number of parking spaces specified in Paragraph 1.2(b) at the rental rate applicable from time to time for monthly parking as set by Lessor and/or its licensee. 
 (a) if Lessee commits, permits or allows any of the prohibited activities described in the Lease or the rules then in effect, then Lessor
shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove or law away the vehicle involved and charge the cost to Lessee which cost shall be immediately payable upon demand by Lessor. 

(b) The monthly rent per parking space specified in Paragraph 1.2(b) is subject to change upon 30 days prior written notice to Lessee.
The rent for the parking is payable one month in advance prior to the first day of each calendar month. 
 2.7 Common Areas -
Definition. The term “Common Areas” is defined as all areas and facilities outside the Premises and within the exterior boundary line of the Project and interior utility raceways and installations within the Premises that are
provided and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other tenants of the Project and their respective employees, suppliers, shippers, customers, contractors, and invitees including, but not
limited to, common entrances, lobbies, corridors, stairwells, public restrooms, elevators, parking areas, loading and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas. 
 2.8 Common Areas - Lessee’s Rights. Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers, contractors,
customers and invitees, during the term of this Lease, the non-exclusive right, to use in common with others entitled to such use, the Common Areas as they exist from time to time subject to any rights, powers, and privileges reserved by Lessor
under the terms hereof or under the forms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store any
property temporarily, or permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at any time. In the event that any
unauthorized storage shall occur then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall be immediately payable upon
demand by Lessor. 
 2.9 Common Areas - Rules and Regulations. Lessor or such other person(s) as Lessor may appoint shall have the
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and management of the Common Areas and shall have the right, from time to time, to adopt, modify, amend and enforce reasonable rules and regulations
(“Rules and Regulations”) for the management, safety, care, and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the
Building and the Project and their invitees. The Lessee agrees to abide by and conform to all such Rules and Regulations, and to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor shall not
be responsible to Lessee for the non-compliance with said Rules and Regulations by other tenants of the Project. 
 2.10 Common Areas -
Changes. Lessor shall have the right, in Lessor’s sole discretion, from time to time: 
 (a) To make changes to the
Common Areas, including, without limitation, changes in the location, size, shape and number of the lobbies, windows, stairways, air shafts, elevators, escalators, restrooms, driveways, entrances, parking spaces, parking areas, loading and unloading
areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; 
 (b) To close temporarily any
of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; 
 (c) To
designate other land outside the boundaries of the Project to be a part of the Common Areas; 
 (d) To add additional
buildings and improvements to the Common Areas; 
 (e) To use the Common Areas while engaged in making additional
improvements, repairs or alterations to the Project, or any portion thereof; and 
 (f) To do and perform such other acts and
make such other changes in, to or with respect to the Common Areas and Project as Lessor may, in the exercise of sound business judgment, deem to be appropriate. 
 3. Term. 
 3.1 Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in
Paragraph 1.3. 
 3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the
obligation to pay Base Rent shall be abated for the period of such early possession. All other terms of this Lease (including but not limited to the obligations to pay Lessee’s Share of the Operating Expenses) shall, however, be in effect
during such period. Any such early possession shall not affect the Expiration Date. 
 3.3 Delay in Possession. Lessor agrees to use
its best commercially reasonable efforts to deliver possession of the Premises to Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession by such date, Lessor shall not be subject to any liability therefor,
nor shall such failure affect the validity of this Lease. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until Lessor delivers possession of the Premises and any period of rent abatement that Lessee would
otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. If
possession is not delivered within 60 days after the Commencement Date, as the same may be extended under the terms of any Work Letter executed be Parties, Lessee may, at its option, by notice in writing within 10 days after the end of such 60 day
period, cancel this Lease, in which event the Parties shall be discharged from all obligations hereunder. If such written notice is not received by Lessor within said 10 day period, Lessee’s right to cancel shall terminate. If possession of the
Premises is not delivered within 120 days after the Commencement Date, this Lease shall terminate unless other agreements are reached between Lessor and Lessee, in writing. 
 3.4 Lessee Compliance. Lessor shall not be required to deliver possession of the Premises to Lessee until Lessee complies with its obligation to
provide evidence of Insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Start Date. Including the payment of Rent, notwithstanding Lessor’s
election to withhold possession pending receipt of such evidence of Insurance. Further, if Lessee is required to perform any other conditions prior to or concurrent with the Start Date, the Start Date shall occur but Lessor may elect to withhold
possession until such conditions are satisfied. 
 4. Rent. 
 4.1. Rent Defined. All monetary obligations of Lessee to Lesser under the terms of this Lease (except for the Security Deposit) are deemed to be rent (“Rent”). 
 4.2 Operating Expenses. Lessee shall pay to Lessor during the term hereof, in addition to the Base Rent. Lessee’s Share of all Operating
Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following provisions: 
 (a) “Operating Expenses” include all costs incurred by Lessor relating to the ownership and operation of the Project, calculated as if the Project was at least 95% occupied, including, but not limited to, the following:

 (i) The operation, repair, and maintenance in neat, clean, safe, good order and condition, of the following: 
 (aa) The Common Areas, including their surfaces, coverings, decorative items, carpets, drapes and window coverings, and including parking
areas, loading and unloading areas, trash areas, roadways, sidewalks, walkways, stairways, parkways, driveways, landscaped areas, striping, bumpers, Irrigation systems. Common Area lighting facilities, building exteriors and roofs, fences and gates;

 (bb) All heating, air conditioning, plumbing, electrical systems, life safety equipment, communication systems and other
equipment used in common by, or for the benefit of, lessees or occupants of the Project, including elevators and escalators, tenant directories, fire detection systems including sprinkler system maintenance and repair. 
 (ii) Trash disposal, janitorial and security services, pest control services, and the costs of any environmental inspections; 

(iii) Any other service to be provided by Lessor that is elsewhere in this Lease stated to be an “Operating Expense”;

 (iv) The cost of the premiums for the insurance policies maintained by Lessor pursuant to paragraph B and any deductible
portion of an insured loss concerning the Building or the Common Areas; 
 (v) The amount of the Real Property Taxes payable
by Lessor pursuant to paragraph 10; 
 (vi) The cost of water, sewer, gas, electricity, and other publicly mandated services
not separately metered; 
 (vii) Labor, salaries, and applicable fringe benefits and costs, materials, supplies and tools,
used in maintaining and/or cleaning the Project and accounting and management fees attributable to the operation of the Project; 
 (viii) The cost of any Capital Expenditure to the Building or the Project not covered under the provisions of Paragraph 2.3 provided; however, that Lessor shall allocate the cost of any such Capital Expenditure over a 12 year period and
Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the cost of such Capital Expenditure in any given month; 
 (ix) Replacement of equipment or improvements that have a useful life for accounting purposes of 5 years or less; 
 (x) Assessments made on or with respect to the Project made pursuant to the CC&Rs affecting the Project. 
 (b) Any term of Operating Expense that is specifically attributable to the Premises, the Building or to any other building in the Project or to the operation, repair and maintenance thereof, shall be allocated
entirely to such Premises, Building, or other building. However, any such item that is not specifically attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor
to all buildings in the Project. 
 (c) The inclusion of the improvements, facilities and services set forth in Subparagraph
4.2(a) shall not be deemed to impose an obligation upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere
in this Lease to provide the same or some of them. 
 (d) Upon the Commencement of the Lease Term, and thereafter prior to the
commencement of each calendar year occurring wholly or partially within the Term, Lessor shall estimate the annual Operating Expenses payable by Lessee pursuant to this provision, and Lessee shall pay to Lessor on the first day of each month in
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amount. In the event that during any calendar year of the Term, Lessor determines that the actual Operating Expenses for such year will exceed the estimated
Operating Expenses, Lessor may revise such estimate by written notice to Lessee, and Lessee shall pay to Lessor, concurrently with the regular monthly rent payment next due following the receipt of the revised estimate, an amount equal to one
monthly Installment thereof multiplied by the number of months expired during such calendar year to and including the month of such payment. Subsequent installments shall be payable concurrently with the regular monthly Base Rent due for the balance
of the calendar year and shall continue until the next calendar year’s estimate is rendered. Within one hundred eighty (180) days following the end of each year. Lessor shall provide Lessee with a written statement of the actual total
Operating Expenses for such year and there shall be an adjustment made to account for any difference between Lessee’s Share of the actual and the estimated Operating Expenses for the previous year. If Lessee has overpaid the amount of Operating
Expenses owing pursuant to this provision. Lessor shall, provided Lessee is not in default hereunder, credit such overpayment to Lessee’s account. If Lessee has underpaid the amount of Operating Expenses owing pursuant to this provision, Lessee
shall pay the total amount of such deficiency to Lessor as Additional Rent with the next payment of Base Rent due under this Lease following delivery of written notice of said deficiency from Lessor to Lessee. Lessor shall keep its books of account
and records concerning Operating Expenses in compliance with generally accepted accounting principles and retain the same for two (2) years after the calendar year for which they were prepared. Unless Lessee objects in writing regarding specific
discrepancies in the Operating Expense calculations for any calendar year within sixty (60) days after receipt of Lessors final calculations for such calendar year, Lessee shall be deemed to have approved the same and to have waived the right
to object to such calculations. 
 (e) Operating Expenses shall not include the costs of replacement for equipment or capital
components such as the roof, foundations, exterior walls or a Common Area capital improvement, such as the parking lot paving, elevators, fences that have a useful life for accounting purposes of 5 years or more unless it is of the type described in
paragraph 4.2(a) (viii), in which case their cost shall be included as above provided. 
 (f) Operating Expenses shall not
include any expenses paid by any tenant directly to third parties, or as to which Lessor is otherwise reimbursed by any third party, other tenant, or by insurance proceeds. 
 4.3 Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States on or before the day on which it is
due, without offset or deduction (except as specifically permitted in this Lease). Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of said month.
Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due shall not be a waiver of
Lessor’s rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee
agrees to pay to Lessor the sum of $25 in addition to any Late Charge. Payments will be applied first to accrued late charges and attorney’s fees, second to accrued interest, then to Base Rent and Operating Expenses, and any remaining amount to
any other outstanding charges or costs. 
 5. Security Deposit. Lessee shall deposit wish Lessor upon execution hereof the Security Deposit as security for
Lessee’s faithful performance of its obligations under this Lease. If Lessee fails to pay Rent or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount due
Lessor or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any portion of the Security Deposit, Lessee shall within 10 days after
written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent increases during the term of this Lease, Lessee shall, upon written request from Lessor,
deposit additional moneys with Lessor so that the total amount of the Security Deposit shall at all times bear the same proportion to the increased Base Rent as the initial Security Deposit bore to the initial Base Rent Should the Agreed Use be
amended to accommodate a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security Deposit to the extent necessary, in Lessor’s reasonable judgment, to account for
any increased wear and tear that the Premises may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condition of Lessee is, in Lessor’s reasonable judgment,
significantly reduced, Lessee shall deposit such additional monies with Lessor as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such change in financial condition. Lessor shall not be required to
keep the Security Deposit separate from its general accounts. Within 14 days, after the expiration or termination of this Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent, and otherwise within 30 days after the Premises have
been vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment
for any monies to be paid by Lessee under this Lease. 
 6. Use. 
 6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable thereto, and for no other purpose. Lessee shall not use or permit the use of the
Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Lessor shall not unreasonably withhold of delay its consent to any written request for
a modification of the Agreed Use, so long as the same will not impair the structural integrity of the improvements of the Building, will not adversely affect the mechanical, electrical, HVAC, and other systems of the Building, and/or will not affect
the exterior appearance of the Building, if Lessor elects to withhold consent. Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation of Lessor’s objections to the change in
the Agreed Use. 
 6.2 Hazardous Substances. 
 (a) Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean any product, substance, or
waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be on the Premises, is either: (i) potentially injurious to the public health, safety or welfare,
the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of Lessor to any governmental agency or third party under any applicable statute or common law theory.
Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof. Lessee shall not engage in any activity in or on the Premises which constitutes a
Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee’s expense) with all Applicable Requirements. “Reportable Use” shall mean (I) the installation or use of
any above or below ground storage tank, (II) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business plan is
required to be filed with, any governmental authority, and/or (III) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises
or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be used in the normal course of the Agreed Use such as ordinary office supplies (copier toner, liquid paper, glue,
etc.) and common household cleaning material, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or damage
or expose Lessor to any liability therefor, in addition, lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the
environment against damage, contamination. Injury and/or liability, Including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or
increasing the Security Deposit. 
 (b) Duty to inform Lessor. If Lessee Knows, or has reasonable cause to believe, that a
Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report,
notice, claim or other documentation which it has concerning the presence of such Hazardous Substance. 
 (c) Lessee
Remediation. Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, comply with
all Applicable Requirements and take all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the
Premises or neighboring properties, that was caused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party.

  

					
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 (d) Lessee Indemnification. Lessee shall Indemnify, defend and hold Lessor, its agents,
Employees, tenders and ground lessor, if any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any
Hazardous Substance brought onto the Premises by or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from
areas outside of the Project not caused or contributed to by Lessee). Lessee’s obligations shall include, but not be limited to, the effects of any contamination or injury to person, properly or the environment created or suffered by Lessee,
and the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release
Lessee from its obligations under this lease with respect to Hazardous Substances, unless specifically so agreed by Lessor in writing at the time of such agreement. 
 (e) Lessor Indemnification. Lessor and its successors and assigns shall Indemnify, defend, reimburse and hold Lessee, its employees and
lenders, harmless from and against any and all environmental damages, including the cost of remediation, which result from Hazardous Substances which existed on the Premises prior to Lessee’s occupancy or which are caused by the gross
negligence or willful misconduct of Lessor, its agents or employees, Lessor’s obligations, as and when required by the Applicable Requirements, shall include, but not be limited to, the cost of investigation, removal, remediation, restoration
and/or abatement, and shall survive the expiration or termination of this Lease. 
 (f) Investigations and Remediation. Lessor
shall retain the responsibility and pay for any investigations or remediation measures required by governmental entities having Jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to Lessee’s occupancy,
unless such remediation measure is required as a result of Lessee’s use (Including “Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall
cooperate fully in any such activities at the request of Lessor, including allowing Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s Investigative and remedial
responsibilities. 
 (g) Lessor Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during
the term of this Lease, unless Leases is legally responsible therefor (in which case Lessee shall make the Investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and affect, but
subject to lessor’s rights under Paragraph 8.2(d) and Paragraph 13), Lessor may at Lessor’s option, either (I) Investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s
expense, in which event this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee,
within 30 days after receipt by Lessor of Knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the data 60 days following the data of such notice. In the event Lessor elects to give
a termination notice, lessee may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times
the then monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with sold funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect,
and Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease
shall terminate as of the date specified in Lessor’s notice of terminator. 
 6.3 Lessee’s Compliance with Applicable
Requirements. Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire
Insurance underwriter or rating bureau, and the recommendations of Lessor’s engineers end/or consultants which relate in any manner to the Premises, without regard to whether said requirements are now in effect or become effective after the
Start Date. Lessee shall, within 10 days after receipt of Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements
specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or Involving the failure of
Lessee or the Premises to comply with any Applicable Requirements. 
 6.4 Inspection; Compliance. Lessor and Lessor’s
“Lender” (as defined in Paragraph 30) and consultants shall have the right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and
for verifying compliance by Lessee with this Lease. The cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a Hazardous Substance Condition (see paragraph 9.1) is found to exist or be imminent, or
the inspection is requested or ordered by a governmental authority. In such case, Lessee shall upon request reimburse Lessor for the cost of such inspectors, is long as such inspection is reasonably related to the violation or contamination.

 7. Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations. 
 7.1 Lessee’s Obligations. Notwithstanding Lessor’s obligation to keep the premises in good condition and repair, Lessee shall be
responsible for payment of the cost thereof to Lessor as additional rent for that portion of the cost of any maintenance and repair of the Premises, or any equipment (wherever located) that serves only Lessee or the Premises, to the extant such cost
is attributable to causes beyond normal wear and tear. Lessee shall be responsible for the cost of painting, repairing or replacing wall coverings, and to repair or replace any improvements with the Premises. Lessor may, at its option, upon
reasonable notice, elect to have Lessee perform any particular such maintenance or repairs the cost of which is otherwise Lessee’s responsibility hereunder. 
 7.2 Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Operating Expenses), 6 (Use). 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14
(Condemnation), Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order, condition and repair the foundations, exterior walls, structural condition of Interior bearing walls, exterior roof, fire sprinkler system, fire
alarm and/or smoke detection systems, fire hydrants, and the Common Areas. Lessee expressly waives the benefit of any statute now or hereafter in effect to the extent it is inconsistent with the terms of this Lease. 
 7.3 Utility Installations; Trade Fixtures; Alterations. 
 (a) Definitions. The term “Utility Installations” refers to all floor and window coverings, air lines, vacuum lines, power
panels, electrical distribution, security and fire protection systems, communication cabling, lighting fixtures, HVAC equipment, and plumbing in or on the Premises. The term “Trade Fixtures” shall mean Lessee’s machinery and equipment
that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility Installations or Trade Futures, whether by addition or deletion “Lessee
Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a). 
 (b) Consent, Lessee shall not make any Alterations or Utility installations to the Premises without lessor’s prior written
consent. Lessee may, however, make non-structural Utility Installations to the Interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible from the outside, do not involve puncturing,
relocating or removing the roof, ceilings, floors or any existing walls, will not affect the electrical, plumbing, HVAC, and/or life safely systems, and the cumulative cost thereof during this Lease as extended does not exceed $2000. Notwithstanding
the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor, Lessor may, as a precondition to granting such approval, require Lessee to Utilize a contractor
chosen and/or approved by Lessor. Any Alterations or Utility installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans. Consent shall be deemed
conditioned upon Lessee’s: (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and (iii) compliance with all
conditions of said, permits and other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility installations shall be performed In a workmanlike manner with good and sufficient materials. Lessee shall promptly upon
completion furnish Lessor with asbuill plans and specifications. For work which costs an amount in excess of one month’s Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in an amount equal to 150% of
the estimated cost of such Alteration or Utility installation and/or upon Lessee’s posting an additional Security Deposit wills Lessor. 
 (c) Liens; Bonds. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for Lessee on the Premises, which claims are or may be secured by any
mechanic’s or material men’s lien against the Premises or any interest therein. Lessee shall give Lessor not lees than 10 days notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to
post notices of non-responsibility. if Lessee shall contest the validity of any such lein, claim or demand, then Lessee shall, at Its sale expense defend and protect Itself, Lessor and the Premises against the same and shall pay and satisfy any such
adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish a surely bond in an amount equal to 150% of the amount of such contested lien, claim or demand, Indemnifying Lessor against
liability for the same, if Lesser elects to principal in any such action, Lessee shall pay Lessor’s attorneys’ fees and costs. 
 7.4 Ownership; Removal; Surrender; and Restoration. 
 (a) Ownership. Subject to Lessor’s right to
require removal or elect ownership as hereinafter provided, all Alterations and Utility Installations made by Lessee shall be the properly of Lessee, but considered a part of the Premises. Lessor may, as any time, elect in writing to be the owner of
all or any specified part of the lessee Owned Alterations and Utility Installations. Unless otherwise instructed per paragraph 7.4(b)) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this
Lease, become the property of Lessor and be surrendered by Lessee with the Premises. 
  

					
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 (b) Removal. By delivery to Lessee of written notice from Lessor not earlier than 90 and
not later than 30 days prior to the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease. Lessor may require the removal at any
time of all or any part of any Lessee Owned Alterations or Utility installations made without the required consent. 
 (c)
Surrender; Restoration. Lessee shall surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof clean and free of debris, and in good operating order, condition and state
of repair, ordinary wear and tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the foregoing, if this Lease is for 12 months
or less, then Lessee shall surrender the Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Leases shall repair any damage occasioned by the Installation, maintenance or removal of
Trade Fixtures, Lessee owned Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or far Lessee. Lessee shall also completely remove from the Premises any and all Hazardous
Substances brought onto the Premises by or for Lessee, or any third party (except Hazardous Substances which were deposited via underground migration from areas outside of the Project) even if such removal would require Lessee to perform or pay for
work that exceeds statutory requirements. Trade Fixtures shall remain the property of Leases and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of
Lessor shall constitute a holdover under the provisions of Paragraph 26 below. 
 8. Insurance; Indemnity. 
 8.1 Insurance Premiums. The cost of the premiums for the insurance policies maintained by Lessor pursuant to paragraph 8 are included as Operating
Expenses (see paragraph 4.2 (a)(iv)). Said costs shall include increases in the premiums resulting from additional coverage related to requirements of the holder of a mortgage or deed of trust covering the Premises, Building and/or Project,
increased valuation of the Premises, Building and/or Project, and/or a general premium rate increase. Said costs shall not, however, include any premium increases resulting from the nature of the occupancy of any other tenant of the Building.

 8.2 Liability Insurance. 
 (a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting Lessee, the Desert Business Park Property Owner’s Association and Lessor as an additional
insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such Insurance shall be on an occurrence basis
providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000, an “Additional Insured-Managers or Lessors of Premises Endorsement” and contain the “Amendment
of the Pollution Exclusion Endorsement” for damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall (include coverage far
liability assumed under this Lease as an “Insured contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however, limit the liability of Lessee nor relieve Lessee of
any obligation hereunder. All insurance carried by Lessee shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. 
 (b) Carried by Lessor. Lessor may, in its sole discretion, maintain liability insurance as described in Paragraph 8.2(a), in addition to,
and not in lieu of, the insurance required to be maintained by Lessee, Lessee shall not be named as an additional insured therein. 
 8.3
Property Insurance - Building, Improvements and Rental Value. 
 (a) Building and Improvements. Lessor shall obtain and
keep in force a policy or policies of insurance in the name of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender Insuring loss or damage to the Building and/or Project. The amount of such insurance shall be equal to the full
replacement cost of the Building and/or Project, as the same shall exist from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee Owned Alterations
and Utility Installations, Trade Fixtures, and Lessee’s personal property shall be insured by Lessee under Paragraph 8.4. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of
direct physical loss or damage (except the perils of flood and/or earthquake unless required by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction
or replacement of any portion of the Premises as the result of a covered loss. Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing
an increase in the annual property insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. 
 (b) Rental Value. Lessor, may, in its sole discretion, shall also obtain and keep in force a policy or policies in the name of Lessor with
loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value Insurance”). Said insurance shall contain an agreed valuation provision
in lieu of any coinsurance clause and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period. 
 (c) Adjacent Promises. Lessee shall pay for any increase in the premiums for the property insurance of the Building and for the Common
Areas or other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 
 (d) Lessee’s Improvements. Since Lessor is the Insuring Party, Lessor shall not be required to Insure Lessee Owned Alterations and Utility Installations unless the item in question has become the property of
Lessor under the terms of this Lease. 
 8.4 Lessee’s Property; Business Interruption Insurance. 
 (a) Property Damage. Lessee shall obtain and maintain insurance coverage on all of Lessee’s personal property, Trade Fixtures, and
Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The proceeds from any such insurance shall be used by Lessee for the replacement of
personal property. Trade Fixtures and Lessee Owned Alterations and Utility installations. Lessee shall provide Lessor with written evidence that such insurance is in force. 
 (b) Business Interruption. Lessee shall obtain and maintain loss of income and extra expense insurance in amounts as will reimburse Lessee
for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Losses or attributable to prevention of access to the Premises as a result of such perils. 
 (c) No Representation of Adequate Coverage. Lessor makes no representation that the limits or forms of coverage of insurance specified
herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 
 8.5 Insurance Policies.
Insurance required herein shall be by companies duly licensed or admitted to transact business in the state where the Premises are located, and maintaining during the policy term’s “General Policyholders Rating” of at least A, X as
set forth in the most current issue of “Best’s Insurance Guide”, or such other rating as may be required by a Lender. Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall,
prior to the Start Date, deliver to lessor certified copies of policies of such insurance or certificates evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or subject to modification except after 30
days prior written notice to Lessor, Lessee shall, at least 30 days prior to the expiration of such policies, furnish Lessor with evidence of renewals or “Insurance binders” evidencing renewal thereof, or Lessor may order such insurance
and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall
fail to procure and maintain the Insurance required to be carried by it, the other Partly may, but shall not be required to, procure and maintain tie same. 
 8.6 Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve the other, and waive their entire right to recover damages against the other, for
loss of or damage to its property arising out of or incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable
hereto. The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that such companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby.

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

8.8 Exemption of Lessor from Liability. Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise or other
property of Lessees, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the
breakage, leakage, obstruction or other defects of pipes, fire 

  

					
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sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions
arising upon the Premises or upon other portions of the Building, or from other sources or places. Lessor shall not be liable for any damages arising from any act or neglect of any other tenant of Lessor nor from the failure of Lessor to enforce the
provisions of any other lease in the Project. Notwithstanding Lessor’s negligence or breach of this Lease. Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of Income or profit therefrom.

 9. Damage or Destruction. 
 9.1
Definitions. 
 (a) “Premises Partial Damage” shall mean damage or destruction to the improvements on the
Premises, other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent.
Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 
 (b) “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot
reasonably be repaired in 3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 8 month’s Base Rent. Lessor shall notify Lessee in writing within 30 days from the date of the damage or
destruction as to whether or not the damage is Partial at Total. 
 (c) “Insured Loss” shall mean damage or
destruction to improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the Insurance described in Paragraph B.3(a), irrespective of any
deductible amounts or coverage limits involved. 
 (d) “Replacement Cost” shall mean the cost to repair or rebuild
the improvements owned by Lessor at the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for
depreciation. 
 (e) “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving
the presence of, or a contamination by, a Hazardous Substance as defined in Paragraph 5.2(a), in, on, or under the Premises which requires repair, remediation, or 
 9.2 Partial Damage Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee
Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the
total cost to repair of which is $5,000 or less, and, In such event, Lessor shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing, if the required Insurance was not in
force or the Insurance proceeds are not sufficient to effect such repair, the insuring Party shall promptly contribute the shortage in proceeds as and when required to complete said repairs. In the event, however, such shortage was due to the fact
that, by reason of the unique nature of the improvements, full replacement cost Insurance coverage was not commercially reasonable and available. Lessor shall have no obligation to pay for the shortage in insurance proceeds or to fully restore the
unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate assurance thereof, within 10 days following receipt of written notice of such shortage and request therefor, if Lessor receives said funds or
adequate assurance thereof within said 10 day period, the party responsible for making the repairs shall complete them as soon as reasonably possible and this Lease shall remain in full force and effect. If such funds or assurance are not received,
Lessor may nevertheless elect by written notice to Lessee within 10 days thereafter to: (I) make such restoration and repair as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in
full force and effect, or (II) have this tease terminate 30 days thereafter. Lessee shall not be entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or
earthquake shall be subject to Paragraph 9.3, notwithstanding that there may be some Insurance coverage, but the net proceeds of any such Insurance shall be made available for the repairs if made by either Party. 
 9.3 Partial Damage Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent or willful act of
Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either, (i) repair such damage as soon as reasonably possible at Lessor’s expense, in which event this Lease shall continue in full force and
effect, or (II) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be effective 60 days following the date of such notice. In the event
Lessor elects to terminate this Lease. Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lessor of Lessee’s commitment to pay for the repair of such damage without reimbursement from
Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease shall continue in full force and effect, and Lessor shall proceed to make such repairs as
soon as reasonably possible after the required funds are available, if Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination notice. 
 9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, this Lease shall terminate 60 days following
such Destruction. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee. Lessor shall have the right to recover Lessor’s damages from Lessee, except as provided in Paragraph 8.6. 
 9.5 Damage Near End of Term. If at any time during the last 6 months of this Lease there is damage for which the cost to repair exceeds one
month’s Base Rent, whether or not an Insured Loss. Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination notice to Lessee within 30 days after the date of occurrence of
such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such option and (b) providing Lessor with any
shortage in Insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days after Lessee’s receipt of Lessor’s written notice purporting to terminate this Lease,
or (ii) the day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate assurance thereof) to cover any shortage in insurance proceeds, Lessor shall,
at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option and provide such funds or assurance during such
period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 
 9.6 Abatement of Rent; Lessee’s Remedies. 
 (a) Abatement. In the event of Premises Partial Damage of
Premises Total Destruction or a Hazardous Substance Condition for which Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated in
proportion to the degree to which Lessee’s use of the Premises is impaired, but not to exceed the proceeds received from the Rental Value Insurance. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have
no liability for any such damage, destruction, remediation, repair or restoration except as provided herein. 
 (b) Remedies.
If Lessor shall be obligated to repair or restore the Premises and does not commence, in a substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior to the
commencement of such repair or restoration, give written notice to Lessor and to any Lenders of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If
Lessee gives such notice and such repair or restoration is not commenced within 30 days thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall
continue in full force and effect. “Commence” shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 
 9.7 Termination: Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be
made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition return to Lessee so much of Lessee’s Security Deposit as has not been, or is not then required to be, used by Lessor.

 9.8 Walvo Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction of
the Premises with respect to this termination of this Lease and hereby waive the provisions of any present or future stalute to the extent inconsistent herewith. 
 10. Real Property Taxes. 
 10.1 Definitions. As used herein, the term “Real Property Taxes” shall include
any form of assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes); Improvement bond; and/or license fee imposed upon or levied against any legal or
equitable interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference to the
Project address and where the proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within which the Project is located. Real Property Taxes shall also include any tax, fee, levy, assessment or
charge, or any increase therein, imposed by reason of events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Project or any portion thereof or a change in the improvements thereon. 

10.2 Payment of Taxes. Except as otherwise provided in Paragraph 10.3, Lessor shall pay the Real Property Taxes applicable to the Project, and
said payments shall be included in the calculation of Operating Expenses in accordance with the provisions of Paragraph 4.2. 
  

					
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 10.3 Additional Improvements. Operating Expenses shall not include Real Property Taxes specified
in the tax assessor’s records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee
shall, however, pay to Lessor at the time Operating Expenses are payable under Paragraph 4.2, the entirely of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility installations placed upon the
Premises by Lessee or at Lessee’s request. 
 10.4 Joint Assessment. If the Building is not separately assessed. Real Property
Taxes allocated to the Building shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations
assigned in the assessor’s work sheets or such other information as may be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive. 
 10.5 Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations and
Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained in the Premises. When possible, Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any of Lessee’s said property shall be assessed with Lessor’s real property. Lessee shall pay Lessor the taxes attributable
to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable to Lessee’s property. 
 11.
Utilities and Services. 
 11.1 Services Provided by Lessor. Lessor shall provide heating, ventilation, air conditioning,
reasonable amounts of electricity for normal lighting and office machines, water for reasonable and normal drinking and lavatory use in connection with an office, and replacement light bulbs and/or fluorescent tubes and ballasts for standard
overhead fixtures. Lessor shall also provide janitorial services to the Premises and Common Areas 5 times per week, excluding Building Holidays, or pursuant to the attached Janitorial schedule. If any, Lessor shall not, however, be required to
provide janitorial services to kitchens or storage areas included within the Premises. 
 11.2 Services Exclusive to Lessee. Lessee
shall pay for all water, gas, heat, light, power, telephone and other utilities and services specially or exclusively supplied and/or metered exclusively to the Premises or to Lessee, together with any taxes thereon. If a service is deleted by
Paragraph 1.13 and such service is not separately metered to the Premises, Lessee shall pay at Lessor’s option, either Lessee’s Share or a reasonable proportion to be determined by Lessor of all charges for such jointly metered service.

 11.3 Hours of Service. Said services and utilities shall be provided during times set forth in Paragraph 1.12. Utilities and
services required __ other times shall be subject to advance request and reimbursement by Lessee to Lessor of the cost thereof. 
 11.4
Excess Usage by Lessee. Lessee shall not make connection to the utilities except by or through existing outlets and shall not install or use machinery or equipment in or about the Premises that uses excess water, lighting or power, or suffer
or permit any act that causes extra burden upon the utilities or services, including but not limited to security and trash services, over standard office usage for the Project. Lessor shall require Lessee to reimburse Lessor for any excess expenses
or costs that may arise out of a breach of this subparagraph by Lessee. Lessor may, in its sole discretion, install at Lessee’s expense supplemental equipment and/or separate metering applicable to Lessee’s excess usage or loading.

 11.5 Interruptions. There shall be no abatement of rent and Lessor shall not be liable in any respect whatsoever for the
inadequacy, stoppage, interruption or discontinuance of any utility of service due to riot, strike, labor dispute, breakdown, accident, repair or other cause beyond Lessor’s reasonable control or in cooperation with governmental request or
directions. 
 12. Assignment and Subletting. 
 12.1 Lessor’s Consent Required. 
 (a) Lessee shall not voluntarily or by operation of law assign,
transfer, mortgage or encumber (collectively, “assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent. 
 (b) Unless Lessee is a corporation and its stock is publicly traded on a national stock exchange, a change in the control of Lessee shall
constitute an assignment requiring consent. The transfer, on a cumulative basis, of 25% or more of the voting control of Lessee shall constitute a change in control for this purpose. 
 (c) The involvement of Lessee or its assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing,
transfer, leveraged layout or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results or will result in a reduction of the Net Worth of Lessee by an amount greater than 25% of such
Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has consented, or as it exists immediately prior to said transaction or transactions consulting such reduction,
whichever was or is greater, shall be considered on assignment of this Lease to which Lessor may withhold its consent. “Net Worth of Lessee” shall mean the net worth of Lessee (excluding any guarantors) established under generally accepted
accounting principles. 
 (d) An assignment or subletting without consent shall, at Lessor’s option, be a Default curable
after notice per Paragraph 13.1(c), or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease,
or (ii) upon 30 days written notice, Increase the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such Breach and rental adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee
shall be subject to similar adjustment to 110% price previously in effect, and (ii) all fixed and nonfixed rental adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted rent. 
 (e) Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injuctive relief,

 12.2 Terms and Conditions Applicable to Assignment and Subletting. 
 (a) Regardless of Lessor’s consent, no assignment or subletting shall: (I) be effective without the express written assumption
by such assignee or sublessee of the obligations of Lessee under this Lease (II) release Lessee of any obligations hereunder, or (III) after the primary liability of Lessee for the payment of Rent or for the performance of any other obligations to
be performed by Lessee. 
 (b) Lessor may accept Rent or performance of Lessee’s obligations from any person other than
Lessee pending approval or disapproval of an assignment Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise its remedies
for Lessee’s Default or Breach. 
 (c) Lessor’s consent to any assignment or subletting shall not constitute a
consent to any subsequent assignment or subletting. 
 (d) in the event of any Default or Breach by Lessee, Lessor may proceed
directly against Lessee, any Guarantors or anyone else responsible for the performance of Lessee’s obligations under this Lease, Including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or
entity responsible therefor to Lessor, or any security held by Lessor. 
 (e) Each request for consent to an assignment or
subletting shall be in writing, accompanied by Information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the
intended use and/or required modification of the Premises, if any. Lessee agrees to provide Lessor with such other or additional Information and/or documentation as may be reasonably requested. (See also Paragraph 36). 
 (f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be
deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Leasee during the term of said assignment or sublease, other than such obligations as are
contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing. 
 (g) Lessor’s consent to any assignment or subletting shall not transfer to the assignee or sublessee any Option granted to the original Lessee by this Lease unless such transfer is specifically consented to by Lessor in writing. (See
Paragraph 39.2) 
 12.3 Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting by
Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 
 (a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may collect such Rent and apply same toward Lessee’s obligations under this Lease;
provided, however, that until a Breach shall occur in the performance of Lessee’s obligations. Lessee may collect said Rent. Lessor shall not, by reason of the foregoing or any assignment of such sublease, nor by reason of the collection of
Rent, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice
from Lessor stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to became due under the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all
Rents to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 
 (b) In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall undertake the obligations of the sublessor under such sublease from the time
of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to such sublessor or for any prior Defaults or Breaches of such
sublessor. 
 (c) Any matter requiring the consent of the sublessor under a sublease Shall also require the consent of Lessor.

  

					
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 (d) No sublessee shall further assign or sublet all or any part of the Premises without
Lessor’s prior written consent. 
 (e) Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the
sublessee, who shall have the right to cure the Default of Lessee within the grace period. If any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the
sublessee. 
 13. Default; Breach; Remedies. 
 13.1 Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms, covenants, conditions of Rules and Regulations under this Lease. A “Breach” is defined as the
occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period: 
 (a) The abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of security, or where the coverage of the property insurance described in Paragraph 8.3 is
jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism. 
 (b) The
failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation
under this Lease which endangers or threatens life or property, where such failure continues for a period of 3 business days following written notice to Lessee. 
 (c) The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements, (ii) the
service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate, (v) a requested subordination, (vi) evidence concerning any guarantee and/or Guarantor, (vii) any document requested under
Paragraph 41 (easements), or (viii) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues for a period of 10 days following written notice to Lessee.

 (d) A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted
under Paragraph 2.9 hereof, other than those described in subparagraphs 13.1(a), (b) or (c), above, where such Default continues for a period of 30 days after written notice; provided, however, that if the nature of Lessee’s Default is
such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter diligently prosecutes such sure to completion. 
 (e) The occurrence of any of the following events: (i) the making of any general arrangement or assignment for the benefit of creditors:
(ii) becoming a “debtor” as defined in 11 U.S.C. _ 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within 60 days); (iii) the appointment of a trustee or receiver to take
possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within 30 days; or (iv) the attachment, execution or other judicial seizure of
substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 30 days: provided, however, in the event that any provision of this subparagraph (a) is
contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 
 (f) The discovery that any financial statement of Leases or of any Guarantor given to Lessor was materially false. 
 (g) If the performance of Lessee’s obligations under this Lease is guaranteed; (i) the death of a Guarantor, (ii) the termination of a Guarantor’s liability with respect to this lessee other
than in accordance with the terms of such guaranty. (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s refusal to honor the guaranty, or (v) a Guarantor’s breach of its guaranty
obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative assurance or security, which, when coupled with the then existing resources of Lessee, equals
or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease. 
 13.2
Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 10 days after written notice (or in case of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s
behalf, Including but not limited to the obtaining of reasonably required bonds, Insurance policies, or governmental licenses, permits or approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee upon
receipt of invoice therefor. If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its option, may require all future payments to be made by Lessee to be by cashier’s check. In the event of a
Breach, Lessor may, with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach: 
 (a) Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee
shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which
the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which
the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment
proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom. Including but not limited to the cost of recovering possession of the
Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term
of this Lease. The worth at the time of award of the amount referred to in provision (__) of the immediately preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within
which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover damages under Paragraph 12. If termination of
this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part
thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice
required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods
shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute. 
 (b) Continue the Lease and Lessee’s right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to
relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a termination of the Lessee’s right to possession. 
 (c) Pursue any other remedy now or hereafter available under the laws or Judicial decisions of the state wherein the premises are located.
The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof
or by reason of Lessee’s occupancy of the Premises. 
 13.3 Inducement Recapture. Any agreement for free or abated rent or other
charges, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which concessions are hereinafter referred to as “Inducement
Provisions”, shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease. Upon Breach of this Lease by Lessee, any such inducement Provision shall automatically be
deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such an Inducement Provision shall be immediately due and payable by
Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which initiated the operation of this paragraph shall not be deemed a waiver by Lessor of the provisions of
this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 
 13.4 Late Charges. Lessee hereby
acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and
accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee
shall pay to Lessor a onetime late charge equal to 10% of each such overdue amount or $100, whichever is greater. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of
such late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted
hereunder. In the event that a late charge is payable hereunder, whether or not collected, for 3 consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option,
become due and payable quarterly in advance. 
 13.5 Interest. Any monetary payment due Lessor hereunder, other than late charges, not
received by Lessor, when due as to scheduled payments (such as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to scheduled payments, or the 31st day after
it was due as to non-scheduled payments. The interest (“Interest”) charged shall be computed at the rate of 18% per annum but shall not exceed the maximum rate allowed by law. Interest is payable in addition to the potential late
charge provided for in Paragraph 13.4. 
 13.6 Breach by Lessor. 
 (a) Notice of Breach. Lessor shall not be deemed in breach of this Lease unless Lessor falls within a reasonable time to perform 

  

					
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an obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by
Lessor, and any Lender whose name and address shall have been furnished Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s
obligation is such that more than 30 days are reasonably required for its performance, then Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 
 (b) Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breach within 30 days after receipt
of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessee’s expense and pay such expenditure under protest, reserving Lessee’s right to seek
reimbursement from Lessor. Lessee shall document the cost of said cure and supply said documentation to Lessor. 
 14. Condemnation. If the Premises
or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning
authority takes title or possession, whichever first occurs. If more than 10% of the rentable floor area of the Premises, or more than 25% of Lessee’s Reserved Parking Spaces, if any, are taken by Condemnation, Lessee may, at Lessee’s
option, to be exercised in writing within 10 days after Lessor shall have given Lessee written notice of such taking (or in the absence of such notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease
as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the
Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation. Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation far diminution in
value of the leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee shall be entitled to any compensation for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without
regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and Utility installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the properly of the
Lessee and Lessee shall be entitled to any and all compensation which is payable therefor. In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation.

 15. Brokerage Fees. 
 15.3
Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that it has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this
Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith. Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against
liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably
incurred with respect thereto. 
 16. Estoppel Certificates. 
 (a) Each Party (as “Responding Party”) shall within 10 days after written notice from the other Party (the “Requesting
Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most current “Estoppel Certificate” form published by the AIR Commercial Real Estate Association, plus such additional
information, confirmation and/or statements as may be reasonably requested by the Requesting Party. 
 (b) If the Responding
Party shall fall to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting Party may execute an Estoppel Certificate stating that: (i). The Lease is in full force and effect without modification except as may be
represented by the Requesting Party, (II) there are no uncured defaults in the Requesting Party’s performance, and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance. Prospective
purchasers and encumbrances may rely upon the Requesting Party’s Estoppel Certificate, and the Responding Party shall be estopped from denying the truth of the facts contained in said Certificate. 
 (c) If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall deliver to any
potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements for the past 3 years. All such financial
statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 
 17.
Definition of Lessor. The term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In the
event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (In cash or by credit) any unused Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such
transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject to the
foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. 
 18.
Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof. 
 19. Days. Unless otherwise specifically indicated to the contrary, the word “days” as used in this Lease shall mean and refer to calendar days. 
 20. Limitation on Liability. The obligations of Lessor under this Lease shall not constitute personal obligations of Lessor or its partners, members, directors,
officers or shareholders, and Lessee shall look to the Project, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall not seek recourse against Lessor’s partners, members,
directors, officers or shareholders, or any of their personal assets for such satisfaction. 
 21. Time of Essence. Time is of the essence with
respect to the performance of all obligations to be performed or observed by the Parties under this Lease. 
 22. No Prior or Other Agreements; Broker
Disclaimer. This Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants
to the Brokers that it has made, and is relying solely upon, its own investigation as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises.
Brokers have no responsibility with respect thereto or with respect to any default or breach hereof by either Party. The liability (including court costs and attorneys’ fees), of an/ Broker with respect to negotiation, execution, delivery or
performance by either Lessor or Lessee under this Lease or any amendment or modification hereto shall be limited to an amount up to the fee received by such Broker pursuant to this Lessee; provided, however, that the foregoing limitation on each
Broker’s liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 23. Notices. 
 23.1 Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered in person (by
hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in this
paragraph 23. The addresses noted adjacent to a 

  

					
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Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other
specify a different address for notice, except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice, A copy of all notices to Lessor shall be concurrently transmitted to such party
or parties at such addresses as Lessor may from time to time hereafter designate in writing. 
 23.2 Date of Notice. Any notice sent
by registered or certified mail, return receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given 48
hours after the same is addressed as required herein and mailed with postage prepaid. Notices delivered by United States Express Mail or overnight courier that guarantee next day delivery shall be deemed given 24 hours after delivery of the same to
the Postal Service or courier. Notices transmitted by facsimile transmission or similar means shall be deemed delivered upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered
via delivery or mail. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. 
 24.
Waivers. No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term; covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same
or of any other term, covenant or condition hereof. Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be
construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent. The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by
Lessor on account of moneys or damages due Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically
agreed to in writing by Lessor at or before the time of deposit of such payment. 
 25. Disclosure Regarding The Nature
of a Real Estate Agency Relationship. 
 (a) When entering into a discussion with a real estate agent regarding a real
estate transaction, a Lessor or Lessee should from the outset understand what type of agency relationship or representation it has with the agent or agents in the transaction. Lessor and Lessee acknowledge being advised by the Brokers in this
transaction, as follows: 
 (i) Lessor’s Agent. A Lessor’s agent under a listing agreement with the Lessor
acts as the agent for the Lessor only. A Lessor’s agent or subagent has the following affirmative obligations: To the Lessor: A fiduciary duty of utmost care, integrity, honesty, and loyally in dealings wish the Lessor. To the Lessee
and the Lessor: a. Diligent exercise of reasonable skills and care in performance of the agent’s duties, b. A duty of honest and fair dealing and good faith. c. A duty to disclose all facts known to the agent materially affecting the
value or desirability of the property that are not known to, or within the diligent attention and observation of the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does
no involve the affirmative duties set forth above. 
 (ii) Lessee’s Agent. An agent can agree to act as agent for
the Lessee only. In these situations, the agent is not the Lessor’s agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor. An agent acting only for a Lessee has the
following affirmative obligations. To the Lessee: A fiduciary duty of utmost care, integrity, honesty, and loyally in dealings with the Lessee. To the Lessee and the Lessor: a. Diligent exercise of reasonable skills and care in
performance of the agent’s duties. b. A duty of honest and fair dealing and good faith. c. A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the
diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 
 (iii) Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate
licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative obligations to both
the Lessor and the Lessee: a. A fiduciary duty of utmost care, integrity, honesty and loyally in the dealings with either Lessor or the Lessee. b. Other duties to the Lessor and the Lessee as stated above in subparagraphs (i) or (ii). In
representing both Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that the Lessor will accept rent in an amount less than that indicated in the listing or that the Lessee is
willing to pay a higher rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee should carefully read all
agreements to assure that they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional. 
 (b) Brokers have no responsibility with respect to any default or breach hereof by either Party. The liability (including court costs and
attorneys, fees), of any Broker with respect to any breach of duty, error or omission relating to this Lease shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each
Broker’s liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 (c) Buyer and
Seller agree to Identify to Brokers as “Confidential” any communication or information given Brokers that is considered by such Party to be confidential. 
 26. No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease. In the event that Lessee holds over, then the Base Rent shall be increased to
150% of the Base Rent applicable immediately preceding the expiration or termination. Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee. 
 27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 
 28. Covenants and Conditions; Construction of Agreement. All provisions of this Lease to be observed or performed by Lessee are both covenants and conditions. In
construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease. Whenever required by the context, the singular shall include the plural and vice versa. This Lease shall not
be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 
 29. Binding
Effect; Choice of Law. This Lease shall be binding upon the Parties, their personal representatives, successors and assigns and be governed by the laws of the State in which the Premises are located. Any litigation between the Parties hereto
concerning this Lease shall be Initiated in the county in which the Premises are located. 
 30. Subordination; Attornment; NonDisturbance.

 30.1 Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed
of trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions
thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may elect
to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the
relative dates of the documentation or recordation thereof. 
 30.2 Attornment. In the event that Lessor transfers title to the
Premises, or the Premises are acquired by another upon the foreclosure or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such new
owner, and upon request, enter into a new lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of such new owner, this Lease shall automatically become a new
Lease between Lessee and such new owner, upon all of the terms and conditions hereof, for the remainder of the term hereof, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of
Lessor’s obligations hereunder, except that such new owner shall not; (a) be liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets or
defenses which Lessee might have against any prior lessor. (c) be bound by prepayment of more than one month’s rent, or (d) be liable for the return of any security deposit paid to any prior lessor. 
 30.3 NonDisturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease. Lessee’s subordination of
this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “NonDisturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of the Premises, and this
Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, within 60 days after the execution of this Lease and at Lessee’s
request. Lessor shall use its commercially reasonable efforts to obtain a NonDisturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event that Lessor is unable to provide the 

  

					
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Non-Disturbance Agreement within said 50 days, then Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution
and delivery of a Non-Disturbance Agreement. 
 30.4 SelfExecuting. The agreements contained in this Paragraph 30 shall be effective
without the execution of any further documents; provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may
be reasonably required to separately document any subordination, attornment and/or Non-Disturbance Agreement provided for herein. 
 31.
Attorneys’Fees. If any Party or Broker brings an action or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding,
action, or appeal thereon, shall be entitled to reasonable attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term,
“Prevailing Party” shall include, without limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or
Broker of its claim or defense. The attorneys’ fees award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall be
entitled of attorneys’ fees, costs and expenses incurred in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or
resulting Breach ($500 is a reasonable minimum per occurrence for such services and consultation). 
 32. Lessor’s Access; Showing Premises;
Repairs. Lessor and Lessor’s agents shall have the right to enter the Premises at any time. In the case of an emergency, and otherwise at reasonable times for the purpose of showing the same to prospective purchasers, lenders, or tenants,
and making such alterations, repairs, Improvements or additions to the Premises as Lessor may deem necessary or desirable and the erecting, using and maintaining of utilities, services, pipes and conduits through the Premises and/or other premises
as long as there is no material adverse effect to Lessee’s use of the Premises. All such activities shall be without abatement of rent or liability to Lessee. Lessor may at any time place on the Premises any ordinary “For Sale” signs
and Lessor may during the last 6 months of the term hereof place on the Premises any ordinary “For Lease” signs. In addition, Lessor shall have the right to retain keys to the Premises and to unlock all doors in or upon the Premises other
than to files, vaults and safes, and in the case of emergency to enter the Premises by any reasonably appropriate means, and any such entry shall not be deemed a forcible or unlawful entry or detainer of the Premises or an eviction. Lessee waives
any charges for damages or injuries or interference with Lessee’s property or business in connection therewith. 
 33. Auctions. Lessee shall not
conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s prior written consent. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction. 
 34. Signs. Lessee shall not place any sign upon the Project without Lessor’s prior written consent. 
 35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual
termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all existing
subtenancies. Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such even constitute the termination of
such interest. 
 36. Consents. Except as otherwise provided herein, wherever in this Lease the consent of a Party is required to an act by or for the
other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’, engineers’ and other consultants’ fees) incurred
in the consideration of, or response to, a request by Lessee for any Lessor consent, receipt of an invoice and supporting documentation therefor. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that
no Default or Breach by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated In writing by Lessor at the time of such consent. The failure to
specify herein any particular condition to Lessor’s consent shall not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent
is being given. In the event that either Party disagrees with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable
detail within 10 business days following such request. 
 37. Guarantor. 
 37.1 Execution. The Guarantors, if any, shall each execute a guaranty in the form most recently published by the AIR Commercial Real Estate
Association. 
 37.2 Default. It shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon request to provide:
(a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors
authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate or (d) written confirmation that the guaranty is still in effect. 
 38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants, conditions and provisions on 
 Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof. 
 39. Options. If Lessee is granted an Option, as defined below, then the following provisions shall apply. 
 39.1 Definition. “Option” shall mean: (a) the right to extend the term of or renew this Lease or to extend or renew any lease that
Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase of the right of first refusal to purchase the Premises or other property
of Lessor. 
 39.2 Options Personal To Original Lessee. Any Option granted to Lessee in this Lease is personal to the original Lesses,
and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and, if requested by Lessor, with Lessee certifying that Lessee has no intention of thereafter
assigning or subletting. 
 39.3 Multiple Options. In the event that Lessee has any multiple Options to extend or renew this Lease, a
later Option cannot be exercised unless the prior Options have been validly exercised. 
 39.4 Effect of Default on
Options. 
 (a) Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any
notice of Default and continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or (iv) in the event
that Lease has been given 3 or more notices of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the Option. 
 (b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to
exercise an Option because of the provisions of Paragraph 39. 4(a). 
 (c) An Option shall terminate and be of no further
force or effect, notwithstanding Lessee’s due and timely exercise of the Option. If, after such exercise and prior to the commencement of the extended term or completion of the purchase, (i) Lessee fails to pay Rent for a period of 30 days
after such Rent becomes due (without any necessity of Lessor to give notice (thereof), or (ii) if Lessee commits a Breach of this Lease. 
 40.
Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder doss not include the cost of guard service or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes
all responsibility for the protection of the Premises, Lessee. Its agents and invitees and their property from the acts of third parties. In the event, however, that Lessor should elect to provide security services then the cost thereof shall be an
Operating Expense. 
 41. Reservations. 
 (a) Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements, rights and dedications that Lessor deems necessary, (ii) to cause the recordation of parcel maps and
restrictions, (iii) to create and/or install new utility raceways, so long as such easements rights, dedications, maps, restrictions, and utility raceways do not unreasonably interfere with the use of the Premises by Lessee. Lessor may also:
change the name, address or title of the Building or Project upon at least 90 days prior written notice; provide and install, at Lessee’s 

  

					
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expense, Building standard graphics on the door of the Premises and such portions of the Common Areas as Lessor shall reasonably deem appropriate grant to
any lessee the exclusive right to conduct any business as long as such exclusive right does not conflict with any rights expressly given herein; and to place such signs, notices or displays as Lessor reasonably deems necessary or advisable upon the
roof, exterior of the Building or the Project or an pole signs in the Common Areas. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights. The obstruction of Lessee’s view, air, or light by any structure
erected in the vicinity of the Building, whether by lessor or third parties, shall in no way affect this Lease or Impose any liability upon Lessor. 
 (b) Lessor also reserves the right to move Lessee to other space of comparable size in the Building or Project. Lessor must provide at least 45 days prior written notice of such move, and the new space must
contain improvements of comparable quality to those contained within the Premises. Lessor shall pay the reasonable out of pocket costs that Lessee incurs with regard to such relocation, including the expenses of moving and necessary stationary
revision costs. In no event however, shall Lessor be required to pay an amount in excess of two months Base Rent. Lessee may not be relocated more than once during the term of this Lease. 
 (c) Lessee shall not: (i) use a representation (photographic or otherwise) of the Building or Project or their name(s) in
connection with Lessee’s business; or (ii) suffer or permit anyone, except in emergency, to go upon the roof of the Building. 
 42. Performance
Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to
make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on the part of said Party to Institute suit for recovery of such sum. If it shall be adjudged that there was no
legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so much thereof as it was not legally required to pay. 
 43. Authority. 
 (a) if either Party hereto is a corporation, trust , limited liability company, partnership, or similar entity, each individual executing this Lease on behalf of such entity represents and warrants that he or she is
duly authorized to execute and deliver this Lease on its behalf. Each party shall, within 30 days after request, deliver to the other party satisfactory evidence of such authority. 
 (b) If this Lease is executed by more than one person or entity as “Lessee”, each such person or entity shall be jointly and
severally liable hereunder. It is agreed that any one of the named Lessees shall be empowered to execute any amendment to this Lease, or other document ancillary thereto and bind all of the named Lessees, and Lessor may rely on the same as if all of
the named Lessees had executed such document. 
 44. Conflict. Any conflict between the printed provisions of this Lease and the typewritten or
handwritten provisions shall be controlled by the typewritten or handwritten provisions. 
 45. Offer. Preparation of this Lease by either party or
their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 
 46. Amendments. This Lease may be modified only in writing, signed by the Parties in Interest at the time of the modification. As long as they do not materially
change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises.

 47. Multiple Parties. If more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall have Joint and
several responsibility to comply with the terms of this Lease. 
 48. Waiver of Jury Trial. THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO
TRIAL BY JURY IN ANY ACTION OR PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT. 
 49. Mediation and Arbitration of Disputes.
An Addendum requiring the Mediation and/or the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease  ̈ is
þ is not attached to this Lease. 
 50. Americans with Disabilities Act. In the event that as a result of
Lessee’s use, or intended use, of the Premises the Americans with Disabilities Act or any similar law requires modifications or the construction or installation of improvements in or to the Premises, Building, Project and/or Common Areas, the
Parties agree that such modifications, construction or improvements shall be made at:  ̈ Lessor’s expense þ Lessee’s expense. 
 SEE LEASE ADDENDUM ATTACHED HERETO AND INCORPORATED HEREIN BY THIS REFERENCE. 
 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND
VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. 
 ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT,
OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 
 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX
CONSEQUENCES OF THIS LEASE. 
 2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES, SAID INVESTIGATION 
 SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING AND SIZE OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE
ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR LESSEE’S INTENDED USE. 
 WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 
  

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

  

									
			
	Executed at: Sumner, WA	 		 	Executed Att: Palm Desert, CA
	On:  8-3-2005	 		 	On: ________________________________________________
			
	 By LESSOR:
	 		 	 By LESSEE:

			
	DBP Investments L.L.C.	 		 	Canyon National Bank,
	By:	 	Investco Financial Corporation, Manager	 		 		 	
					
	By:	 	 /s/ Martin D. Waiss
	 		 	 By:
	 	 /s/ Steve Hoffmann

	Name Printed: Martin D. Waiss	 		 	Name Printed: Steve Hoffmann
	Title: President	 		 	Title: President
			
	By: N/A	 		 	By: ________________________________________________
	Name Printed: _______________________________________	 		 	Name Printed: ________________________________________
	Title: ______________________________________________	 		 	Title: _______________________________________________
	Address: 1302 Puyallup St	 		 	Address:
		 		 		 	1711 East Palm Canyon Drive
	Sumner, WA 98390	 		 	Palm Springs, CA 92264
	Telephone: (253) 863-6200	 		 	Telephone: (____) ____________________________________
	Facsimile: (253) 863-2695	 		 	Facsimile: (____) _____________________________________
	Federal ID No. _______________________________________	 		 	Federal ID No. _______________________________________
			
	BROKER:	 		 	BROKER:
	Wilson Johnson Commercial Real Estate	 		 	  
	  	 		 	  
	Attn: Matthew V. Johnson	 		 	Attn: _______________________________________________
	Title: _______________________________________________	 		 	Title: _______________________________________________
	Address: ____________________________________________	 		 	Address: ____________________________________________
	  	 		 	  
	  	 		 	  
	Telephone: (____) ____________________________________	 		 	Telephone: (____) ____________________________________
	Facsimile: (____) _____________________________________	 		 	Facsimile: (____) _____________________________________
	Federal ID No. ________________________________________	 		 	Federal ID No. _______________________________________

 NOTE: Those forms are often modified to meet changing requirement of law and industry needs. Always write or call
to make sure you are utilizing the most current form: AIR COMMERCIAL REAL ESTATE ASSOCIATION, 700 South Flower Street , Suite 600, Los Angeles, California 90017. (213) 687-8777. Fax No. (213) 687-8616 
 © Copyright 2002 - By AlR Commercial Real Estate Association. All rights reserved. No part of these works may be reproduced in any form without permission in writing. 
  

					
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 OPTION(S) TO EXTEND 
 STANDARD LEASE ADDENDUM 
  

			
	Dated	  	July 25, 2005
	By and Between (Lessor)	  	DBP Investments L.L.C.
	By and Between (Lessee)	  	Canyon National Bank, N.A.
		
	Address of Premises:	  	38-620 El Cerrito Road
		  	Palm Desert, CA 92211

 Paragraph _______ 
 A. OPTION(S) TO EXTEND: 
 Lessor hereby grants to Lessee the option to extend the term of this Lease for two (2) additional sixty (60) month
period(s) commencing when the prior term expires upon each and all of the following terms and conditions: 
 (i) In order to
exercise an option to extend, Lessee must give written notice of such election to Lessor and Lessor must receive the same at least 6 but not more than 9 months prior to the date that the option period would commence, time being of the essence. If
proper notification of the exercise of an option is not given and/or received, such option shall automatically expire. Options (if there are more than one) may only be exercised consecutively. 
 (ii) The provisions of paragraph 39, including those relating to Lessee’s Default set forth in paragraph 39.4 of this Lease, are
conditions of this Option. 
 (iii) Except for the provisions of this Lease granting an option or options to extend the term,
all of the terms and conditions of this Lease except where specifically modified by this option shall apply. 
 (iv) This
Option is personal to the original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and without the Intention of thereafter assigning or
subletting. 
 (v) The monthly rent for each month of the option period shall be calculated as follows, using the method(s)
indicated below: (Check Method(s) to be Used and Fill in Appropriately) 
  

	 ̈	I. Cost of Living Adjustment(s) (COLA) 

  

	 	a. On (Fill in COLA Dates): __________________________________________________________________________ 

 _____________________________________________________________________________________________________ 
 The Base Rent shall
be adjusted by the change, if any, from the Base Month specified below, in the Consumer Price Index of the Bureau of Labour Statistics of the U.S. Department of Labour for (select one):     ̈  CPI W (Urban Wage Earners and Clerical Workers) or     ̈  CPI U (All Urban Consumers), for (Fill in Urban Area): 
                                       
                                        
                                        
                                        
                                        
                                        
                    
 All Items (1982-1984 = 100), herein
referred to as “CPI”. 
 b. The monthly rent payable in accordance with paragraph A.l.a, of this Addendum shall be calculated as
follows: The Base Rent set forth in paragraph 1.5 of the attached Lease, shall be multiplied by a fraction the numerator of which shall be the CPI of the calendar month 2 months prior to the month(s) specified in paragraph A.l.a. above during which
the adjustment is to take effect, and the denominator of which shall be the CPI of the calendar month which is 2 months prior to (select one):     ̈  the first month of the term of this Lease as set forth in paragraph 1.3 (“Base Month”) or     ̈  (Fill in Other “ Base Month”): 
                                       
                                        
                                        
                                        
                                        
                                        
                    
 The sum so calculated shall
constitute the new monthly rent hereunder, but in no event, shall any such new monthly rent be less than the rent payable for the month immediately preceding the rent adjustment. 
 c. In the event the compilation and/or publication of the CPI shall be transferred to any other governmental department or bureau or agency or shall be
discontinued, then the index most nearly the same as the CPI shall be used to make such calculation. In the event that the Parties cannot agree on such alternative index, then the matter shall be submitted for decision to the American Arbitration
Association in accordance with the then rules of said Association and the decision of the arbitrators shall be binding upon the parties. The cost of said Arbitration shall be paid equally by the Parties. 
 þ   II. Market Rental Value Adjustment(s) (MRV) 
         a. On (Fill in MRV Adjustment Date(s)) The first day of each extension term the Base Rent shall be adjusted to the
“Market Rental Value” of the property as follows: 
 1) Four-months prior to each Market Rental Value Adjustment
Date described above, the Parties shall attempt to agree upon what the new MRV will be on the adjustment date. If agreement cannot be reached, within thirty days, then: 
 (a) Lessor and Lessee shall immediately appoint a mutually acceptable appraiser or broker to establish the new MRV within the next 30
days. Any associated costs will be split equally between the Parties, or 
 (b) Both Lesser and Lessee shall each immediately
make a reasonable determination of the MRV and submit such determination, in 

  

					
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	 INITIALS
	  		  	INITIALS
	 ©2002 - AIR COMMERCIAL REAL ESTATE ASSOCIATION
	  	

 
writing, to arbitration in accordance with the following provisions: 
 (i) Within 15 days thereafter, Lessor and Lessee shall each select an  ̈ appraiser or x broker (“Consultant” - check one) of their choice to act as an arbitrator. The two arbitrators so appointed shall
immediately select a third mutually acceptable Consultant to act as a third arbitrator. 
 (ii) The 3 arbitrators shall within
30 days of the appointment of the third arbitrator reach a decision as to what the actual MRV for the Premises is and whether Lessor’s or Lessee’s submitted MRV is the closest thereto. The decision of a majority of the arbitrators shall be
binding on the Parties. The submitted MRV which is determined to be the closest to the actual MRV shall thereafter be used by the Parties. 
 (iii) If either of the Parties falls to appoint an arbitrator within the specified 15 days, the arbitrator timely appointed by one of them shall reach a decision an his or her own, and said decision shall be binding
on the Parties. 
 (iv) The entire cost of such arbitration shall be paid by the party whose submitted MRV is not selected,
ie. the one that is NOT the closest to the actual MRV. 
 2) Notwithstanding the foregoing, the new MRV shall not be less than
the rent payable for the month immediately preceding the rent adjustment FURTHER, THE NEW MARKET RENTAL VALUE WILL BE BASED UPON COMPARABLE COMMERCIAL/RETAIL SPACE FOR LEASE IN THE NORTH PALM DESERT AREA. 
 b. Upon the establishment of each New Market Rental Value: 
 1) the new MRV will become the new “Base Rent” for the purpose of calculating any further Adjustments, and 
 2) the first month of each Market Rental Value term shall become the new “Base Month” for the purpose of calculating any further Adjustments. 
  ̈ III. Fixed Rental Adjustment(s) (FRA) 
 The Base Rent shall be increased to the following amounts on the dates set forth below: 
  

			
	 On (FILL in FRA Adjustment
Date(s)):
	 	 The New a Base Rent shall
be:

	___________________________________________________	 	___________________________________________________
	___________________________________________________	 	___________________________________________________
	___________________________________________________	 	___________________________________________________
	___________________________________________________	 	___________________________________________________
	___________________________________________________	 	___________________________________________________
	___________________________________________________	 	___________________________________________________
	___________________________________________________	 	___________________________________________________
	___________________________________________________	 	___________________________________________________
	___________________________________________________	 	___________________________________________________
	___________________________________________________	 	___________________________________________________

  

	B.	NOTICE: 

 Unless specified otherwise herein, notice of any
rental adjustments, other than Fixed Rental Adjustments, shall be made as specified in paragraph 23 of the lease. 
 NOTE: These (forms are often modified to
meet changing requirements of law and needs of the industry. Always write or call to make sure you are utilizing the most current form: AIR COMMERCIAL REAL ESTATE ASSOCIATION, 700 S. Flower Street, Suite 600, Los Angeles, Calif. 90017 
  

					
	  	  	PAGE 2 of 2	  	  
	  	  		  	  
	 INITIALS
	  		  	INITIALS
	 ©2002 - AIR COMMERCIAL REAL ESTATE ASSOCIATION
	  	

 ADDITIONAL LEASE PROVISIONS 
 ADDENDUM “A” 
 LESSOR: DBP INVESTMENTS L.L.C. 
 LESSEE: CANYON NATIONAL BANK, N.A. 
 Paragraph 51. Commencement and
Expiration Dates. 
 This Lease shall be for the term set forth in Section 1.3 above (hereinafter referred to as the “Term” or “Lease
Term”) and shall commence sixty (60) days after the Early Possession Date (the “Commencement Date”) and the Lease Term shall terminate at midnight on the date which is one hundred twenty (120) months following the
Commencement Date (hereinafter referred to as tie “Expiration Date”). Notwithstanding the foregoing, Lessee agrees that if the Commencement Date occurs on any day other than the 1st day of a calendar month, the Lease Term shall be extended
to include that portion of the calendar month necessary for the Expiration Date to occur on the last day of such calendar month. If Lessee fails to surrender the Premises at the end of the Lease Term, or any renewal or extension thereof, Lessee
shall be liable for, and will indemnify Lessor against, all claims and demands made by any succeeding Lessees against Lessor founded upon delay by Lessor in delivering possession of the Premises to such succeeding Lessee. 
 Paragraph 52. Early Possession Date. 
 Lessor shall deliver to the
Lessee, and the Lessee agrees to accept from the Lessor, possession of the Premises forthwith upon substantial completion of the Lessor’s Work (the “Early Possession Date”) in order that Lessee may do such other work as may be
required by Lessee to make said Premises ready for Lessee’s use and occupancy thereof; provided, such early entry will not interfere with Lessor’s completion of Lessor’s Work (if any) and provided further, that such early entry by
Lessee shall be at Lessee’s sole risk and Lessee shall be deemed to have waived and released Lessor, its members, managers, agents, employees and contractors (“Lessor’s Parties”) from and with respect to any personal injury or
property damage resulting from, during or in connection with such early occupancy by Lessee, its agents, employees and contractors except for negligence or willful acts or omissions of Lessor’s Parties. Any such entry into and occupation of the
Premises by Lessee shall be deemed to be under all of the terms, covenants, conditions and provisions of the Lease except as to the covenant to pay Rent (as such term is defined in this Lease). 
 The term “substantial completion” as used in the Lease shall mean the date of substantial completion of the Premises pursuant to Addendum “B”
such that Lessee may commence the installation of any of Lessee’s equipment and occupy the Premises for the conduct of its business (subject to the completion of any additional construction to be performed by Lessee). By taking occupancy of the
Premises, Lessee shall be deemed to have accepted the Premises as substantially complete except that Lessee shall, within ten (10) days after entering into possession of the Premises provide Lessor with a list of incomplete and/or corrective
items which are visible from a physical inspection. Lessor shall diligently complete, as soon as reasonably possible, any items of work and adjustment on such list as are not completed upon substantial completion of the Premises. The Premises shall
be deemed substantially complete notwithstanding the fact that minor details of construction, mechanical adjustments or decorations which do not materially Interfere with Lessee’s use and enjoyment of the Premises remain to be performed (items
normally referred to as “punch list” items). 
 Paragraph 53. Exclusive Use. 
 Provided and so long as Lessee is open and operating as “Canyon National Bank” in accordance with the operating covenant set forth in this Lease and is not otherwise in default of its obligations hereunder
beyond any applicable cure period, Lessor agrees that from and after the date hereof Lessor will not enter into any future lease within the Building with any Lessee whose primary purpose is to provide retail banking services. 
  

					
	LESSEE INITIALS ______	  		  	

 Lessee acknowledges and agrees that the exclusive use granted to Lessee shall automatically terminate and be of no
further force and effect without further notice from Lessor in the event that (i) Lessee remains in default of the Lease beyond any applicable cure period; (ii) Lessee discontinues its operations in the Premises; or (iii) Lessee does
not operate the Premises for the use specifically set forth in Paragraph 1.8 of the Lease. 
 Paragraph 54. Termination Right. 
 Notwithstanding anything to the contrary contained in the Lease, Lessor agrees that in the event Lessee is unable to obtain approval from The Office of the Comptroller of
the Currency (the “OCC”) on or before August 31, 2005 regarding the opening of a banking branch at the Premises, Lessee shall have the right to terminate this Lease by written notice (“Termination Notice”) delivered to
Lessor not later than 5:00 p.m. PST on Monday, September 5, 2005; provided, however, that such termination shall be conditioned upon Lessee’s reimbursement of Lessor’s Lessee improvement costs and expenses incurred as of the date
Lessor receives the Termination Notice. 
 Paragraph 55. Permitted Transfer. 
 Notwithstanding Section 12 of the Lease, it is expressly understood and agreed that at any time during the term of this Lease, Lessee shall have the right, upon prior written notice to Lessor and a copy of the
executed sublease, to sublet the Premises to another nationally chartered financial institution (“Permitted Transfer”). Any costs related to the Permitted Transfer (including changes to signage) shall be paid by Lessee. 
 Paragraph 56. Signage. 
 Lessee shall be permitted two (2) signs
on the Building located in the northeast and northwest corners of the Building as shown on Exhibit C attached hereto. All costs and expenses for the signage, including installation and permits shall be paid by Lessee. Further, Lessee agrees that to
comply with the following requirements: 
  

	1.	Style: Non-Illuminated, individual Dimensional Letters/Logo. 

  

	2.	Material: 2 Ib. Density, Expanded Polystyrene, Closed Cell Foam with Brushed Gold Anodized Aluminum Face 

  

	3.	Letter/Logo Thickness: 2 inches 

  

	4.	Maximum Letter Height: 18 inches 

  

	5.	Exterior Edge Finish: Dunn Edwards Acrylic flat, Black with #60 silica sand added for texture. 

  

	6.	Maximum sign copy area: 36” x 144” 

  

	7.	Signage shall be attached to flat building surface using 100% clear silicone adhesive. 

 Lessee further agrees that upon termination of the Lease, the removal of any wall sign, the permanent sign panel or building surface shall be cleaned of adhesive, patched as necessary and painted to match its original
condition at Lessee’s sole expense. 
 Paragraph 57. Miscellaneous Provisions. 
 Construction. Each party acknowledges and agrees that it has participated in the drafting and the negotiation of this Lease and has been afforded a full and fair opportunity to seek advice from legal counsel and
Lessee acknowledges that Lessor’s attorney represents Lessor and not Lessee. Although the printed provisions of this Lease were drawn by Lessor, Lessor and Lessee agree that this circumstance shall not create any presumption, canon of
construction, or implication favoring the position of either Lessor or Lessee. Accordingly, in the event of a dispute with respect to the interpretation or enforcement of the terms hereof, no provision shall be construed so as to favor or disfavor
either party hereto. 
 CC&Rs. Notwithstanding anything to the contrary contained within this Lease, Lessee shall comply with all of the terms and
conditions of the Declaration of Covenants, Conditions and Restrictions dated September 24, 2001, and recorded on July 10, 2002, as instrument No. 2002-378079, as same has been, or may be, amended from time to time
(“CC&Rs”). Further, in the event of a conflict between the terms of this Lease and the CC&Rs, the CC&Rs shall control. 
  

					
	LESSEE INITIALS ______	  		  	

 LESSOR’S WORK ADDENDUM 
 ADDENDUM “B” 
 Lessor:    DBP INVESTMENTS L.L.C.

 LESSEE: CANYON NATIONAL BANK, N.A. 
 (1) Contractors. The Lessee Improvements shall be constructed by Lessor’s general contractor, Orr Builders, Inc. as more fully described in the Clarifications and Assumptions dated July 25, 2005 attached hereto as
Exhibit B-1 and incorporated herein by this reference. All parties shall use their good faith efforts to complete the preparation and approval of the final plans and specifications (the “Final Plans”) so that construction contracts
may be executed to ensure prompt completion of the Lessee improvements. 
 (2) Changes To Approved Plans for Lessee Improvements. Once
the Final Plans have been approved by Lessor and Lessee, then Lessee shall not have the right to order extra work or change orders with respect to the construction of the Lessee Improvements without the prior written consent of Lessor. All extra
work or change orders requested by Lessee shall be at Lessee’s sole cost and expense. 
 (3) Commencement and Completion of the
Lessee Improvements. As soon as (1), the Final Plans have been developed as provided above, and (2) all necessary governmental approvals have been obtained, then Lessor shall thereafter commence construction of such Lessee Improvements and
shall diligently prosecute such construction to completion, so that the Premises may be substantially completed by the Estimated Commencement Date set forth in the Lease. The Lessee Improvements shall be constructed by Lessor substantially in
accordance with the Final Plans, and in compliance with all applicable regulations, ordinances, building codes, and statutes of lawful governmental authority. Notwithstanding the foregoing, Lessee agrees that if Lesson is unable to deliver
possession of the Premises to Lessee by the Estimated Commencement Date specified in the Lease, the Lease shall not be void or voidable, nor shall Lessor be liable to Lessee for any loss or damage resulting therefrom. See Section 3.3 of the
Lease for further details regarding delay in possession. 
 (4) Delay In Completion Caused By Lessee. The parties hereto acknowledge
that the date of completion for Lessee’s Improvements may be delayed because of, among other things; (a) Lessee’s failure to review and approve the plans and specifications for the Lessee Improvements submitted by Lessor;
(b) change orders requested by Lessee and approved by Lessor; or (c) interference with Lessor’s work caused by Lessee (collectively “Lessee Delays”). It is the intent of the parties hereto that Lessee’s obligation to
pay Base Rent not be delayed by any such causes, and in the event it is so delayed, then Lessee’s obligation to pay the Base Rent shall commence as of the date it would otherwise have commenced absent said delay caused by Lessee. 
 (5) Delivery of Possession. When the Lessee Improvements are substantially completed, Lessor and Lessee shall together walk through and inspect
the Premises and Lessee Improvements so completed (which inspection shall include the testing of all utility facilities, lighting, HVAC equipment, and other service equipment affecting the Premises, and an inspection of all ceilings, walls, and
floors) using their commercially reasonable efforts to discover all uncompleted or defective construction. After such inspection has been completed, a list of “punchlist” items shall be prepared by Lessor which the parties agree are to be
corrected by Lessor. Lessor shall use commercially reasonable efforts to complete and/or repair such “punchlist” items within thirty (30) days. Lessee’s taking possession of the Premises shall be deemed to be an acceptance by
Lessee of the Premises as complete and in accordance with the terms of this Lease, subject to completion of the punchlist items within said period, and on such date, the Lease shall be deemed to commence in accordance with the Lease. 
  

 TENANT INITIALS
                 

 (6) Payment of Lessee improvement Costs. Lessee acknowledges and agrees that Lessor shall
construct the Lessee Improvements on a “turnkey” basis subject to a improvement allowance (the “Allowance”) of One Hundred Eighty Thousand and No/100 Dollars ($180,000.00) for hard costs only (i.e. sums paid to contractors for
services, labor and materials furnished in connection with construction of the Lessee Improvements) and Lessee shall be solely responsible for the costs in excess of the Allowance, including without limitation costs related to design, engineering,
permits, fees and other soft costs applicable to Lessee Improvements Work (collectively, “Soft Costs”). Lessor shall submit bills to Lessee in such amounts and at such times as bills are submitted to Lessor and Lessee, shall make payment
within ten (10) days upon receipt-of invoices from Lessor showing the amount payable. 
  

 TENANT INITIALSVoting and Stock Transfer Agreement

 Exhibit 10.9 
 VOTING AND 
 STOCK TRANSFER AGREEMENT 
 This Voting and Stock Transfer Agreement (the “Agreement”) is entered into this 19th day of February, 1998, by and between the Agua Caliente Band of Cahuilla Indians (the “Tribe”) and Canyon National Bank (the
“Bank”) with reference to the following: 
 RECITALS 
 A. The organizers of the Bank in anticipation of receipt of permission to organize the Bank from the Comptroller of the Currency, propose to issue and
sell shares of its authorized but unissued common stock of the Bank at a price of $10.00 per share, including the issuance of 360,000 shares to the Tribe. 
 B. In consideration of the issuance to the Tribe of such Shares, the Tribe has agreed to enter into this Agreement and to abide by the terms thereof in connection with the voting, ownership and transfer of the Subject
Shares. 
 NOW, THEREFORE, the parties hereto agree as follows: 
 1. Definitions. The following terms and words shall (unless otherwise expressly provided herein or unless the context otherwise requires) has the
following means: 
 (a) “Affiliate of the Tribe” means any Person 10% or more owned, controlled or under
common control with the Tribe or any Subordinate Organization, and including any Subordinate Organization. 
 (b)
“Approval” means any consent, approval, non-disapproval, clearance or permit required to be granted by any Federal Banking Authority in connection with the sale, acquisition or other transfer or disposition of any Subject Shares.

 (c) “Bank” means Canyon National Bank, Palm Springs, California, and any successor institution.

 (d) “Electing Shareholder,” “Major Purchaser,” “Tag Along Notice” and
“Proportionate Share” shall have the meanings set forth in Section 6. 
 (e) “Federal Banking
Authority” means the Office of the Comptroller of the Currency, the Board of Governors of the Federal Reserve System, the Federal Deposit Insurance Corporation, or any other federal banking agency or department having supervision over the
business and affairs of the Bank. 
  

 1 

 (f) “Federal Banking Law” means all federal statutes, rules and
regulations administered by a Federal Banking Authority, or over which a Federal Banking Authority has rule making or enforcement authority, including without limitation the provisions of the National Bank Act, the Federal Deposit Insurance Act and
the Bank Holding Company Act. 
 (g) “Meeting” means any regular or special meeting of the shareholders of
the Bank duly noticed and called as provided in the Articles of Association or Bylaws of the Bank. 
 (h) “Other
Shareholders” means all shareholders of the Bank from time to time other than the holders of Subject Shares. 
 (i)
“Other Shares” means all issued and outstanding shares other than Subject Shares. 
 (j)
“Person” means an individual, partnership, limited partnership, corporation, trust, estate, association, limited liability company, or other entity, whether domestic or foreign, tribal, governmental or otherwise. 
 (k) “Sale Notice,” “Selling Shareholder,” “Offered Shares” and “Designated Purchaser”
shall have the meanings set forth in Section 4. 
 (l) “Shares” means the $5.00 par value shares of
common stock of the Bank. 
 (m) “Subject Shares” means the Shares issued to the Tribe in connection with the
initial organization of the Bank and any additional Shares acquired by the Tribe, whether as a result of any stock split, stock dividend, purchase of additional Shares or any other transaction or event. 
 (n) “Termination Event” shall have the meaning set forth in Section 7. 
 (o) “Tribe” means, individually and collectively, the Agua Caliente Band of Cahuilla Indians, any body politic, council,
committee, division, office, commission, department, board, agency, authority, facility, instrumentality, or any other subordinate organization (“Subordinate Organization”) thereof. 
  

 2 

 2. Voting of Subject Shares. 
 (a) Meetings of Shareholders. The parties hereto agree that until a Termination Event, the Subject Shares shall be (i) treated
for all purposes as represented and voting at any Meeting in the same proportion as the Other Shares are represented, in person or by proxy, and voted at such Meeting; and (ii) voted at each such Meeting in the same proportion and same manner
as all Other Shares represented, in person or by proxy, and voting at such Meeting with respect to each matter presented for a vote of the shareholders, including without limitation, the election of directors, so that the voting of the Subject
Shares reflects in all respects the voting of the Other Shares. Any fractional share resulting from the application of clauses (i) or (ii) above shall be rounded to the nearest whole share. 
 The following example is intended to illustrate an application of the foregoing provision. As of the record date set for determining the shareholders
entitled to vote at a Meeting at which an amendment to the Articles of Association requiring approval of the outstanding Shares is to be presented for a shareholder vote, the Bank has 800,000 Shares outstanding, of which 360,000 Shares are Subject
Shares and 440,000 Shares are Other Shares. If 250,000 of the 440,000 Other Shares are represented and vote at the Meeting, the number of Subject Shares to be treated as present and voting at the Meeting shall be determined by (A) multiplying
the number of Subject Shares (360,000) by the number of Other Shares present and voting at the meeting (250,000), and (B) dividing the result by the total number of Other Shares (440,000). Under this example, 204,545 Subject Shares would
be treated as present and voting at the Meeting (360,000 x 250,000 ÷ 440,000 = 204,545). Such Subject Shares shall then be treated as voting proportionally with the Other Shares represented at the Meeting. If 150,000 Other Shares are voted in
favor of the amendment, 50,000 Other Shares are voted against the amendment, and 50,000 Other Shares abstained, the Subject Shares represented at the Meeting (204,545) would be voted in the same proportion. The total number of Subject Shares
treated as being present and voting at the Meeting and voting in favor of the amendment shall be determined by (Y) multiplying the number of Subject Shares deemed to be present and voting by the number of Other Shares voting in favor of the
amendment; and (Z) dividing the result by the total number of Other Shares represented and voting at the Meeting. By applying this formula 122,727 Subject Shares would be voted in favor of the amendment (204,545 x 150,000 ÷ 250,000 =
122,727), The number of Subject Shares voting against or abstaining from voting on the amendment would be determined in the same manner, resulting in 40,909 Subject Shares voting against the amendment (204,545 Subject Shares x 50,000 Other Shares
voting against ÷ 250,000 total Other Shares represented and voting = 40,909 Subject Shares voting against the amendment), and 40,909 Subject Shares abstaining from voting (204,545 Subject Shares x 50,000 Other Shares abstaining ÷
250,000 total Other Shares represented and voting = 40,909 Subject Shares abstaining from voting). 
 (b) Additional
Action. The Tribe agrees to take, and to cause all Subordinate Organizations and Affiliates of the Tribe to take, at any time and from time to time, all actions as may be reasonably requested by the Bank (including, without limitation, the
execution of ballots, proxies and related consents) such that the Subject Shares will be represented and voted on all 

  

 3 

 
matters presented to the shareholders of the Bank for a vote during the term of this Agreement in compliance with the terms and provisions of all of this
Agreement; provided, however, that the failure of the Tribe, or any Subordinate Organization or any Affiliate of the Tribe, to take any such action, shall not impair in any manner the effectiveness of this Agreement or the voting of the
Subject Shares as contemplated by the Agreement. No representative of the Tribe need be present at a Meeting in order for the Subject Shares to be voted as provided herein, and the execution of no proxy, consent, ballot or other document shall be
required in order for the Bank to recognize the Subject Shares as having been represented and voted as required hereunder at all Meetings. 
 3. Terms of Sales and Transfers of Subject Shares. Without the written consent of the Bank, the Tribe agrees that it shall not sell any Subject Shares other than for cash during the term of this Agreement. In addition, the Tribe
shall not pledge, encumber, hypothecate or otherwise grant a security interest in any Subject Share, or any right or interest therein, in connection with any loan or other indebtedness without the written consent of the Bank. The foregoing shall not
be deemed to restrict dispositions of the Subject Shares without consideration to members of the Tribe, Subordinate Organizations or Affiliates of the Tribe otherwise in compliance with the terms hereof. Any sale, transfer or other disposition of
Subject Shares to a Subordinate Organization or Affiliate of the Tribe shall be conditioned upon the Subordinate Organization or Affiliate of the Tribe (a) complying with all applicable Federal Banking Laws and Federal Banking Authority
requirements and providing the Bank with such evidence thereof as the Bank or its counsel may require; and (b) executing a copy of this Agreement and agreeing to be bound by the provisions hereof applicable to the Tribe. No transfer of any
interest in the Subject Shares to any Person shall be recognized except upon compliance with all applicable provisions of this Agreement. 
 4. Right of First Refusal. If any holder of Subject Shares desires to sell any Subject Shares to any Person other than the Tribe, a Subordinate Organization or an Affiliate of the Tribe, in a transaction or series of related
transactions involving 5% or more of the total issued and outstanding Shares, then such shareholder (the “Selling Shareholder”) shall given written notice (the “Sale Notice”) to the Bank setting forth
the number of Subject Shares proposed to be disposed of (the “Offered Shares”), the name and address of the transferee or transferees, if known, and the price and other material terms of the proposed sale. The Sale Notice
shall constitute an irrevocable offer to sell to such Person or Persons as may be designated by the Bank to acquire such Offered Shares (a “Designated Purchaser”), all, but not less than all of the Offered Shares for cash on
the terms specified in the Sale Notice. The Bank shall have a period of six months from its receipt of the Sale Notice to arrange for the sale of the Offered Shares to one or more Designated Purchasers at the price and on the terms specified in the
Sale Notice. In the event (a) the Bank shall fail to identify a Designated Purchaser or Designated Purchasers during such six month period; (b) the Designated Purchaser or Designated Purchasers are unwilling to agree during such six month
period to acquire the Offered Shares on the terms set forth in the Sale Notice; or (c) the Designated Purchaser or Designated Purchasers are unable to complete such purchase within the earlier to occur of (i) one year from the date of the
Sale Notice, and (ii) 30 days following the date of receipt of any necessary Approval and the 

  

 4 

 
expiration of any waiting period applicable thereto, the Selling Shareholder shall be free to dispose of the Offered Shares to any purchaser it may choose at
a price and on terms no more favorable to the purchaser of the Offered Shares than those proposed in the Sale Notice; provided, that a written agreement for the sale of such Shares is executed and a copy thereof delivered to the Bank within
six months of the first to occur of (A) the date on which the Bank notified the Selling Shareholder in writing that the Bank had waived its rights to place the Offered Shares; (B) the date on which the six month period for the Bank to
locate a Designated Purchaser expires if the Bank has not waived its right to place the Offered Shares; or (C) the date on which a Designated Purchaser fails to complete the purchase of the Offered Shares and any contract between the Selling
Shareholder and the Designated Purchaser is terminated, and the sale by the Selling Shareholder is closed within one year of the last to occur of the foregoing dates. 
 5. Lock-Out Period. The parties hereto agree that the successful establishment and development of the Bank could be materially impaired in the event of a substantial change in ownership of the Shares of the
Bank occurring during its first five years of operation. The Tribe agrees that the Subject Shares may not be sold or transferred, other than to a Subordinate Organization or Affiliate of the Tribe as described herein, during the first five years
following the commencement of business operations of the Bank without the written approval of the Bank. 
 6. Tag Along Rights. Unless
a sale of such Shares is concluded to one or more Designated Purchasers under Section 4 hereof, or the Bank elects to waive in writing the requirements of this Section, in the event a Selling Shareholder proposes in a single transaction or
series of related transactions to sell Subject Shares representing, in the aggregate, 20% or more of the total issued and outstanding Shares to a Person or Related group of Persons other than the Tribe, a Subordinate Organization or an Affiliate of
the Tribe, the proposed sale of such Subject Shares shall not take place unless each holder of Other Shares (“Electing Shareholder”) delivering a notice of such shareholder’s desire to be included in such transfer
(a “Tag Along Notice”) is granted the right to sell to the proposed buyer in any such transaction (a “Major Purchaser”) such Electing Shareholder’s Proportionate Share of the total number of
Shares to be sold to the Major Purchaser under the same terms and conditions as are applicable to the sale of Shares by the Selling Shareholder as set forth in the Sale Notice with respect thereto delivered under Section 4. The
“Proportionate Share” of each Electing Shareholder shall be equal to the total number of Subject Shares proposed to be sold to the Major Purchaser multiplied by the percentage of the total issued and outstanding Shares of the Bank
represented by the Other Shares owned by the Electing Shareholder. To the extent the Major Purchaser is unwilling to increase the number of total Shares to be purchased to include the Subject Shares proposed to be transferred and all Shares of
Electing Shareholders covered by Tag Along Notices, the number of Subject Shares to be sold by the Selling Shareholder shall be reduced accordingly so as to permit each Electing Shareholder to sell to the Major Purchaser up to that number of Shares
equal to (a) the total Shares that such Major Purchaser has agreed to purchase multiplied by the number of shares proposed to be sold by the Electing Shareholder, and (b) divided by the sum of shares proposed to be sold by all Electing
Shareholders and by the Selling Shareholder. All Other 

  

 5 

 
Shareholders shall deliver their Tag Along Notices to the Bank and Selling Shareholder in writing within 30 days of receipt from the Major Purchaser of any
tender offer or other offering materials delivered by the Major Purchaser to the Other Shareholders, including any materials required under applicable law. 
 7. Termination Event. The provisions of this Agreement shall cease to apply to any Subject Share upon the sale or other disposition of such Share to any Person, other than a Subordinate Organization or
Affiliate of the Tribe, in compliance with the provisions of Sections 3 through 6 hereof and any Approval or other applicable requirements under applicable Federal Banking Laws. In the event a Subject Share is sold or otherwise disposed in
connection with a transaction requiring the Approval of a Federal Banking Authority and compliance with any other provision of any applicable Federal Banking Law, copies of all such Approvals and such other evidence of compliance with such Approvals
or laws as may be requested by the Bank and its counsel shall be delivered to the Bank. The provisions of this Agreement shall cease to apply to all Subject Shares at such time as the Tribe, its Subordinate Organizations and Affiliates of the Tribe
hold, in the aggregate, less than 10% of the issued and outstanding Shares of the Bank. Notwithstanding the foregoing, the restrictions of this Agreement shall not terminate as to any former Subject Share re-acquired by the Tribe, a Subordinate
Organization or an Affiliate of the Tribe, within one year of a sale or other disposition that would otherwise constitute a Termination Event with respect to such Subject Share. Upon such re-acquisition, any such Shares shall be immediately restored
to the status of Subject Shares hereunder. Subject to receipt of any prior approval of any Federal Banking Authority required to approve any change in control resulting from such termination, this Agreement may also be terminated in its entirety
(a) upon written agreement of the Bank and the Tribe; and (b) at the election of the Tribe in the event the Bank shall fail to satisfy any minimum regulatory capital standard imposed under Federal Banking Law or by any capital directive,
regulatory agreement or order issued by any Federal Banking Authority respecting the Bank as of the end of two consecutive calendar quarters. The Bank shall advise the Tribe promptly following the filing of any quarterly call report that discloses
any such capital deficiency. 
 8. Specific Performance. The parties hereto acknowledge that the Bank and its shareholders will be
irreparably damaged in the event this Agreement is not specifically enforced. Should any controversy arise concerning the sale or disposition or the voting of any Subject Shares, an injunction may be issued restraining any sale or disposition or
other action contrary to this Agreement pending the determination of such controversy. 
 9. Miscellaneous. It is further agreed as
follows: 
 (a) Notice. Any notice, demand or communication required or permitted to be given by any provision of this
Agreement will be in writing and will be deemed to have been given when delivered personally or by telefacsimile, receipt confirmed, to the party designated to receive such notice, or on the date following the day sent by overnight courier, or on
the third (3rd) business day after the same is sent by certified mail, postage and charges 

  

 6 

 
prepaid, directed to the following addresses or to such other or additional addresses as any party might designate by written notice to the other party.

  

			
	To the Tribe:	  	________________________________________
		  	________________________________________
		  	________________________________________

  

			
	To the Bank:	  	Canyon National Bank
		  	303 North Indian Canyon Drive
		  	Palm Springs, California 92263

 (b) Further Action. The parties hereto agree to execute and deliver, or to
cause to be executed and delivered, such documents and to do, or cause to be done, such other acts and things as might reasonably be requested by the or any party to this Agreement to assure that the benefits of this Agreement are realized by the
parties. 
 (c) Attorneys’ Fees. If any party institutes an action, proceeding or arbitration against any other
party relating to the provisions of this Agreement or any default hereunder, the unsuccessful party to such action or proceeding will reimburse the successful party therein for the reasonable expenses of attorneys’ fees, disbursements and other
litigation or arbitration costs incurred by the successful party. 
 (d) Entire Agreement. This Agreement shall
constitute the entire agreement between the parties relating to the subject matter of this Agreement. This Agreement supersedes, in all respects all other prior written or oral agreements between the parties relating to the subject matter of this
Agreement and there are no agreements, understanding, warranties or representations between the parties except as set forth herein. 
 (e) Binding Effect. This Agreement will inure to the benefit of and bind the respective heirs, personal representatives, successors and assigns of the parties. 
 (f) Severability. If any clause or provision of this Agreement is determined to be illegal, invalid or unenforceable under any
present or future law by the final judgment of a court of competent jurisdiction, the remainder of this Agreement will not be affected thereby. It is the intention of the parties that if any such provision is held to be illegal, invalid or
unenforceable, there will be added in lieu thereof a provision as similar in terms to such provision as is possible and be legal, valid and enforceable. 
 (g) Headings. The paragraph headings contained in this Agreement are intended for ease of reference and are not intended to affect the meaning or interpretation of this Agreement in any way. 
  

 7 

 (h) Counterparts. This Agreement may be executed in counterparts, each of which
will be deemed an original document, but all of which will constitute a single document. This document will not be binding on or constitute evidence of a contract between the parties until such time as a counterpart of this document has been
executed by each party and a copy thereof delivered to the other party to this Agreement. 
 (i) Governing Law, Waiver of
Sovereign Immunity. This Agreement will be interpreted and construed under federal law and, in the absence of federal law, applicable laws of the State of California respecting California corporations. All claims, disputes and other matters and
questions arising out of or relating to this Agreement, or the breach thereof, will be decided by proceedings instituted and litigated in a federal court of competent jurisdiction sitting in the State of California, and the parties hereby consent to
the jurisdiction of such court for such purpose. If, for any reason, a federal court shall not have jurisdiction over any claim, dispute, matter or question hereunder, or shall decline to exercise such jurisdiction, such matter shall be submitted to
binding arbitration in accordance with the Commercial Arbitration Rules of the American Arbitration Association in Riverside County, California, which award shall be enforceable in accordance with applicable law in any court of competent
jurisdiction. The Tribe and each Subordinate Organization or Affiliate of the Tribe that may own Subject Shares in the future hereby irrevocably waive any claim of sovereign immunity and any claim that a tribal court (as defined in 25 U.S.C.
Section 1301(3)) has any jurisdiction in connection with any claim, dispute, question or matter arising hereunder. 
 (j)
Modification; Amendment. Neither this Agreement nor any of the provisions hereof can be changed, waived discharged or terminated, except by an instrument in writing signed by the party against whom enforcement of the change, waiver, discharge
or termination is sought. 
 (k) THE PARTIES HEREBY EXPRESSLY WAIVE ANY RIGHT TO TRIAL BY JURY OF ANY CLAM, DEMAND, ACTION OR
CAUSE OF ACTION (1) ARISING UNDER THIS AGREEMENT OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH, OR (2) IN ANY WAY CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF THE PARTIES HERETO
OR ANY OF THEM WITH RESPECT TO THIS AGREEMENT OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH, OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE WHETHER NOW EXISTING OR HEREAFTER ARISING, AND
WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; AND THE PARTIES HEREBY AGREE AND CONSENT THAT ANY SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION SHALL BE DECIDED BY COURT TRIAL WITHOUT A JURY, AND THAT ANY PARTY TO THIS AGREEMENT MAY FILE AN
ORIGINAL COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF THEIR RIGHT TO TRIAL BY JURY. 
  

 8 

 Execution this 19th day of February, 1998. 
  

					
	 TRIBE:
	 	 The Agua Caliente Band of Cahuilla Indians

			
	 	 	 By:
	 	 /s/ Richard M. Milanovich

		 		 	 Its Chairman

			
		 	 By:
	 	 /s/ Marcus J. Pete, III

		 		 	 Its Secretary

  

					
	 BANK:
	 	 Canyon National Bank

		 	 (Proposed)

			
	 	 	 By:
	 	 /s/ Thomas Suitt

		 		 	 Its Chairman

			
		 	 By:
	 	 /s/ Kipp I Lyons

		 		 	 Its Secretary

  

 9

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