Generation NEXT Franchise Brands (VEND) 8-K/A Entry into a Material Definitive Agreement

OFFICE LEASE

THIS  OFFICE   LEASE   ("Lease")    is made  and  entered  into  by and  between   MAGUIRE     PROPERTIES-SAN DIEGO TECH CENTER,    LLC,  a Delaware   limited  liability  company   ("Landlord")      and  the Tenant  described   in Item  1 of the Basic  Lease  Provisions   as of April  30, 2010 (the  "Effective    Date").

BASIC   LEASE   PROVISIONS

1.              Tenant:     YONATURALS     INCORPORATED,       a California   corporation   ("Original    Tenant")

_{2.            Description    of Project/Building/Premises:}

2.1	Project:	That  certain  real estate  project  commonly   known  as the San Diego  Tech Center  (the  "Project")    located  in San Diego,  California.    The  Project  currently   includes  the buildings   commonly   known  as 9605  Scranton Road  ("Building    1"), 9645  Scranton  Road  ("Building    2"),  9725 Scranton  Road  ("Building   3"),  9685
		Scranton  Road  ("Building    3D"),  9805 Scranton   Road  ("Building    4"),9855  Scranton  Road  ("Building    5"),
		10055 Bames   Canyon  ("Building   SA"),  10075 Barnes  Canyon  ("Building    SB"),  10065 Barnes  Canyon
		("Building    5C"),  9675  Scranton  Road  (currently   a free-standing   restaurant),   9375 Scranton   Road,  landscape,
		sidewalks   and adjacent  parking  areas,  all the real property  underlying   the foregoing,   and  all appurtenances    to
		the foregoing.    All of the above  described   buildings   are sometimes   referred  to herein  collectively   as the
		"Buildings".
2.2	Building:	The  building   located  at 9605  Scranton  Road,  San Diego,  California.

_2.3   Initial   Premises:     Suite  390  of the Building   (the Premises   is_shown  on Exhibit  _"A")

2.4   Rentable    Area:    Approximately    3,907  square  feet (Section   1.3).

_{3.            Term:}

3.1   Initial   Term:     Sixty-three   (63) months,   commencing   on the Commencement    Date.

3.2   Commencement      Date:   The  date011which  the Premises   are Ready  for  Occupancy   (defined  in Section  2.2, below),

3.3   Target   Commencement      Date:         May  1,2010.

4.               Base  Rent  (Article  3):  Subject  to Section  3.1.2,  Tenant  shall  pay Base  Rent  as follows:

Months

1 -12

13 -24

25 - 36

37 - 48

49 - 60

61 - 63

Monthly    Base  Rental   Rate

($/RSF/mo.)

$2.30

$2.37

$2.44

$2.51

$2.59

$2.67

Base  Rent

($/mo.)

$8,986.10

$9,259.59

$9,533.08

$9,806.57

$10,119.13

$10,431.69

Base  Rent

($/yr.)

$107,833.20

$111,115.08

$114,396.96

$117,678.84

$121,429.56

$125,180.28

5.              Additional    Rent  (Article  4):

5.1   Base  Year:    2010

5.2   Tenant's    Percentage     Share:    2.46%   (Section  4.2)

6.              Security   Deposit:    $10,431.69   (Article  6)

7.              Parking    Passes:     Tenant  shall  rent  from  Landlord,   at no  additional   charge   during  the  Initial  Term,  sixteen   (16) Parking   Passes

(defined  below).    (Article  20)

8.              Broker(s):      CB Richard  Ellis,  representing   Tenant,  and Jones  Lang  LaSalle,  representing   Landlord  (Article  27)

9.            Permitted    Use:   General  office  use consistent   with  a first class  commercial   office  project.  (Section  7.1)

10.            Addresses    for  Notices  (Article  26):

To:            Tenant

Prior  to the Commcncement    Date:                                                        After  the Commencement    Date:

At the Premises:

Attn:   Office  Manager

Suite

Attn:              ~                                                                       _

To:   Landlord                                                                                             With  a copy to:

Maguire  Properties-Mission     City  Center,  LLC

c/o Maguire   Properties,   L.P.

355 South  Grand  Avenue,  Floor  33

Los Angeles,   California   90071

Attn:   Senior  Vice  President   Leasing

Maguire  Properties,   L.P.

9605 Scranton   Road,  Suite  100

San Diego,  California   92121

Attn:   Asset  Manager

And  with  a copy  to:

Gilchrist  &Rutter Professional Corporation

1299 Oeean Avenue,9!hFloor

Santa Monica, CA 90401

_{Attn:  David B. Lambert, Esq.}

11.          Address for Payments:   All payments payable to Landlord under this Leaseshall be sent to the following address or tosuch other address as Landlord may designate, or by wire transfer.

Maguire Properties-San Diego Tech Center, LLC Unit F

P.O. Box 51919

Los Angeles, California 90051-6219

If by wire transfer:

u.s.Bank, San DiegoMain Branch, 600 W Broadway #100,San Diego,CA 92101

ABA#: 122-235-821

Account #:  153454490720

Account Name:  Maguire Properties-San Diego Tech Center, LLC Lockbox

Reference: YoNaturals/Building 1, Suite 390

12.          Guarantor/Additional    Security:  None

ThisLease shallconsist of the foregoing Basic  Lease Provisions,and the provisions of the Standard Lease Provisions (the "Standard   Lease Provisions")  (consisting of Sections 1 through 30 which follow) and Exhibits "A" through "E",  inclusive,allofwhich are incorporated herein bythis reference as of the Effective Date.  In the event of any conflict between the provisions of the Basic Lease Provisions and the provisionsof the Standard Lease Provisions, the Standard Lease Provisions shall control.  Any initially capitalized terms used herein and not otherwise defined shall have the meanings set forth in the Standard Lease Provisions.

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STANDARD LEASE PIWVISIONS

_{ARTICLE  1 - PREMISES}

1.1          Lease of Premises;  Access.

1.1.1       Landlord hereby leases the Premises (defined below) to Tenant (defined below), and Tenant hereby leases the Premises from Landlord, upon all of the terms, covenants and conditions contained  in this Lease.   The "Premises"   means the Initial Premises together with any other space in the Building or Project leased by Tenant hereunder and "Tenant"  means the Original Tenant and any assign of all of the Original Tenant's interest in this Lease in accordance with Article 15, below).

1.1.2       Subject to Landlord's access control programs and all of the terms and conditions of this Lease, Tenant and its employees shall have access to the Premises, twenty-four (24) hours per day, seven (7) days per week, during the Term of the Lease.

J.2          Acceptance  of Premises.    Tenant acknowledges that  Landlord has not made any representation or warranty with respect to the condition of the Premises, the Building or the Project with respect to the suitability or fitness of any of the same for the conduct of Tenant's  Permitted Use, its business or for any other purpose.   Subject to all of the terms and conditions of this Lease, acceptance of possession of the Premises by Tenant shall be conclusive evidence as against Tenant that the Premises are then in tenantable and good condition.

1.3          Measurement  of the Rentable Area of Premises  and the Building.

1.3.1       For purposes of this Lease, subject to the provisions of Section 1.3.2, the parties hereby stipulate that the number of rentable square feet contained within the Premises is as set forth in Item 2.2 of the Basic Lease Provisions.

1.3.2       The  "Rentable   Area"  or  "rentable   square   feet"  and "Usable  Area"  or  "usable  square  feet"  shall be calculated by Landlord substantially in accordance with the Standard Method [or Measuring Floor Area in Office Buildings, ANSI Z65.1 -

1996 ("BOMA"); provided, however, that in any case the Rentable Area of the Building shall include all of, and the Rentable Area of the Premises shall include a portion of, the square footage of the ground floor of thc Common Areas (defined in Section lA,  below) of the Building and the Common Areas of the Project, as the case may be, and occupied space of the portion of the Building or Project dedicated to the service of the Building.  Landlord reserves the right to modify (i) the standards utilized hereunder for the measurement of Rentable Area and Usable Area (so long as any such modification is reasonably consistent with then prevailing Institutional Owner Practices (defined below)  and (ii) consistent with any such modifications of measurement standards, the totals of Rentable Area and Usable Area set forth or utilized herein with respect to the Premises, the Building and/or portions thereof and any economic terms set forth herein (such as Base Rent, Security Deposit and Tenant's Percentage Share) ("Economic Terms")  calculated on the basis thereof.

1.4          Common  Areas.    "Common  Areas"  means the lobby, plaza  and sidewalk areas, accessways,  parking lots and/or parking structures, trash facilities, stairs, and area on the individual floors in the Building or the other Buildings located at the Project devoted to corridors, fire vestibules, elevators, foyers, lobbies, electric and telephone closets, restrooms, mechanical rooms, janitor's closets, and other similar facilities for the benefit of all tenants and invitees of the Project, and all other areas of the Project not leased or not intended by Landlord to be leased to tenants, as may be designated by Landlord from time to time (including the Project aerobic center, fitness center, volleyball courts, tennis courts and racquetball court or any other similar facilities which may exist in the Project from time to time), and shall also mean those areas of the Building and the Project devoted to mechanical and service rooms servicing the Building and the other Buildings at the Project.   The Common Areas shall be subject to the exclusive management and control of Landlord, and Tenant shall comply with all Rules and Regulations (defined in Section 21) pertaining to the Common Areas.  Tenant acknowledges and agrees that Landlord, in itssole discretion, shall have the right from time to time to designate, relocate and limited the use of a particular area, eliminate, alter, modify, construct new improvements in or upon, limit or otherwise make such decisions with respects to the various components and/or portions of the Common Areas as Landlord in good faith deems appropriate.  Landlord shall also have the right to close all or any portion of the Common Areas as may, in the sole discretion of Landlord, be necessary to prevent a dedication thereof or the accrual of any rights in any person.

_{ARTICLE  2 - TERM}

2.1          Term.   Unless earlier terminated in accordance with the provisions hereof, the initial term of this Lease shall be the period shown in Item 3.1 of the Basic Lease Provisions.  At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set in Exhibit "B" attached hereto, which Tenant shall execute and return to Landlord within five (5) days of receipt thereof. As used herein,"Term"  shall refer to the initial term described in Item 3.1 of the Basic Lease Provisions.

2.2          Commencement;  Early Occupancy.

2.2.1       The Term shall commence on the Commencement Date as defined in Item 3.2 of the Basic Lease Provisions; provided, however, that in the event the Term shall commence on a day other than the first day of any calendar month, for purposes of calculating the Expiration Date and the timing of all scheduled increases in Base Rent during the Term, the Commencement Date shall be

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deemed  to be the first  day of the calendar   month  following   the  Commencement    Date.   The  term  "Ready   for  Occupancy"     means  the  date determined   by  Landlord's    architect   or space  planner  to be the date  of  Substantial   Completion   of the Tenant   Improvements    (as such  terms arc  defined   in the  Work  Letter  (defined   below);   provided,   however,   if Landlord   is delayed   in  achieving   substantial   completion   of  the Tenant  Improvements    by reason  of any Tenant  Delays  (defined   in the Work  Letter)  or delays  caused  by any event  described   in Section  30.2 below  ("Force   Majeure     Delays"),   the Premises   shall  bedeemedReady   for Occupancy   on  the date  substantial   completion   of the Tenant Improvements    would  have occurred   had the Tenant  Delays  or Force  Majeure  Delays  not occurred,   as determined   by Landlord's   architect  or space   planner.       This   Lease  shall   be   a  binding    contractual    obligation    effective    upon   execution    hereof    by   Landlord    and  Tenant notwithstanding    the later  commencement    of the Term  of this Lease.

2.2.2          Subject   to all  of the  terms  and  conditions   of  Section   5.1  of the  Work  Letter   (defined   below),   Tenant   shall have  the right  to enter  the Premises  prior  to the Commencement    Date  for the purposes   described   in Section  5.1 of the Work  Letter.   For the avoidance  of doubt,  Tenant's   entry  into  the Premises  prior  to the Commencement    Date  shall  be subject  to all of the terms and conditions   of this  Lease;   provided    that  Tenant   shall   have  no  obligation    to  pay  any  Base  Rent   or  any  Additional    Rent   under   ArticJ4   prior  to  the Commencement    Date.

2.3             Delay    in   Commencement.          Landlord    may   deliver    the   Premises    to   Tenant    prior   to,   on   or   after   the   Target Commencement    Date  specified  in Item  3.3 of the Basic  Lease  Provisions;   provided,  however,  that  in the event  the Commencement    Date  is delayed  or  otherwise   does  not  occur  on the Target  Commencement     Date  this  Lease  shall  not  be void  or  voidable,   the Term  of this  Lease shall not be extended,   and Landlord  shall not be liable  to Tenant  for any  loss or damage  resulting  therefrom.

ARTICLE    3 -RENT;   LATE   CHANGES

3.1    Base  Rent;   Rent.

3.1.1          Subject  to  Section  3.1.2,  below,   Tenant   agrees  to  pay  during  the  Term  of  this  Lease  as Base  Rent  ("Base

Rent")   for the Premises   the sums  shown  for such  periods  in Item  4 of the Basic Lease  Provisions.

3.1.2         Provided   that  no  Event  of  Default   (defined   below)  has  occurred, T, enant's   obligation   to pay  Base  Rent  for each  of the  second   (2nd), third  (3'd),  fourth  (4Ih), tenth  (loth)  and  eleventh   (l1th)   months  of the  Initial  Term  shall  be fully  abated  (the  total amount  of Base  Rent  so abated  is referred  to as the "Abated    Base  Rent  Amount").     Landlord   and Tenant  agree  that the Abated  Base Rent Amount   is $44,930.50.     Notwithstanding    the foregoing,   should  an Event  of Default  occur,  then:  (a)  this  Section  3.1.2  shall  automatically and immediately   become   null, void  and of no further  force  or effect  and  (b) the Abated  Base Rent  Amount   (to the extent  applied  to reduce Tenant's   Base  Rent  obligations   prior  to the occurrence   of such  Event  of Default)   shall  immediately   and without   notice  or demand  become due and payable  by Tenant  to Landlord.

3.1.3         Except  as  expressly  provided   to the  contrary  in this  Lease,  Base  Rent  shall  be payable  in equal  consecutive monthly  installments,    in advance,  without  abatement,   deduction   or offset,  commencing   on the  Commencement    Date  and continuing   on the first  day  of  each  calendar   month  thereafter.     The  first  full  monthly   installment    of  Base  Rent,  described   in  Item 4  of  the  Basic  Lease Provisions,    shall  be  payable   upon  Tenant's    execution   of  this  Lease.    If  the  Commencement    Date  is  a  day  other  than  the  first  day  of  a calendar   month,   then  the  Base  Rent  (the  "Partial    Lease   Month   Rent")   for the  partial  month   in which  the  Commencement    Date  occurs shall  be calculated   on  a per diem  basis  determined   by dividing  the initial  monthly  Base  Rent  shown  in Item  4 of the Basic  Lease  Provisions by the number   of days  insuchcalendar   month  and by multiplying   such  amount  by the number  of remaining   days  of such  calendar  month from and including   the  Commencement    Date.   The Partial  Lease  Month  Rent  shall  be payable  by Tenant  prior  to the date that Tenant  takes possession  or commences   use of the Premises  for any business  purpose  (including  moving  in).

3.1.4         Base  Rent,  all forms  of Additional   Rent (defined   below)  payable  hereunder   by Tenant  and  all other amounts, fees,payments   or charges  payable  hereunder   by Tenant  shall  (i) each constitute   rent payable  hereunder   (and  shall  sometimes   collectively   be referred   to herein  as  "Rent"),    (ii) be  payable  to Landlord   when  due  without   any  prior  notice  or  demand  therefor   in lawful  money  of  the United  States  and,  except  as may  be expressly  provided   to the contrary  herein,  without  any abatement,   offset  or  deduction   whatsoever   and (iii) be payable  to Landlord   at the address  of Landlord  described   in Item  10of the Basic Lease  Provisions   or to such  other  person  or to such

^{other  place  as}Landlord   may from  time to time designate  in writing  to Tenant.

3.1.5         No payment  by Tenant  or receipt  by Landlord   ofalesser  amount  than  the correct  Rent  due hereunder  shall  be deemed  to be other  than  a payment   on account;  nor shall  any endorsement   or statement   on any check  or any  letter  accompanying   any check or payment  be deemed   to effect  or evidence  an accord  and  satisfaction;   and Landlord   may accept  such check  or payment  without  prejudice to Landlord's   right  to recover  the balance  or pursue  any other  remedy  in this Lease  or at law or in equity  provided.

3.2   Late   Charge;    Interest.      Tenant  acknowledges    that  the  late  payment   of  Base  Rent,  Additional   Rent  or  any  other  amounts payable  by Tenant  to Landlord  hereunder   will  cause  Landlord   to incur  administrative   costs  and  other  damages,   the  exact  amount  of which would  be impracticable    or extremely   difficult  to ascertain,    Landlord   and Tenant  agree that  if Landlord   does  not  receive  any such  payment on or  before  the  date  five  (5) days  after  the date  the  payment   is due,  Tenant  shall  pay  to Landlord,   as Additional   Rent,  (i) a late charge ("Late   Charge")    equal  to five  percent   (5%)  of the  overdue   amount   to cover  such  additional   administrative    costs,  and  (ii) interest  on  all

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delinquent    amounts   at  an annual   rate  of  interest   (the  "Default    Rate")   equal  to  lesser  of  (l)   the  Prime   Rate  (defined   below)  plus  eight percent  (8%)  or (2) the maximum   amount  allowed  by Law,  from the date due until the date paid.

3.3   Additional    Rent.    For purposes   of this  Lease,  allamounts(other  than BaseRent)  payable by Tenant to Landlord pursuant to this Lease, whether or not denominated as such,shall constitute additional rent ("Additional  Rent") hereunder.

ARTICLE  4 - ADDITIONAL  RENTAL

4.1   Payment of Excess Operating  Expenses and Excess Property  Taxes.

4.1.1        Subject to the provisions of this Lease, in addition to paying Base Rent pursuant to Article 3 of this Lease, with respect to each Expense Year (defined below) Tenant shall also pay as Additional Rent Tenant's Percentage Share (defined below) of the positive excess, if any, of Operating Expenses (defined below) allocable hereunder to such Expense Year over Operating Expenses allocable hereunder to thc Base Year (defined below).

4.1.2        Subject to the provisions of this Lease, in addition to paying Base Rent pursuant to Article 3 of this Lease, with respect to each Expense Year Tenant shall also pay as Additional Rent Tenant's Percentage Share of the positive excess, if any, of the Property Taxes (defined below) allocable hereunder to such Expense Year over the Property Taxes allocable hereunder to the Base Year.

4.1.3        Subject to the provisions of this Lease, in addition to paying Base Rent pursuant to Article 3 of this Lease, with respect to each Expense Year Tenant shall also pay as Additional Rent, Tenant's Percentage Share of Utility Costs allocable hereunder to such Expense Year.

4.2           Definitions.

4.2.1       "Base Year"  means the calendar year specified in Item 5.1 of the Basic Lease Provisions.  "Expense Year" means each calendar year in which any portion of the Term of this Lease falls, through and including the calendar year in which the Term of thisLease expires.

4.2.2       "Property  Taxes" means all real property taxes, assessments,fees, charges, or impositions and othersimilar governmental or quasi-governmental ad valorem or other charges levied on or attributableto the Building and thelandon which it is located (and all improvements from time to time located thereon), and to the extent allocated to the Building in accordance with Section

4.3.3,below, levied on or attributable to the other portionsof the Project and the land on which it is located (including, without limitation, the Common Areas), or its ownership, operation or transfer of any and every type, kind, category or nature, whether direct or indirect, general or special, ordinary or extraordinary and all taxes, assessments, fees, charges or similar impositions imposed in lieu or substitution (partially or totally) of the sameincluding,without limitation, all taxes,assessments, levies, charges or impositions (i) on any interest of Landlord or any mortgagee of Landlord in the Project (to the extent provided above), the Building, the Premises or in this Lease, or on the occupancy or use of space in the Building or the Premises; (ii) on the gross or net rentals or income from the Project (to the extent provided above)Of  the Building, including, without limitation, any gross income tax, excise tax, sales tax or gross receipts tax levied by any federal, state or local governmental entity with respect to the receipt of rent; (iii) on any transit taxesor charges, business or licensefees or taxes, annual or periodic license or use fees, park and/or school fees, arts charges, parks charges, housing fund charges; (iv) imposed for street, refuse,police, sidewalks,fire protection and/or similarservices and/or maintenance,whether previously provided withoutcharge or for a different charge, whether provided by governmental agencies or private parties, and whether charged directly or indirectly through a funding mechanism designed to enhance or augment benefits and/or services provided by governmental or quasi-governmental agencies; (v) on any possessory taxes charged or levied in lieu of real estate taxes;and (vi) any costs or expenses incurred or expended by Landlord in investigating, calculating, protesting, appealing or otherwise attempting to reduce or minimize such taxes.  There shall be excluded from Property Taxes:  (a) all income taxes, capital stock, inheritance, estate, gift, or any other taxes imposed upon or measured by Landlord's grossincome or profits unless the same is specifically included within the definition of Property Taxesabove or otherwise shall be imposed in lieu of real estate taxes or other ad valorem taxes and (b) except to the extent allocated to the Building in accordance with Section 4.3.3,below, any Property Taxes levied or assessed upon or otherwise attributable to any portion of the Project other than the Building and the land on which it is located (and all improvementsfrom time to time located thereon) and the Common Areas.

4.2.3       "Operating  Expenses"  means all costs, fees, amounts, disbursements and expenses of every kind and nature paid or incurred by or on behalf of Landlord with respect to any Expense Year in connection with the operation, ownership, maintenance, insurance, restoration, management, replacement or repair of the Building and the landallwhich it is located (and all improvementsfrom timeto time located thereon), and to the extent allocated to the Building in accordance with Section 4.3.3. below, the other parts of the Project,in a first class manner, including, without limitation,any amounts paid or incurred with respect to:

(i)            Premiumsfor property, casualty,  liability, rent interruption, earthquake,flood or other types of insurance carried by Landlord from time to time, and any deductibles thereunder actually paid by Landlord with respect to theBuilding and the Project.

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(ii)             Salaries,  wages  and other  amounts   paid  or payable   for personnel   (including,   without   limitation,   the Building  manager,   superintendent,    operation   and maintenance   staff,  the Parking  Facilities   (defined  below)  manager,  concierge   (ifany)  and other  employees   of  Landlord)    involved   in  the  maintenance    and  operation   of  the  Building   or  the  Project,   including   contributions    and premiums    towards   fringe   benefits,    unemployment     taxes   and   insurance,    social   security   taxes,   disability    and   worker's    compensation insurance,   pension  plan  contributions   and  similar  premiumsand contributions    which  may  beleviedon such  salaries,  wages,  compensation

and benefits  and  the total  chargesof any  independent   contractors   orpropertymanagers   engaged   in the operation,   repair,  care,  maintenance

and cleaning  of any portion  of the Building  or the Project.

and refuse  removal.

(iii)            Cleaning   expenses,   including   without   limitation,  janitorial   services,   window  cleaning,   and  garbage

(iv)            Landscaping    and  hardscape   expenses,   including   without   limitation,   irrigating,   trimming,   mowing, fertilizing,   seeding,  and  replacing   plants,  trees  and hardscape.

(v)             Subject  to the provisions   of Section  4.3.4,the cost  ofproviding   fuel,  gas,  electricity,   water,  sewer,telephone,   steam  and  other  utility  services.

(vi)            Subject   to the  provisions   of  Section  4.2.3(x)   below,  the  cost  of  maintaining,   operating,    restoring, renovating,   managing,   repairing   and replacing   components   ofequipment   or machinery,   including,   without  limitation,   heating,  refrigeration, ventilation,    electrical,   plumbing,    mechanical,    elevator,   escalator,   sprinklers,    fire/life   safety,   security   and  energy   management    systems, including  service  contracts,   maintenance   contracts,   supplies  and parts  with respect  thereto.

_{(vii)         The  costs  of security  for, and supervision   of, the Building   and the Project.}

Building   ortheProject.

(viii)         Rental,   supplies   and  other  costs  with  respect   to  the  operation   of  the  management    office   for  the

(ix)             Allcost  and   fees  for  licenses,   certificates,    permits   and  inspections,    and  the   cost  incurred   in connection   with the implementation    of a transportation   system  management   program  or similar  program.

ex)            The  cost  of  replacement,    repair,   acquisition,    installation    and  modification    of  (A)  carpeting   and wailcoverings,    ceiling   systems   and  fixtures   in  the  Common   Areas,   and  other  furnishings    in  the  Common   Areas,   (B)  materials,   tools, supplies  and  equipment   purchased   byLandlordwhich  are used  in themaintenance,   operation   andrepair  of theBuilding,   and  (C)anyotherform  of  improvements,    additions,   repairs,   or  replacements    to  the Building   or  the  systems,   equipment   or  machinery   operated   or  used  in connection    with  the  Building;   provided,   however,   that  with  respect   to  the  items   described    in  clauses   (A), (B)  and  (C)above   which constitute   a capital  item, addition,   repair  or improvement   (collectively   "Capital    Items")   under  sound  accounting   andproperty  management principles   consistently   applied  and determined   by Landlord,   in each  case  the cost  of such  Capital  Items  shall  be amortized   (with  interest  at the  Interest   Rate)  over  the  useful  life  (the  "Useful   Life")  of  such  Capital   Item,  asdetermined   bythe Landlord   inaccordance   with  sound accounting   and property   management    principles   consistently   applied  orsuch  other  period   as shall  be consistent   with  Institutional    Owner

Practices.

(xi)            Attorneys',    accountants'    and  consultants'    fees  and  expenses   in connection   with  the  management, operation,   administration,    maintenance   and repair  of the Building  and the Project,  including,   butnot limited  to, such  expenses  that  relate  to seeking   or  obtaining   reductions    in  or  refunds   of  Property   Taxes,   or  components    thereof,   or  the  costs   of  contesting    the  validity   ofapplicability   ofanygovernmental   enactments   which  may  affect  Operating   Expenses.

(xii)           Fees  for  the  administration    and  management    of  the Building   in an amount   equal  to  three  percent (3%)  of the gross  revenues   ofthe Building  (which  shall be grossed  byLandlord  up to onehundred  percent  (100%)  occupancy   on an annualbasis),  without  regard  to whether  actual  fees  sopaid  aregreater  or lessthan  such amount.

(xiii)         Sales,  use  and  excise   taxes  on  goods  and  services   purchased   by  Landlord   for  the  management, maintenance,   administration   or operation  of the Building  or the Project.

(xiv)          Fees  for local  civicorganizations   and dues  for professional   trade  associations.

(xv)        Payments   under  anycovenants,   conditions   and restrictions   pertaining   totheBuilding   orthe Projector any easement,   license  oroperating   agreement   or similar  instrument   which  affects  the Building   orthe Project.

(xvi)        Costs  and  expenses   of  investigating,   testing,  documenting,    monitoring,   responding   to,  abating  and remediating   Hazardous   Materials   (defined  below),  other  than  abatement   and remediation   costs  with  respect  to Hazardous   Materials   actuallyknown  byLandlord  (on  the Effective   Date)  torequire  abatement  and/or  remediation   under  applicable   Environmental   Laws  (defined  below).

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(

(xvii)       The  costs  of  repairing,  restoring  and  maintaining  the  Parking  Facilities,  including,  without limitation, the resurfacing, restriping and cleaning of such facilities.

(xviii)     Any costs, fees, amounts, disbursements and expenses which are generally included in Operating

Expenses under Institutional Owner Practices.

4.2.4       The following costs and expenses shall be excluded from OperatingExpenses:

(i)            expensesrelating to leasing space in the Building or theProject(including tenantimprovements, leasing and brokerage commissions and advertising expenses);

(ii)           legal fees and disbursements incurred for collection of tenant accounts or negotiationofleases, or relating to disputes between Landlord and other tenants and occupants of the Building andthe Project;

_inclusive;

(iii)          the cost ofany Capital Items unless specifically permitted by Section 4.2.3, parts (i) through (xviii),

(iv)         Property Taxesand Utility Costs;

(v)           amounts received by Landlord on account of proceeds ofinsurance to the extent theproceedsare reimbursement for expenses which were previously included in Operating Expenses;

(vi)          except to  the  extent  specifically provided  in  Section 4.2.3,  parts  (i) through  (xviii),  inclusive, depreciation or paymentsof principal and intereston any mortgages upon theBuilding or the Project;

(vii)        paymentsof ground rent pursuant to any ground lease coveringthe Building or theProject;

(viii)       subject to Section 4.3.1, the costs of gas, steam or other fuel; operation of elevatorsandsecurity systems; heating, cooling, air conditioning and ventilating; chilled water, hot and cold domestic water,sewer and other utilities or any other service work or facility, or level or amount thereof, provided to any other tenant or occupantin theBuilding or theProject which either (a) is not required to besupplied or furnished by Landlord to Tenant under the provisions of this Leaseor (b) is supplied or furnished to Tenant pursuant totheterms of this Lease withseparate or additional charge;

(ix)          the cost ofany Landlord Work (defined in the WorkLetter);and

(x)           any costexpressly excluded from Operating Expenses in anyprovision ofthis Lease.

4.2.5       "Utility  Costs" means all costs incurred by Landlord in connection with all utility servicesprovided tothe Building, and to the extent allocated to the Building in accordance with Section 4.3.3, below, to the Project, including, without limitation, forelectricity, fuel (if any), gas, water, sewerageand similar utility services(collectively, the "Utility Services").

4.2.6       "Tenant's   Percentage  Share"  meansthepercentage set forthinItem 5.2 ofthe BasicLeaseProvisions; provided, however, thatLandlord reserves theright from time totime during the Term of thisLeaseto recalculate Tenant's  Percentage Share, in which case Tenant's Percentage Shareshall be calculated by dividing the number ofsquare feetofRentable Area in thePremisesby the number of square feet of Rentable Area in the Building, and expressing such quotient in the form ofa  percentage.

4.3           Calculation  Methods and Adjustments.

4.3.1        Variable Expenses(defined below) forall or any portion ofanyExpenseYear (includingtheBaseYear)during which actual occupancy ofthe Building ortheProject, asapplicable,islessthan onehundred percent (100%) oftheRentable Area of theBuilding or theProject, as applicable,shall beadjusted by Landlord, as determinedingood faith byLandlordapplyingsound accounting and property management principles(and the provisions of thisLease) to reflect one hundred percent (100%) occupancyof the Rentable Area of theBuilding or the Project, as applicable, during such period.  If duringall oranypart ofany Expense Year, including the Base Year, any particular item of benefit, work or service (the cost of which is a Variable Expense) is not provided to portions of theBuilding or the Project, as applicable,due to the fact that such item of benefit, work or serviceis not required or desired by thetenant of such space, or such tenant is itself obtaining and providingsuch item of benefit, work or service, or for any other reason, then for purposes of computing Variable Expensesfor such ExpenseYear, Operating Expenses or Utility Costs, as applicable, shall be increasedbyan amount equal to theadditional Variable Expenseswhich would havebeenpaid or incurredduring such period if suchitem of benefit,work orservice had been provided to such portions of theBuilding or theProject, as applicable.  "Variable  Expenses"means the components of Operating Expensesand Utility Costs thatvary based on thelevel of occupancy of the BuildingorProject, as applicable.

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4.3.2         Subject  to the provisions   ofthis  Section  4.3,  all calculations,    determinations,    allocations   and  decisions   tobemade   hereunder   with  respect  to  Operating   Expenses,    Property   Taxes   or  Utility  Costs   shall  be  made   in  accordance    with  the  good  faithdetermination    of Landlord   applying  sound  accounting   and  property   management   principles   consistently   applied   which  are  consistent   with Institutional    Owner  Practices.     Subject  to applicable   Laws,  Landlord   shall  solely  determine   alldecisions   with  respect  to  the  method   and manner  by which  all Utility  Services  shall  bebilled  and provided   in theBuilding,  which  determinations    shall  be made  by Landlord   illgood faith   and  on  a  basis  consistent   with  Institutional    Owner   Practices.     Landlord   shall  have  the  right  to  equitably   allocate   some  or  all  of

^Operatin^g   E^xp^en^ses   or U^tilit^y  Costs  among  parti^cular   ^{classesor groupsof tenants in the Building (forexample,retailtenants)to reflect}

Landlord's  good faith determination that measurablydifferentamounts or typesof services, workorbenefits associatedwithOperating

Expensesand/or Utility Costs, as applicable, are beingprovided toor conferred upon suchclasses orgroups.  Subject totheprovisions of thisSection 4.3, from time to time Landlord shall have theright toexpand or contract theamount,scope,levelor types ofservices, work, itemsor benefits, the cost of which is included within Operating Expenses or Utility Costs, asapplicable,so long asLandlord's treatment of thesamefor purposes of the calculation of OperatingExpensesor Utility Costs, as applicable, isgenerally consistentwithInstitutionalOwner Practices.  "Institutional   Owner  Practices"  meansthe practices of the majority of the institutional owners of institutional grade first-classoffice projects in San Diego County, California.

4.3.3       Whenever services, benefits or workareprovided to the Building andto additional building (includingotherbuildingsinthe Project) or projects (where allocation of the costthereof among such buildings and/orprojects isrequiredforcalculation of Operating  Expensesand/or Utility Costs hereunder),  inallocatingthe overall cost thereof  (for all such  building and/orprojects)  to Operating Expensesand/or Utility Costs hereunder,  there shall be excluded from OperatingExpensesorUtility Costs, as applicable, Landlord's  goodfaithdetermination of the additionaloverallcost comparison allocable to theprovision ofsuchservices, benefits orwork tothe  additional buildingsand/or projects.   Landlordshall havetheright,from time totime, to add or removebuildingsandother improvements to or from(i)theProject and/or(ii)thecalculationof Property Taxes,OperatingExpenses and/orUtilityCostsand then equitablyallocate some or all of thePropertyTaxes, OperatingExpenses and/orUtilityCosts for theProject among different buildings(including any additional buildings) in the Project.   Insuchevent,Landlord shall equitablyandin goodfaithdetermine a methodofallocatingsuch PropertyTaxes, Operating Expensesand/or Utility Costs attributable tosuch other buildings andimprovements (andtheland on which they are located) in the Project to the Building, and Tenantshall be responsibleforpayingTenant'sPercentage Shareofsuch expenses.

4.3.4       All discounts, reimbursements, rebates, refunds, or credits (collectively,"Reimbursements")   attributabletoOperating Expenses, Property Taxes or Utility Costs received by Landlord in a particular yearshallbededucted from Operating Expenses, PropertyTaxesor Utility Costs, as applicable, in theyear the same are received; provided, however,ifsuch practiceis consistent withInstitutional Owner Practices, Landlord may treat Reimbursements generally (or under particularcircumstances) on adifferent basis.  All assessmentsand premiums of Operating Expenses, Property Taxesor Utility Costs whichcanbepaidby Landlordinperiodicinstallmentsshall  bepaid by Landlord in the maximum  numberof periodic installments permitted byLaw;  provided, however,  that ifthe  then prevailingInstitutional Owner Practice is to paysuch assessments or premiums on a differentbasis, Landlordmayutilize such different basis ofpayment.   Landlord shall have the rightto exclude fromBase Year Operating Expenses,thecost of items of service, work or benefits (i) notprovided following the Base Year, (ii) incurred duetocircumstances not applicablefollowing theBase Year ordue to market-wide  labor-rate increases in Operating  Expenses  dueto  extraordinarycircumstances,  including, without  limitation, boycotts,embargoes  and  strikes,  and  utility  rate  increases  due  to  extraordinary  circumstances,  and  (iii) amortized  costs  relating  to  capital improvements.

4.3.5       If in anyone   or moreExpenseYearsfollowing the BaseYear(a "Comparison   Year"),  PropertyTaxesdecreasebelow theamount of Property Taxes for theBase Year as aresult of any reassessment orany similargovemmentalact orLaw, including,without limitation, as the result of a Proposition 8 reduction (collectively, a"Tax  Reduction"),  for purposesof calculationof excess PropertyTaxes for such Comparison Year andallsubsequent Comparison Years,Property Taxes allocable to theBaseYear shall be reduced to theamount of Property Taxes allocable to such Comparison Year (a "Base Year Tax Reduction");  provided,however,that if in anysubsequentComparison Year the amount of suchTax Reduction is decreased (otherthantothe extent byvirtueoftheapplicationof the annual percentage increase (presently 2.0%)  in Property Taxescurrently provided  bystatute  (or anysubstitute therefor hereafter adopted»,for purposes of calculation of excess Property Taxesforsuch subsequent Comparison Year,theBaseYearTaxReductionshall be correspondingly decreased. Property Taxes allocableto the BaseYear shall not includeany Property Taxesoranytaxes, assessments, costscharges or feesnot applicable following the BaseYear.

_4.4          Payment Procedure;  Estim_ates_.

4.4.1       During each ExpenseYear,Landlord may electto give Tenant writtennotice of its estimate ofthe amounts payable byTenant under Section 4.1,above ("Article 4 Additional  Rent")for that Expense Year.  Thereafter,Oilorbefore thefirst day ofeachcalendarmonth during such Expense Year,Tenantshall pay toLandlordone-twelfth(1I12th) of suchestimated amounts; provided,however, that,not more often than quarterly,Landlordmay,by written notice to Tenant,revise itsestimate forsuch Expense Year, and allsubsequent paymentsunder this Section 4.4 byTenant forsuch ExpenseYear shall be based upon suchrevised estimate.

4.4.2       Landlord shall endeavor to deliverto Tenant within one hundred fifty (150) days afterthecloseofeachExpense Year or as soon thereafter as is practicable,astatement of that year's  Operating Expenses,ProperlyTaxesandUtility Costsand the total amount payable by Tenant as Article 4 AdditionalRent forsuch Expense Year,as determined byLandlord (the"Landlord's Statement").    Except as provided in Section 4.5, Landlord's  Statement shall be binding uponLandlordandTenant.   Ifthe Landlord's

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Statement   indicates  that  the total  amount   of Article  4 Additional   Rent  payable   by Tenant  for  the applicable   Expense   Year  (a)  is more  than the  estimated   payments   for  such  Expense   Year  previously   made  by  Tenant   pursuant   to  Section  4.4.1,  above,   then  Tenant   shall  pay  the deficiency   to Landlord   upon  receipt  of Landlord's    Statement  or (b)  is less  than  the estimated   payments   for  such  Expense   Year  previously made  by Tenant  pursuant  to  Section  4.4.1,  above,  then  such  excess  payments   shall  be credited  against  Rent  next  payable  by Tenant  under this Lease  (or, if the Term  of this Lease  has expired,  such excess  shall  be paid  to Tenant  within  thirty  (30)days).   No delay  in providing   any Landlord's    Statement   described    in  this  Section  4.4.2   shall  act  as  a  waiver   of  Landlord's    right  to  receive   payment   from  Tenant   under Section  4.1 above (with respect  to any Article  4 Additional   Rent) for the period  covered  thereby.

4.4.3          If this  Lease  shall  expire  or terminate  on a day  other  than  the end of an Expense  Year,  the amount  payable  by Tenant  as Article  4 Additional   Rent  that  is applicable   with respect  to the Expense   Year  in which  such  expiration   or termination   occurs  shall be prorated   on the basis  that  the  number   of days  from  January  I of such  calendar   year  to the expiration   or termination   date  bears  to  365.Theexpiration   or early  termination    of this  Lease  shall  not affect  the  obligations   of Landlord   and Tenant  pursuant   to this  Section  4.4 to be performed   after such expiration   or early  termination.

4.5            Review  of Landlord's     Statement,

4.5.1         Provided   that  Tenant   is  not  then  in  default   with  respect   to  its  obligations    under  this  Lease   and  provided further  that  Tenant  strictly  complies   with  the  provisions   of this  Section  4.5,  Tenant  shall  have  the right  to reasonably   review  Landlord's supporting   books  and  records   for  any  portion   of  the  Property  Taxes,  Operating   Expenses   or Utility   Costs  for  a particular   Expense   Year covered  by Landlord's   Statement,   in accordance   with  the following  procedure:

4.5.2         Tenant   shall,  within   sixty  (60)  days  after  any  such  Landlord's    Statement   is delivered   to Tenant,   deliver   a written  notice  (a "Dispute   Notice")   to Landlord   specifying  the items  described   in the Landlord's    Statement  that are claimed  to be incorrect, and  Tenant   shall  simultaneously    pay  to  Landlord    all  amounts   remaining    due  from  Tenant   to  Landlord    as  specified   in  the  Landlord's Statement.     The  right  of  Tenant   under   this  Section  4.5  may  only  be  exercised   once  for  each  Expense   Year  covered   by  any  Landlord's Statement,   and if Tenant  fails  to deliver  a Dispute  Notice  within  the sixty  (60)  day period  described   above  or fails  to meet  any  of the other above  conditions  of exercise  of such  right, the  right of Tenant  to audit  a particular   Landlord's    Statement   (and  all of Tenant's   rights  to make any  claim  relating  thereto)   under  this  Section  4.5  shall  automatically   be  deemed   waived   by Tenant.    Except  as expressly   set  forth  in this Section  4.5,  in no  event  shall  Tenant   be entitled   to withhold,  deduct,   or  offset  any  monetary   obligation   of Tenant  to  Landlord   under  this Lease  (including   without  limitation,   Tenant's   obligation   to make  all payments   of Base  Rent  and  all payments   of Article  4 Additional   Rent and other  Rent pending  the completion   of and regardless   of the results  of any review  of records  under  this Section  4.5).

4.5.3         Tenant  acknowledges    that Landlord  maintains   its records  for the Building   at Landlord's    manager's    corporate offices  and Tenant  agrees  that  any review  of records  under  this Section  4.5 shall  be at the sole expense  of Tenant  and shall  be conducted   by independent   certified  public  accountants    of national  or regional  standing   which  are not  compensated    on a contingency   fee or similar  basis relating  to the results  of such  audit.   Tenant  acknowledges   and agrees  that any  records  of Landlord  reviewed  under  this  Section  4.5  (and the information   contained   therein   and  the  results   of Tenant's    review  thereof)   constitute   confidential    information   of Landlord,   which  Tenant shall  not disclose,  nor permit  to  be disclosed   by Tenant's   accountant,   to anyone  other  than  the Tenant's   accountants   performing   the review and  the  principals   of  Tenant   who  receive   the  results   of  the review.     The  disclosure   of  such  information   by  Tenant   or  any  of  Tenant's employees   or contractors   (including,   without  limitation,   Tenant's   accountant)   to any other  person,  whether  or not caused  by the  conduct  of Tenant,   shall constitute  a material  breach  of this Lease.

4.5.4          If Landlord   disagrees   with Tenant's   contention   that  an error  exists  with  respect  to Landlord's    Statement   (and the  Operating   Expenses,   Real  Properly   Taxes   and/or  Utility  Costs   described   therein)   in dispute,   Landlord   shall  have  the  right  to  cause another   review  of  that  portion   of  Landlord's     Statement   (and  the  Operating    Expenses,    Real  Property   Taxes   and/or   Utility   Costs   Slated therein)   to  be  made   by  a  firm   of  independent     certified   public   accountants    of  national    or  regional   standing    selected    by  Landlord ("Landlord's      Accountant").      In the event  of a disagreement   between  the two accounting   firms,  the review  of Landlord's   Accountant   shall be deemed  to be correct  and  shall  be conclusively   binding  on both  Landlord   and Tenant.    In the event  that it is finally  determined   pursuant to this  Section  4.5 that the total  Article  4 Additional   Rent  for any Expense  Year  has been  overstated,   (a) by any amount,  then  the amount  of any  overpayment   shall  be credited   against  Rent  next  payable  by Tenant   under  this  Lease  (or,  if the Term  of  this  Lease  has  expired,   such excess  shall  be paid to Tenant   within  thirty  (30)  days)  and  (b) by more  than  five  percent  (5%),  then  Landlord  shall  additionally   reimburse Tenant  for the reasonable   cost of Tenant's   accountant.    In all other  cases,  Tenant  shall be liable  for Landlord's   Accountant's    actual  fees  and expenses,   and  the  amount   of  any  underpayment    shall  be paid  by  Tenant  to  Landlord   with  the  next  succeeding    installment   of  estimated Article  4 Additional   Rent (under  Section  ~.4.1,  above).

ARTICLE    5 - ADDITIONAL     TAXES

In  addition   to  the  Base  Rent   and  all  other  forms  of  Additional    Rent  payable   by  Tenant   hereunder,    Tenant   shall   reimburse Landlord   upon demand  as Additional   Rent  for any and  all taxes,  impositions    or similar  fees  or charges  (other  than  any of the same  actually included  by Landlord   in Property   Taxes  with  respect  to the Expense  Year  in question)   payable   by or imposed   or  assessed   upon  Landlord upon  or  with  respect  to  (or  measured   by  or  otherwise   attributable   to  the  cost  or  value  of):   (i) any  fixtures,  equipment   or  other  personal property   located  in or about  the Premises;   (ii)  any  leasehold  improvements    made  in or to the Premises  by  or for Tenant  (without   regard  to ownership   of such  improvements)    if and  to the  extent  the original  cost,  replacement    cost  or  value  thereof  exceeds   the  cost  of Landlord's then  effective   "Building    Standard"    tenant   improvements,    as  determined    in  good  faith   by  Landlord;    (iii) the  Rent  payable   hereunder,

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including,   without   limitation,   any  gross  receipts   lax,  license   fcc  or  excise  lax  levied  by any  governmental    authority;   (iv) the  possession, leasing,  operation,   management,   maintenance,   alteration,   repair,  use or occupancy   of any portion  of the Premises;   or (v) this transaction   or any document   to which  Tenant  is a party  creating  or transferring   an interest  or an estate  in the Premises.

ARTICLE  6 - SECURITY  DEl'OSIT

Upon  the execution   of this  Lease,  Tenant  shall  deposit  with  Landlord  the Security  Deposit   described   in Item  6of the  Basic  Lease Provisions.     The  Security   Deposit   is made  by Tenant  to  secure  the  faithful  performance    of all the  terms,  covenants   and  conditions   of this Lease  to be performed   by Tenant.    The  Security  Deposit   is not  an advance   paymentof Rent  or a measure   or limit of  Landlord's    damages upon  an Event  of Default  by Tenant    If Tenant  commits  an Event  of Default  with  respect  to any provision   of this Lease,  Landlord   may,  but shall  not  be required   to,  use,  apply  or  retain  all  or any  part  of  the  Security   Deposit   (i)for  the  payment   of  any  Rent  or  any  other  sum  in default,   (ii)for  the payment   of any  other  amount   which  Landlord   may  spend  or  become  obligated   to spend  by reason  of  such  default  by Tenant,  and  (iii) to compensate   Landlord   for any other  loss  or damage  which  Landlord  may  suffer  by  reason  of such  default  by Tenant.    If any portion  of the Security  Deposit   is so used or applied,  Tenant  shall,  upon  demand  therefor  by Landlord,   deposit  with  Landlord   cash  in an amount   sufficient   to restore  theSecurity  Deposit   to the  amount   required   to bc  maintained   by Tenant   hereunder.     Upon  expiration   or the sooner   termination   of this  Lease,  provided   that  Tenant  has  performed   all of  its obligations   hereunder,   Landlord   shall  return  to Tenant  the remaining   portion   of  the  Security  Deposit   no  later  than  thirty  (30)  days  after  the  date  Landlord   receives   possession   of  the  Premises   in accordance   with  the provisions   of this Lease.   Thc  Security  Deposit   may  be commingled   by Landlord   with  Landlord's   other  funds,  and no interest   shall  be  paid  thereon.     If  Landlord   transfers   its  interest   in the  Premises,   then  Landlord   may  assign   the  Security   Deposit   to the transferee   and thereafter   Landlord   shall have no further  liability  or obligation   for the return  of the Security  Deposit.    Tenant  hereby  waives the provisions   of Section   1950.7  of the California   Civil  Code,  and  all other  provisions   of Law,  now  or hereinafter   in force,  which  restricts the amount  or types  of claim  that  a Landlord  may make  upon  a security  deposit  or imposes  upon a Landlord  (or  its successors)   any obligation with  respect  to the handling  or return  of security  deposits.

ARTICLE  7 - USE OFPREMISES

7.1            Tenant's    Permitted     Use.   Tenant  shall  use  the  Premises   only  for Tenant's   Permitted   Use  as set forth  in Item  9 of the Basic  Lease  Provisions   and  shall not use or permit  the Premises   to be used  for any other  purpose.   Tenant  shall,  at its sole  cost  and expense, obtain  and maintain   in full  force  and  effect  all governmental    licenses,   approvals   and  permits  required   to allow  Tenant  to conduct  Tenant's Permitted   Use.   Landlord   disclaims   any warranty  that  the Premises   are suitable   for Tenant's   use and Tenant  acknowledges    that  it has had a full opportunity   to make  its own  determination    in this  regard.   In no case  shall  Tenant  usc  any portion  of the Premises   for  (i) offices  of any division,   agency   or  bureau   of  the  United   States   or  any  state   or  local  government    of  any  foreign   government    or  subdivision    thereof, (ii) offices   of  any  health   care  professionals    or  for  the  provision   of  any  health   care  services,   (iii) any  schools   or  other  training   facility, (iv) any  retail  or  restaurant    uses,  (v) any  residential   use,  or  (vi) any  communications     uses  such  as  broadcasting    radio  and/or   television stations.     Tenant   shall  not  permit   any  use  of  the  Premises   or  any  portion   thereof   for  any  occupancy   density   which   is  greater   than  the average  occupancy   density  associated   with the occupancies   of the other  tenants  of the Project.

7.2      ��      Compliance    With   Laws  and  Other   Requirements.

7.2.1         Tenant   shall  timely  take  all  action   required   to  cause  the  Premises   to  comply   in all  respects   with  all  laws, ordinances,   building   codes,  rules,  regulations,   orders  and  directives   of any  governmental    authority   having  jurisdiction    (including   without limitation    any  certificate    of  occupancy)    now   or  in  the   future   applicable    to  the   Premises   (collectively,    "Laws"),     including,    without limitation,   any  Law  requiring   any  form  of  improvement   or  alteration   to the Premises   or Building.    Without   limiting  the  generality   of the foregoing,    should   any  federal,   state  or  local  governmental    agency   having  jurisdiction     with  respect   to  the  establishment,    regulation   or enforcement   of occupational,    health  or safety  standards   for  employers,   employees   or tenants  impose  on Landlord   or on Tenant  at any time now  or in the future  any requirement    or Law  relating  in any manner  to the Premises   or occupancy   thereof,  Tenant  shall,  at itssoleCost and expense,   comply  promptly   (or  at Landlord's    election,  bear  the  cost  of such  compliance   as effected  by Landlord)   with  such  requirement   or Law.

7.2.2         Tenant  shall not use the Premises,   or permit  the Premises   to be used,  in any manner,  or do or suffer  any act in or  about  the Premises   which:    (i) violates   or conflicts   with  any  applicable   Law;  (ii) causes  or is reasonably   likely  to cause  damage   to the Project,    the  Premises    or  the   Building   systems,   including,    without    limitation,    the   life  safety,electrical,    heating,   ventilation    and  air conditioning    ("HVAC"),  plumbing    or  sprinkler   systems   (collectively,     the  "Building     Systems")    for  the   Building   and/or   the  Project; (iii) violates   arequirementor condition   of any policy  of insurance   covering   the  Project  and/orthe Premises,   or increases   the  cost  of such policy;   (iv) constitutes   or  is reasonably   likely  to constitute   a nuisance,   annoyance   or  inconvenience    to  other  tenants   or  occupants   of the Project   or its equipment,   facilities   or  systems;  (v) interferes   with,  or  is reasonably   likely  to interfere  with,  the transmission   or reception   of

microwave,    television,    radio,   telephone,    or  other   communication     signals    by  antennae    or  other   facilities    located    in  the   Project;   or

(vi) violates  the Rules  and Regulations.

7.3          Hazardous     Materials.      No  Hazardous   Materials   (defined   below)  shall  be  Handled   (defined   below)   upon,  about,  in, above  or  beneath   tile Premises   or any  portion   of the Project   by  or on  behalf  of Tenant,   its subtenants   or  its assignees,   or their  respective contractors,    clients,   officers,   directors,   employees,   agents,   or  invitees   (collectively,    a "Tenant    Party").    Notwithstanding     the  foregoing, normal   quantities   of those  Hazardous   Materials   customarily   used  in the  conduct   of general   administrative    and  executive   office  activities (e.g.,  copier  fluids  and  cleaning   supplies)   may  be used  and  stored  at the  Premises   without  Landlord's    prior  written   consent,   but  only  in

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compliance   with  all applicable   EnvironmentalLaws  (defined  below),  andwith  thehighest  prevailing  industry  standards.    Tenant  shall,  atirssole cost  and  expense,   promptly  take  all actions  (or at Landlord's    election,  reimburse   Landlord   for laking  all  actions)  required  by anyLaw or  necessary   for  Landlord   to  make  full  economic   use  of  the  Premises   or  any  portion   of  the Project   which   arises  inconnection   with  theHandling   (defined  below)  by Tenant  or any  other  Tenant  Party  ofany Hazardous   Materials   upon,  about,  above  or beneath  thePremises   or any  portion   of  the  Project.     Such  actions   shall  include,   but  not  be  limited   to,  the  investigation    of  the  environmental    condition   of  the Premises   or any  portion  of the Project,   the preparation   of any  feasibility   studies  or reports  and the  performance   of anycleanup,   remedial,removal  or restoration   work.   Tenant  shall  take all actions  (or at Landlord's   election,  reimburse  Landlord   for taking  allactions)  necessary   to restore  thePremises   or any portion  of the Project  to the condition   existing  prior  to the introduction   byTenant  or any  other  Tenant  Party  of Hazardous    Materials,    notwithstanding     any   less  stringent    standards    or  remediation    allowable    under  applicable    Environmental     Laws."Environmental       Laws"   means  and  includes   all  now  and  hereafter   existing   statutes,   laws,  ordinances,   codes,  regulations,    rules,  rulings, orders,   decrees,   directives,   policies   and  requirements    by  any  federal,   state  or  local  governmental    authority   regulating,    relating   to,  or imposing   liability   or  standards   of  conduct   concerning    public  health   and  safety   or  the  environment,      "Hazardous      Materials"     means: (a) any  material   or  substance:     (i) which   is  defined   or  becomes   defined   as  a "hazardous     substance",     "hazardous      waste,"   "infectious

waste,"   "chemical     mixture    or  substance,"     or  "air   pollutant"     under   Environmental    Laws;  (ii)containing    petroleum,   crude   oil  or  any

fraction    thereof;    (iii) containing    polychlorinated     biphenyls    (l'CB '5);  (iv)  which   constitutes    asbestos    or   asbestos-containing      material;(v) which  is  radioactive;    (vi) which  is  infectious;   or  (b) any  other  material   or  substance   displaying   toxic,  reactive,   ignitable   or  corrosive characteristics,    asall such  terms  arc used  in their  broadest   sense.   "Handle,"    "Handled,"     or"Handling"     means  any  installation,   handling, generation,    storage,   treatment,    use,   disposal,   discharge,    release,   manufacture,    refinement,    presence,    migration,    emission,    abatement, removal,  transportation,    or any other  activity  of any type  in connection   with  or involving  Hazardous   Materials.

ARTICLE    8-UTILITIES     AND  SERVICES

8.1            Building    Services.     As  long  as  Tenant   is  not  committing   an Event  of  Default   under   this  Lease,  Landlord   agrees  to furnish   or  cause  to  be  furnished,   subject   to  the  provisions   of  this  Lease,   as  part  of  Operating   Expenses   to  the  Premises,   the  followingutilities  and  services,  subject  to the conditions   and standards  set forth herein:

8.1.1         Non-attended    automatic  elevator  service.

8.1.2          SUbject   to   all  governmental     Laws,   rules,   regulations    and  guidelines    applicable    thereto,    HV AC   to  the

Premises,   which  in Landlord's    good  faith judgment,    is required   for the comfortable    use and occupancy   of the Premises   from  8:00  AM.  to

6:00  P.M.  Monday   through  Friday  (collectively,   the"Business    Hours"),    and  if Tenant   delivers  awritten  request  to Landlordtwenty-four (24) hours  in advance,  9:00 AM.  to  1:00 P.M.,  Saturdays,   except  for the date  of observation   of New  Year's   Day,  Independence    Day,  Labor Day,  Memorial   Day,  Thanksgiving    Day,  and  Christmas   Day,  and  at Landlord's    discretion,   other  state  and  nationally   recognized   holidays selected   by  Landlord   which  are  consistent    with  Institutional    Owner   Practices   (collectively,    the  "Holidays");     provided,   however,   that  if Tenant  desires   to  use  HV AC  during   hours  ("Non-Business     Hours")    other  than  Business   Hours   ("After    Hours   HVAC"),    Tenant   shall provide  Landlord   with  prior  written  notice  (which  at a minimum   shall  be 24 hours'   written  notice  for weekday  use (and  written  notice  prior to  12 Noon   on  Friday   for  weekend   use)  of  Tenant's    desired   After   Hours   HV AC  use  and  upon  such  additional   conditions    as  shall  bcdetermined   by Landlord   from  time  to time.    Tenant  shall  pay  to Landlord   Landlord's    then  prevailing   charges  (the  "After   Hours   HVAC Rate")   for supplying   such  After  Hours  HV AC  within  ten(10)days  of receipt  of a reasonably   detailed  bill therefor.    Landlord's   After  HoursHVAC  Rate  is currently   $30.00  per hour  (or partial  hour),  per zone  (or partial  zone).   Landlord  makes  no representation    withrespect  to the adequacy   or  fitness  of the  Project's    INAC   system  to  maintain   temperatures    as may  be required   for  the  operation   ofany  computer,data processing   or other  special  equipment.     Tenant  shall  be responsible   for and  shall  pay to Landlord   any  additional   costs  (including,   without limitation,   the  costs  of  installation   of  additional   HV AC  equipment)    incurred  by  Landlord   because   of  the failure  of  the HV AC  system  to perform  itsfunction  due  to arrangement   of partitioning   in thePremises   or changes  or alterations   thereto  or from  any uscby Tenant  of heat­ generating   machinery   or equipment    other  than  normal  office  equipment,   including   small  photocopying    machines   and  personal   computersnot linked  to a central  mainframe   at thePremises.

8.l.3          At all reasonable   times,  electric  current  as required   for Building  Standard   lighting  and  normal  and  customary fractional   horsepower   office  machines   and  adequate   electrical   wiring  and  facilities   for  connection   tothe  lighting  fixtures   and  normal  and customary   incidental   use equipment   of Tenant,   with (a) the  electricity   so furnished   for Tenant's   incidental   usc equipment   to beata nominalone  hundred   twenty  (l20)   volts  and  with  no  electrical   circuit   for  the  supply   of  such  equipment   to require   acurrent   capacity   exceeding twenty  (20)  amperes,  and (b) the electricity   so furnished  for Tenant's   lighting  to be at a nominal  two hundred   seventy-seven   (277)  voltsand with  no electrical   circuit  for the supply  of such  equipment   to require   a current  capacity   exceeding   twenty  (20)  amperes.    Notwithstanding any provision   of this Lease  to the contrary   (i) the total  connected   electrical   load  for allof the lighting  and  incidental  use  equipment   located

in the Premises   shall  in no  case  exceed   an average   of  six  (6)  watts  per  usable   squarefoot  of  the  Premises   (the  "Maximum     Electrical

Amount")    and (ii)the total  electrical   consumption   by Tenant's    incidental   use  equipment   and  lighting  within  the Premises   shall  in nocase exceed  the  greater  of (i)  Landlord's   per  rentable  square  foot Normal  Business   Hours  standard   and(ii)the  total  electrical   consumption   thatwould  exist  if such  incidental   use  equipment   and  lighting   consumed   an average  of  four(4) watts  per  rentable  square  foot  of thePremises during  Business   Hours  (the  "Consumption      Threshold").       Without   Landlord's    consent,  Tenant  shall  not  install,  or permit  the  installation, in the Premises   of  any  computers,word  processors,   electronic   data  processing   equipment   or other  type  of  equipment   or  machines   which will  (A)  cause  Tenant's   connected   load  to exceed  or  increase  Tenant's   use  of electric  power  inexcess  ofthatwhich  the Building  Systems serving   the  Premises   are  designed   for  or  (B)  will  materially   affect  the  temperature    level  in  the  Premises   or  in  the  Building   ("Excess Electrical    Requirements").        If Tenant  shall  require  or utilize  Excess  Electrical   Requirements    or electric   power  which  is likely  to disrupt the  provision   of  electrical   service   to  other  tenants   in  the  Building   or  the  Project   or  will  materially   affect  the  temperature    level  in the

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Premises  or in the Building,   Landlord,   at its election,  may(x) refuse  togrant  its consent  or (y) condition   itsconsent  upon Tenant's   payment in  advance   of  Landlord's     total   actual   cost   of  designing,    installing,    operating    maintaining    and   providing    any   additional    machinery, equipment    and/or   facilities   (including,   but not  limited  to,  the  cost  of  modifications    to the  Building   Systems)   reasonably   determined    by Landlord  to berequired   to satisfy  such  Excess  Electrical   Requirements    and/or  ifapplicable,   restore  the temperature   level  to that otherwise required   to be provided   by Landlord   (or otherwise  related  to the  additional   wear  on Building   Systems  associated   therewith).      If Tenant'sconsumption    of  electrical    power   for  any  portion   of  the  Premises,    as  reasonably   determined    by  Landlord   pursuant   to  such  reasonable measurement    method   or methods   asLandlord   shall  employ  from  time  to time  (including,   without   limitation,   the  use  of  submcters   and/or pulse  meters,  electrical   surveys  and/or  engineer's   estimates)   shall  exceed  the Consumption   Threshold   for anyreasonable   calculation   period

determined   by Landlord,   then  in addition  (0paying Additional Rent under Section 4.1.3 above, Tenant shall pay to Landlord,as Additional

Rent,the sum of: (J) Landlord's  costsof supplying such excess consumption, including, without limitation, all taxes thereon, and the costof additional wear  on Building  Systemsresulting fromsuch excess  consumption, and (2) all of Landlord's  costsof monitoringand measuring such excessconsumption.  Landlordshall not,in any way, be liable or responsible to Tenant for any lossor damage or expense which Tenant may incur or sustain if,for any reasons beyond Landlord's  reasonable control, either the quantity or character ofelectricservice is changed or isno longer available orsuitablefor Tenant's  requirements.  Tenant covenants that its use of electric powershall neverexceed the capacity of the feeders, risersorelectrical installations of the Building or the Project.

8.1.4       Citywaterfor drinking and restroom purposes.

8.1.5       Janitorial and cleaning services (5 times per week,excludingHolidays) conforming to the Landlord's Project standards ineffect from timeto time(whichshall be consistentwith Institutional OwnerPractices), provided that the Premisesarcused exclusively for office purposes and arekept reasonably in order byTenant,  Landlord shall not be required to provide janitorial services for portionsof thePremisesused for preparing orconsumingfood or beverages, forstorage, as a mailroom, or for a lavatory (other than the Common Area lavatory rooms) otherthan normal "light" janitorial services such as emptying ofwastecontainers, standard vacuuming,mopping andsweeping.  Landlord shall not be responsible for more extensive lunch room cleaning such as the washing of dishware or cleaning anyrefrigerator located therein.  In allevents, Tenantshall pay(0Landlord the cost of removalof Tenant'srefuseand rubbish, to theextent that the same exceedsthe refuseand rubbishattendant to normal officeusage).

Any amounts which Tenant isrequired to payto Landlord pursuant to thisSection 8.1 shall bepayableupon demand by Landlordand shall constitute Additional Rent.  Fromtime totime during theTerm, Landlordshall havethe right to modifytheservices provided to Tenant hereunder;providedsuch modifiedservices are consistent with Institutional Owner Practices.  Tenant recognizes thatanyaccesscontrolservicesprovided byLandlord at theProjectare for theprotection of Landlord'sproperty, and under no circumstancesshall Landlord beresponsiblefor (andTenantwaives any rightswith respect to) providing securityor other protection for Tenantoritsemployees, invitees or property in orabout the Premisesor the Project.

8.2          Interruption    of Services.    Landlordshall not beliable for any failure to furnish, stoppage of, or interruption in furnishingany of theservicesor utilities described inSection 8.1 when such failureiscaused by accident,breakage,repairs, strikes, lockouts,labor disputes,labor disturbances, governmental regulation, civil disturbances, actsof war,moratoriumor othergovernmental action,or any othercausebeyond Landlord's reasonable control, and, in such event, Tenant shall not beentitledtoanydamages norshall anyfailureor  interruptionabate orsuspend Tenant's  obligation to payBase Rent and Additional Rent required under this Lease orconstituteor be construed as aconstructive or other eviction ofTenant.  In theevent anygovernmentalor quasi-governmental authority or publicutility promulgates or revises any Law or issuesmandatory controls orvoluntarycontrolsrelatingto theuse or conservation of energy,water, gas, light or electricity,the reduction ofautomobile or other emissions, or the provision of any other utility or service, Landlord may take anyreasonably appropriateaction tocomplywithsuch Law,mandatory control or voluntaryguidelinewithout affecting Tenant's obligations hereunder.  Tenant recognizes thatany security services provided by Landlordat the Projectare for the protection of Landlord's property and under no circumstances shallLandlord beresponsible for,and Tenant waives any rights with respectto, providing security or other protection forTenant or itsemployees, inviteesor propertyin or about the Premisesor theProject.

ARTICLE  9-MAINTENANCE  AND REPAIRS

9.1          Landlord's   Obligations.   Landlordshallendeavor to keep the Common Areasin a clean and neatcondition.  Subject to Section 9.2 below, Landlordshall make all necessary repairs,within a reasonableperiod followingreceipt of notice ofthe need therefor from Tenant, to theexterior walls,exterior doorsandwindows of theBuilding, and to public corridorsand otherpublicareasof the Project not constituting a portion of any tenant's  premisesand shall usecommercially reasonable effortsto keepall BuildingSystemsused by Tenant in  common  with other  tenantsin reasonable conditionand repair, reasonablewear  and  tearexcepted.   Notwithstanding the foregoing,Tenant shallbesolelyresponsible for therepair and maintenance of,and all damage to,theBuildingortheProject (or any component thereof) resulting from the design and operation of all improvements whichare no! Building Standard Installations(described in the Work Letter)inor servingthePremises installedat the request of Tenant (regardlessof whether installed by Landlord, its agents orcontractors orthird partycontractors).  Exceptasprovided in Article 12, there shall be no abatement ofRent,norshall therebeany liability of Landlord, by reason of any injury to, or damage suffered by Tenant, including without limitation, any inconvenience to,or interference with, Tenant's  business  or  operations  arising  from the  making  of,  or  failure to  make,  any  maintenance  or  repairs,  alterations  or improvementsin orto any portion of theBuilding.  Tenant waives the righttomakerepairsat Landlord'sexpenseunderSections1932(1),

1941and 1942 of theCalifornia Civil Code, and under all other similar laws, statutesor ordinances now or hereafter ineffect.   No provision of thisLease shall beconstruedas obligatingLandlord to perform anyrepairs, Alterationsor decorationsto thePremisesor theProjectexcept as otherwiseexpressly agreed to beperformed byLandlord pursuant to the provisionsof this Lease.

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9.2            Tcnant's     Obligations.     No  representations,     except  as contained   herein  or  endorsed   hereon,  have  been  made  to Tenant respecting    the  condition   of  the  Premises,   and  the  acceptance    of  possession   of  the  Premises   by  Tenant   shall  be  conclusive   evidence   as against  Tenant  that the Premises  are now  in tenantable   and  good condition.    During  the Term  of this  Lease,  Tenant  shall,  at its sole  cost  and expense,   maintain   the  Premises   in good  order  and  repair   and  in a safe,   clean  and  neat  condition.     Tenant   shall  make  all  repairs   to  the Premises   not  required  to be made  by Landlord   under  Section  9.1 above  (including,   without  limitation,   all damaged  and broken  fixtures  and appurtenances)     with  replacements    of  any  materials   to  be made   by  use  of  materials   of  equal  or  better  quality.    Further,   Tenant   shall  be responsible    for,  and  upon  demand   by Landlord   shall  promptly   reimburse   Landlord   for,  any  damage   to  any  portion  of  the  Project   or  the Premises   caused   by  (a) activities   of  Tenant   or  any  Tenant   Party   in  the  Project,   the  Building   or  the  Premises;    (b) the  performance    or

existence   of  any alterations,   additions  or improvements    made  by Tenant  or any Tenant   Partyin or to the Premises;   (c) the installation,   use,

operation   or movement   of Tenant's   property   in or about  the Project,  the Building   or the Premises;   or (d) any act or omission   by Tenant  or any Tenant  Party  or any other  person  permitted   in or invited  to the Premises,   the Building  or the Project  by Tenant  or any Tenant  Party.

9.3            Landlord's      Rights.      Landlord    and  its  contractors    shall  have  the   right,  at  all  reasonable    times,   to  enter   upon   the Premises   to  make  any  repairs   to  the  Premises   or  the  Building   or  the  Project   reasonably   required   or  deemed   reasonably    necessary   by Landlord   and to erect such  equipment,   including   scaffolding,   as is reasonably   necessaryto effect  such repairs.   In the event  of any failure  of Tenant  to perform  anyofits obligations   under  this  Article  9, or  under  Article  7,  10 or  11, where  such  failure  remains  uncured  for ten (10) days  after  delivery  by Landlord   to Tenant  of written  notice  of such  failure  (or in the case of an emergency,   after  such oral  or written  notice,

if any,  as  may  be  practical   under  the  circumstances),    Landlord   may  (but  shall  not  be  obligated   to)  elect  to  perform   such  obligation   of Tenant  at Tenant's   sole  cost  and expense,   and  in the event  of such  performance   by Landlord,   Tenant  shall  pay  to Landlord   within  ten (10) days   of  written   demand   therefor   one  hundred   ten  percent   (110%)   of  Landlord's     actual   direct   and   indirect   costs   (including    interest, overhead,   general  conditions   and administration)    in performing   such  obligations   of Tenant.

ARTICLE  10 -ALTERATIONS,  ADDITIONS AND

IMPROVEMENTS

10.1          Landlord's     Work.    Landlord's    sole  construction   obligation  under  this Lease  is set forth  in the "Work   Letter"   attached hereto  as Exhibit  "C".

10.2          Landlord's      Consent;     Conditions.        Tenant   shall   not  make   or  permit   to   be  made   any  alterations,    additions,    or improvements    in or to the Premises   ("Alterations")      without   first  obtaining   the prior  written  consent   of Landlord,   which  consent   shall  be requested   in writing  not  less than  fifteen  (I5)business  days  prior  to the scheduled   and actual  commencement    of any work  therein.   All such Alterations   (i) shall  comply  with  all applicable   Laws,  (ii) shall  be compatible   (as determined   in good  faith  by Landlord)   with  the Building and  its  mechanical,    electrical,   heating,   ventilating,    air-conditioning,     and  life  safety   systems;   (iii) shall  not  interfere   with  the  use  and occupancy   of any other  portion  of the Building  or the Project  by any other  tenant  or their  invitees;  (iv) shall  not be visible  from  the exterior of the  Building   or from  any  Common   Areas;  and  (v) shall  not  affect  the  integrity  of the  structural   portions   of the  Building.    In  addition, Landlord   may  impose  as  a condition   to such  consent   such  additional   requirements   asLandlord   in its sole  discretion   deems  necessary   or desirable    including   without   limitation:     (A)  Tenant's    submission    to  Landlord,   for  Landlord's    prior   written   approval,   of  all  plans   and specifications    relating   to  the  Alterations;    (B)  Landlord's     prior   written   approval   of  the  time  or  times   when   the  Alterations    arc  to  be performed;   (C) Landlord's   prior  written  approval  of the contractors   and subcontractors   performing   work  in connection   with  the Alterations; CD) Tenant's   receipt  of all necessary   permits  and approvals   from  all governmental   authorities   having  jurisdiction   over the Premises   prior  to the construction   of the Alterations;   (E)Tenant's   written  notice  of whether  the Alterations   include  the Handling   of any Hazardous   Materials;(F)Tenant's    delivery   to Landlord   of such  bonds  and  insurance   as Landlord   shall  customarily   require;   (G)Tenant's   payment   to Landlord within  ten (10)  days  of written  demand  therefor   of all costs  and  expenses   incurred  by Landlord   because  of Tenant's   Alterations,   including but  not  limited   to  costs   incurred   in  reviewing    the  plans   and  specifications    for,  and   the  progress    of,  the  Alterations    and  Landlord's supervision   fee (which  shall  equal  ten percent  (10%)  of the cost of the Alterations   in question)   and (H) Tenant's   (and Tenant's   contractor's) compliance   with  such  construction   rules  and regulations   and building  standards   as Landlord   may  promulgate   from  time  to time.   All direct and indirect  costs  relating  to any  modifications,   alterations   or improvements    of the Project  or the Building,   whether  outside  or inside  ofthe Premises,   required   by any governmental   agency  or by Law  as a condition   or as the result  of any  Alteration   requested  or effected  by Tenant shall  be borne  by Tenant,   and in connection   therewith,   Landlord   may  elect  to perform  such  modifications,    alterations   or improvements    (at Tenant's   sole cost  and expense)  or require  such  performance   directly  by Tenant.

10.3          Performance      of Alterations     Work.     All  work  relating   to the  Alterations   shall  be performed   in compliance   with  the plans   andspecifications    approved   by  Landlord,    all  applicable    laws,  ordinances,    rules,   regulations    and  directives   of  all  governmental authorities   having  jurisdiction    (including   without   limitation   Title  24of  the  California   Administrative    Code)  andthe  requirements   of  all carriers  of insurance   on the Premises   and  the Building,   the Board  of Underwriters,   Fire  Rating  Bureau,   or similar  organization.     Allwork shall  be performed   by Tenant  at Tenant's   sole  cost  and  expense  andshall  be prosecuted   to completion   in a diligent,  first  class  manner  and soasnot  to interfere   with  any other  tenantsor occupants   of the  Building.    Without  Landlord's    prior  written  consent,  which  Landlord   may withhold   in its sole  and  absolute  discretion,   Tenant   shall  not  use  any portion  of the  Common  Areas  in connection   with  the making  of any Alterations,   and  Tenant  shall  not modify  or alter  any  improvements    or components   of the Building   or the Project  outside  of the Premises. Upon  completion   of any  Alterations,   Tenant  agrees  tocausea timely  Notice  of Completion   to be recorded   in the office  of the Recorder  of the County  of San Diego  in accordance   with  the terms  of Section  3093  of the Civil  Code  of the  State  of California   or any successor   statute, end Tenant  shall  deliver  to the Building  management    office,  within  thirty  (30) days following  completion   of the Alterations,   a reproducible copy  of the "as  built"  drawings   of the Alterations   together   with  a CAD  file of the"asbuilt"  documents   of the Alterations   (current  version of AutoCad).

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10.'1         Liens.    Tenant  shall  pay  when  due  allcosts  for work  performed   and  materials   supplied   to the Premises.    Tenant  shall keep  Landlord,   thePremises   and  the  Project   free  from  all  liens,  stop  notices  and  violation   notices  relating  totheAlterations   or  anyother work  performed   for,  materials   furnished   to  or  obligations    incurred   by  Tenant   and  Tenant   shall   indemnify,   defend   and  hold  harmless Landlord,   the Premises   and  the Project   ofand  from  any  and  all loss,  cost, damage,   liability  and  expense,   including  attorneys'    fees,  arising out of orrelated  to any such  liens  or notices.    Tenant  shall  give  Landlord  not  less than  seven  (7)  business  days  prior  written  notice  before commencing   any  Alterations   inor about  the  Premises   to permit  Landlord   to  post  appropriate   notices  of  non-responsibility.      Tenant   shall also  secure,  prior  to commencing   any  Alterations,   atTenant's   soleexpense,  a completion   and lien  indemnity  bond  satisfactory   to Landlord for  such   work.    During   the  progress   of  such   work,  Tenant   shall,   upon  Landlord's     request,   furnish   Landlord   with  sworn   contractor'sstatements   and  lien waivers   covering   all work  theretofore   performed.    Tenant  shall  satisfy  or otherwise   discharge   all liens,  stop  notices  or other  claims   or  encumbrances    within   ten  (10)  days  after  Landlord   notifies   Tenant   in  writing   that  any  such  lien,  stop  notice,   claim  orencumbrance   hasbeen  filed.   IfTenant  fails  to pay  andremove  such  lien, claim  or encumbrance    within  such  ten (10) dayperiod,  Landlord,at  itselection,   may pay  and satisfy  the same  and  in such event  thesums  so paid  by Landlord,   with  interest   from the date  of payment   at the Interest  Rate,  shall  be deemed  to be Additional   Rent  dueand payable  by Tenant  at once  without  notice  or demand.

10.5        Surrender.    Except asprovidedin Section 7.3and in this Section 10.5,upon expiration orearlier termination of this Lease, Tenantshall vacateand surrender the Premises to Landlordin the same conditionaswhen received at the inception of thisLease, subject to ordinary wear and tear.  All Alterations shall become a part of the Premises and shall become the property ofLandlord upon the expiration orearlier termination of this Lease,unlessLandlord shall,by written notice given to Tenant, require Tenant to removesome orallof Tenant'sAlterations,in which event Tenant shall promptly remove prior to the date of such expiration or termination the Alterations designated by Landlord to be so removed and shall promptly restore, patch and repair any resulting damage, all at Tenant's  soleexpense, failure  by Tenant to strictly comply with the provisions of thisSection 10.5shall constitutea failure of Tenant to validly surrender the Premises.  In the event of any failure of Tenant to perform its obligations under this Section 10.5, in addition to (and without prejudice to) any and all other remediesofLandlord,Landlord mayuse,apply or retain all or any part ofthe SecurityDepositwith respect tosuchfailure.   All business and trade fixtures,machinery  and equipment,furniture,movable partitions,  wallcoverings,telecommunicationsequipment, datacabling and items of personal property owned by Tenant or installed by Tenant at its expense in thePremises shall be and remain the property of Tenant; upon theexpiration or earlier termination of thisLease, Tenant shall, at itssole expense, removeall such itemsand repairany damage tothe Premisesor the Project caused bysuch removal.  If Tenant fails to remove any such items or repair such damagepromptly after the expiration or earlier termination of thisLease,Tenantshall be deemed to have abandoned thesame,in which caseLandlord may store thesame at Tenant's expense(and Tenantshall payLandlord the cost thereof upon demand), or appropriate the samefor itself,and/or sell thesame in its discretion, with no liability to Tenant.

ARTICLE 11 - INDEMNIFICATION      AND INSURANCE

1Ll         Waiver  of Liability  and  Indemnification.    Except to theextent expressly provided to the contrary herein, Tenant hereby waivesall claims and causes ofaction against Landlord, itspartners, advisors, mortgagees andground lessorsand eachof their respective officers,managers,directors, employees, contractors,agents, successorsand assigns(collectively,"Landlord  Parties")  for any damage to personsor property (including,without limitation, lossofprofits and intangibleproperty) inany way relating to Tenant'suseand occupancy of the Premises.   Tenantshall indemnify, defend,protect and hold harmlessLandlord and each of the Landlord Parties (except to the extent of the losses described below are caused by the gross negligence or willful misconduct of Landlord, its agents or employees), from and against:

(a)   anyand all claims,  losses, damages, obligations, liabilities, costsand expenses(includingbut not  limited to reasonable attorneys' fees and legal costs) (collectively,"Claims,  Damages and Costs") which arises out of, is occasioned by or isin any way attributableto (i) the use or occupancy of the Premises or any portion of theProject by Tenant, (ii) or the acts oromissions of Tenant or any TenantPartyor (iii) anydefault of thisLease byTenant.

(b)   any and all environmental damages which arise from: (i) the Handling by Tenant or any other Tenant Party of any Hazardous Materials, or (ii) the breach byTenant of any of the provisions of Section 7.3 of this Lease.  For the purpose of this Lease, "environmental   damages"  means (X)all claims, judgments, damages, penalties,fines, costs,liabilities,and losses(including without limitation, diminutionin thevalue of thePremises oranyportionof the Project, damagesfor the lossof or restriction on uscof rentable space, and from any adverseimpact of Landlord's marketing ofspace); (Y) allsums paidfor settlementof claims, reasonableattorneys'fees,consultants'  fees and experts' fees; and (Z) all costs incurred by Landlord in connection with investigation or remediation relating to theHandling byTenant or any other Tenant Party of any HazardousMaterials, necessary for Landlord to make full economic useof the Premises.

_{11.2        Property  Insurance.}

11,2.1     At all timesduring the Term of thisLease,Tenantshall procureand maintain,at itssale expense, "All-Risk"(andat Landlord's  optionearthquake,earthquake sprinkler leakage and/or flood)property insurance, in an amount not  lessthan one hundred percent (100%) of replacementcost covering(i)all leasehold and tenant improvementsin and to the Premises(including,without limitation, any existing leasehold improvements, the Tenant Improvements (asdefined in the Work Letter), and any Alterations);(ii) all floor and wall coverings; and (iii) Tenant's  office furniture,businessand personal trade fixtures,equipment, furniture system andother personal property from timetotime situated in the Premises.  Theproceeds ofsuch insurance shall be used for the repair and replacement

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of the  properly   so insured,   except  that if not  so applied   or if this  Lease  is terminated   following   a casualty,   the  proceeds   applicable   to the leasehold  improvements    shall  be paid  (0  Landlord  and the proceeds   applicable   to Tenant's   personal   property  shall  be paid  to Tenant.

11.2.2       At all times  during  the Term  of this Lease,  Tenant  shall  procure  and maintain   business   interruption   insurance in such  amount  as will  reimburse   Tenant  for  direct  or  indirect  loss  of earnings   attributable   to all perils  insured  against  in Section  11.2.1  for a period  of not less than  twelve  (12) months.

11.3          Liability   Insurance.

11.3.1       At  all  times  during  the  Term  of  this  Lease,   Tenant   shall  procure   and  maintain,   at  its  sole  expense   for  the protection   of  Landlord   and  Tenant,   commercial    general   liability   insurance   applying   to  the  use  and  occupancy    of  the  Premises   and  the business  operated  by Tenant.    Such  insurance   shall have  a minimum   combined   single  limit of liability  of at least  $1,000,000   per occurrence and  a general   aggregate   limit  of  at least  $2,000,000,   and  Tenant  shall  provide   in addition   excess  liability   insurance   on  a following   form basis,  with  overall  limits  of at least  $5,000,000.    All  such  policies   shall  be written  to apply  to all bodily  injury  (including   death),  property damage   and  personal    injury   losses,  shall   include   blanket   contractual    liability,   broad   form  property    damage,   independent    contractor's

coverage,   completed   operations,    products   liability,   cross   liability   and  severanceof  interest   clauses,   and  shall  be  endorsed   to  include

Landlord   and  Landlord's    agents,beneficiaries,   partners,   employees,   and  any  Holder   (defined   in Section  18.1)  of  any  Security   Document

(defined   in Section  18.1) designated   by Landlord  asadditional   insureds.

11.3.2       At  all  times  during   the  Term  of  this  Lease,  Tenant   shall  procure   and  maintain,   at  its sole  expcnse   for  the protection   of Landlord   and Tenant,  primary  automobile   liability  insurance   with  limits  of not  less than  $1,000,000   per  occurrence   covering owned,  hired  and non-owned   vehicles  used  by Tenant.

11.3.3       Prior  to the  sale,  storage,   use  or  giving  away  of  alcoholic   beverages   on  or  from  the  Premises   by  Tenant  or another  person,  Tenant,  at its own  expense,  shall  obtain  a policy  or policies   of insurance   issued  by a responsible   insurance   company  and  in a  form  acceptable    to  Landlord    saving  harmless   and  protectingLandlord    and  the  Premises   against   any  and  all  damages,   claims,   liens,judgments,   expenses  and costs,  including   actual  attorneys'   fees,  arising  under  any present  or future  law, statute,  or ordinance   of the State  of California   or  other  governmental    authority   having  jurisdiction    of  the  Premises,    by  reason   of  any  storage,   sale,  use  or  giving   away  of alcoholic   beverageson  or  from  the  Premises.     Such   policy  or  policies   of  insurance   shall  have  a  minimum    combined    single   limit  of

$3,000,000   per  occurrence   and  shall  apply  to bodily   injury,  fatal  or  nonfatal;   injury  to means  of  support;   and  injury  to property   of  any person.    Such  policy  or policies  of insurance   shall  namethe Landlord   and  its agents,  beneficiaries,   partners,   employees   and  any Holder  of any Security  Document   designated   by Landlord  as additional   insureds.

11.3.4       At  all  times   during   the  Term  of  this  Lease,   Tenant   shall  procure   and  maintain    Workers'    Compensation

Insurance   in accordance   with  the laws  of the  State  of California,   and  Employer's    Liability  insurance   with  a limit  not  less  than  $1,000,000

Bodily   InjuryEach  Accident;   $1,000,000   Bodily   Injury  By  Disease   - Each  Person;   and  $1,000,000   Bodily   Injury   By  Disease   - Policy

Limit.

11.4          Policy   Requirements.      All  insurance   required   to  be  maintained   by  Tenant   shall  be  issued   by  insurance   companies authorized   to do  insurance   business  in the  State  of California   and  rated  not  less  than  A:X  in Best's   Insurance   Guide.   All  such  insurance policies   shall  be written  as primary  policies,   not  excess  or  contributing    with  or  secondary   to any  other  insurance   as may  be available   to Landlord   or to the additional   insureds.   A certificate   of insurance   (or,  at Landlord's    option,  copies  of the applicable   policies)   evidencing   the insurance   required  under  this Article  11 shall  be delivered   to Landlord   not  less than thirty  (30) days  prior  to the  Commencement    Date.   No such  policy  shall  be subject   to cancellation   or modification   without  thirty  (30) days  prior  written  notice  to Landlord   and  to any Holder  of any  Security   Document   designated   by  Landlord   and  such  policy   shall  be  endorsed   to provide   that  the  insurer   thereunder   shall  provide Landlord   with  written   notice  of any failure  by Tenant  to pay  any premium   thereunder   when  due  and  such  failure  continues   for a period  of ten (10) days  after  such  date.   Tenant  shall  furnish  Landlord   with a replacement   certificate   with respect  to any  insurance   not less than  thirty (30)  days  prior  to  the  expiration   of the  current   policy.    Tenant  shall  have  the  right  to provide   the  insurance   required   by  this  AI1icIe  I I pursuant   to blanket  policies,   but only  ifsuch  blanket  policies  expressly   provide  coverage  to the Premises   and  the  Landlord   as required   by this Lease  without  regard  to claims  made  under  such policies  with respect  to other  persons.

11.5        Waiver    of Subrogation.       Notwithstanding     any  provision   of  this  Article   II   to  the  contrary,   if Landlord's    insurance policies  with  respect  to the Premises,  the Building  or the Project  permit  a waiver  of subrogation,   Landlord   hereby  waives  any and all rights of recovery   against   Tenant  for or  arising  outof  damage  to,  or destruction    of, the  Premises,   the Building   or  the Project   from  causes  then

included   under   standard   "All-Risk"    insurance   policies   or  endorsements;    provided,   however,   that  such   waiver   of  subrogation    shall  be limited  exclusively    to  insurance   proceeds   actually   received   by Landlord   for  such  damage   or  destruction.     If  Tenant's    insurance   policies with  respect  to the Premises   permit  a waiver  of subrogation,   Tenant  waives  any  and  all rights  of recovery   against   Landlord   for  or  arising out  of  damage   to  or  destruction   of,  any  property   of  Tenant,   from  causes  then  included   under  standard   "All  Risk"  insurance   policies   or endorsements.     Tenant  represents   that its present  insurance  policies  now  in force  permit  such waiver.   If at any time  during  the Term  of this Lease  (i) either  party  shall give  less than  five (5) days'  prior  written  notice  to the other  party  certifying  that  any  insurance   carrier  which  has issued  any  such  policy  shall  refuse  to consent   to the aforesaid   waiver  of  subrogation,   or  (ii) such  insurance   carrier  shall  consent   to such waiver  only  upon  the payment  of an additional   premium  (and  such  additional   premium   is not  paid  by the other  party  hereto),   or (iii) such insurance  carrier  shall revoke  a consent  previously   given or shall  cancel  or threaten  to cancel  any policy  previously   issued  and then  in force and  effect,  because  of  such  waiver  of subrogation,   then,  in any of  such  events,  the  waiver  of subrogation   contained   herein  shall  thereupon

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be ofno further  force  or effect  as to the loss,  damage   or destruction   covered  bysuch  policy.    ff,however,   at any time  thereafter,   a consent tosuch waiver  ofsubrogation   shall  be obtainable   without  a substantial   additional   premium  from  any  existing  or substitute   insurance  carrier, thewaiver  hereinabove   provided   for shall  again  become  effective.

11.6        Failure    to Insure.      If  Tenant   fails  to  maintain   any  insurance   which  Tenant   is  required   to  maintain   pursuant   to  this Article   11,Tenant  shall  beliable  to Landlord   for  any  loss  or cost  resulting   from  such  failure  to maintain.   Landlord   shall have  the  right,  in itssole  discretion,   to procure  and  maintain   such  insurance   which  Tenant  is required   to maintain   hereunder   and  the  cost  thereof   shall  be deemed   Additional   Rent  due  and  payable   by  Tenant.   Tenant   may  not  self-insure   against   any  risks  required   to  be  covered  by  insurance provided   by Tenant  hereunder.

11.7        Miscellaneous.    Landlord    makes   no  representation    that  the  insurance   coverage   specified   to  be  carried   by  Tenant pursuant   to thisArticle 11is adequate  to protect  Tenant  against  Tenant's   undertaking   under  the terms  of this Lease  or otherwise,   and in the event  Tenant  believes  that  any such  insurance   coverage   called  for under this  Lease  is insufficient,   Tenant  shall  provide,  at its own  expense, such  additional   insurance  asTenant  deems  adequate.    Tenant  shall  not keep,  use, sell  or offer  for  sale  inor upon  the  Premises  any  article

which   may  be  prohibited   by  any  insurance   policy   periodically    in  force  covering   the  Premises,   the  Building   or  the  Project.     Ifany  of

Landlord's    insurance   policies  shall  be cancelled   or cancellation    shall  be threatened   or the coverage   thereunder   reduced  or threatened   to be reduced   in any  way  because   of the  use  of the  Premises   or any  part  thereof   by Tenant   or  any  assignee,   subtenant,   licensee   or  invitee  of Tenant   and,  ifTenantfails  to  remedy   the  condition   giving  rise  to  such  cancellation,    threatened    cancellation,    reduction   of  coverage,   or threatened   reduction  of coverage,  within  48 hours  after  notice  thereof,  Landlord   may,at itsoption,  either  terminate   thisLease  orenter  upon the  Premises   and  attempt   to  remedy   such  condition,    and  Tenant   shall  promptly   pay  the  cost  thereof   to  Landlord    as  Additional   Rent. Landlord   shall  not be liable  for any damage   or injury  caused  to any  property  of Tenant  or ofothers  located  on the Premises  resulting   from such  entry.    IfLandlord   is unable,  or elects  not to remedy  such  condition,   then  Landlord  shall  have  all of the remedies   provided   for in this Lease  upon  the occurrence   of an Event  of Default.    Tenant  shall  notdo or permit  tobe done  any act  orthings  upon  orabout  thePremises,theBuilding  or (heProject,  which  will (i)result  in the assertion  ofany defense  by the insurer  toany claim  under,  (ii)  invalidate  or (iii) bein conflict  with,  the insurance  policies  of Landlord   or Tenant  covering  theProject,  the Building,  the Premises  or fixtures  and property  therein, or which  would  increase  the rate of fire  insurance   applicable  to theBuilding  or the Project  toanamount  higher  than  it otherwise   would  be; and Tenant   shall  neither  do nor  permit  to be done  any  act or thing  UPOII   or about  the Premises,   the  Building   or  the Project  which  shall  or might  subject  Landlord   to  anyliability   or  responsibility    for  injury  to any  person  or persons   or  to  property.    If,  as  a result  of  any  act  or omission   by or on the part of Tenant  or violation   of thisLease,  whether  or not  Landlord  has consented   to thesame,  the rate of"All  Risk"  or other  type  of insurance  maintained   by Landlord   on or with  respect  to the Project  or the Building   and  fixtures  and  property   therein,   shall  be increased   to  an  amount   higher   than  it otherwise    would   be,  Tenant   shall  reimburse   Landlord   for  all  increases   of  Landlord's    insurance premiums   so  caused  within   ten  (10)  days  after  delivery   of  written   demand  therefor   by  Landlord.     In any  action   or proceeding   wherein Landlord   and Tenant  are parties,  a schedule   or"make-up"   of rates  for the Project,  the Building   or the Premises   issued  by the body  making fire  insurance   ratesor established   by insurance   carrier  providing   coverage  for theProject,  the Building  orthe Premises   shall be presumptive

evidence   of  the  facts  stated  therein  including   the  items  and  charges  taken  into  consideration    in fixing  the  "All  Risk"  insurance   rate  then applicable   to the Project,  the Building  or the Premises.

ARTICLE  12" DAMAGE OR DESTRUCTION

12.1          Repair   of the  Premises;    Rental   Abatement.      Tenant  shall  promptly  notify  Landlord   in writing  (a"Damage    Notice") of  any  casualty   event,  damage   or  condition   to  which   this  Article   12 is or  may  be  applicable   (a  "Casualty").       Landlord   shall,  within   a reasonable   time  after  the  discovery   by  Landlord   of  any  damage   resulting   from  any  Casualty,   subject   to reasonable    delays  for  insurance adjustment    or  other  matters  beyond   Landlord's    reasonable   control,   and  subject   to all  other  terms   of  this  Article    12, begin  to  repair  the damage   to  the  damage  to  the  Building   resulting   from  such  Casualty   and  proceed   with  reasonable    diligence   to  restore  the  Building   (the"Restoration")       to substantially    the  same  condition   as  existed   immediately    before   such  Casualty,    except   for  modifications    required   by applicable  Laws  orcovenants,  conditions   and restrictions,   and modifications   thatare deemed  desirable   ingood  faith  by Landlord;   provided, however,   that   Landlord    shall   not  be  required   to  repair   or  replace   any  of  the  Alterations,    furniture,    equipment,    fixtures,   and   other improvements    or personal   property  which  may  have  been  placed  by,or  at the request  of, Tenant  or  other  occupants   in the Building   or the Premises,   all of which  shall  be promptly  repaired,   restored  or replaced  byTenant;  provided  that  Landlord   shall  have  theright to elect  (in  its sole  discretion)   torestore  theleasehold   improvements    in the Premises,   and  if Landlord   soelects  to restore  such  leasehold   improvements,Tenantshall  assign  to Landlord  (or to any party  designated   by Landlord)   all insurance   proceeds   payable  toTenant  under  Tenant's   insurance required  under  this  Lease  with  respect  to the  leasehold   improvements    in the  Premises   (and  of the  cost  of the  restoration   of the  leasehold improvements    in the Premises  exceeds   the amount  of insurance   proceeds  received  by Landlord   from  Tenant's   insurance   carrier,  tileexcess cost  shall  be paid  by Tenant  to Landlord   prior  to Landlord's    repair  of the  damage,   or atLandlord's    election,   at any  later  time  following Landlord's    discovery   of  any  insufficiency    of  such   insurance    proceeds).      Landlord    shall   have   no  liability   for  any   inconvenience     or annoyance   to Tenant  orinjury  to Tenant's   business   as aresult  of any  Casualty,  or the Restoration,   regardless   of the cause  therefor.    Ifany Casualty   causes  Material   PremisesDamage,   then  Base  Rent  and  Additional   Rent  payable   under  Article  4shall  abate  if and  to theextent Tenant  ceases  to  occupy  a material  portion   of  the  Premises   that  was  rendered   unfit  for  occupancy   as aresult  of  such  Material   Premises Damage,   for the period  of timecommencing   on the date  Tenant  actually  vacates  such  material  portion  of the Premises   and continuing   until the Restoration   of the Material   Premises   Damage   issubstantially   completed   (as  determined   by Landlord's    architect);   provided,   however, that  such   abatement   shall  be  limited   to  the  proceeds    of  rental   interruptioninsurance   proceeds    with  respect   to  the  Premises   and  such Casualty   collected   by  Landlord.    "Material     Premises    Damage"    shall  exist  ifany  material   portion   of  the  Premises   isrendered   unfit  for occupancy   ornon-accessibleas aresult  of material  damage  (by Casualty)   to the Premises   and/or  to portions  of the  Common  Areas  that  are required  for access  to the Premises

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12.2          Exceptions     to  Landlord's       Obligations.       Notwithstanding     anything    to  the   contrary   contained    in  this  Article    12, Landlord   shall  have  no  obligation   to  perform   the  Restoration   and  shall  have  the  right  to  terminate   this  Lease  inany  case  where  (a) any portion  of the Premises  or any  material   portion  of the Building  isdamaged   and  (b) (i) Landlord   estimates   in good faith  that  theRestoration cannot  reasonably   be completed   (without   the payment  of overtime)  within  one hundred   eighty  (180)  days  of Landlord's   actual  discovery   ofsuch  damage,  (ii)the Holderof any SecurityDocument requires theapplication of any insurance proceeds with respect to such Casualty to

be applied to the outstanding balance ofthe obligationsecured by suchSecurityDocument, (iii)the cost of such Restoration is not fully

covered by insurance proceeds available to Landlord and/or payments received byLandlord from tenants, (iv) Tenant shall beentitled to an

abatement of rent under thisSection 12for any period of timein excess of thirty-threepercent (33%) of the remainder ofthe Term, or (v) such Casually occurs(or Landlord discoversthe damage relating thereto) at any timewithin the lasteighteen(18) months of thethen applicable Term (disregarding Extension Termsif any).  Such right of termination shall beexercisable by Landlord by delivery of written noticetoTenant atanytime followingthe Casualtyuntil forty-five(45) daysfollowing thelater of (X) delivery ofthe Damage Notice or (Y) Landlord'sdiscovery or determination of any of theevents described in clauses (i) through (v) of theprecedingsentenceandshall be effective upon delivery of such notice of termination (or if Tenant has not vacated the Premises, upon theexpiration of thirty (30) days thereafter).

12.3        Waiver.   Landlordand Tenant agreethat theprovisions of thisArticle12 and the remaining provisionsof this Leaseshallexclusively govern the rightsand obligations of theparties with respect toanyand all damageto,or destruction of,allor anyportion of thePremises01'  theProject, and Landlord and Tenant hereby waiveand release each and all of their respective common law and statutory rightsinconsistent herewith, whether now or hereinafter in effect (including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code,as amended from time to time).

ARTICLE  13 - CONDEMNATION

13.1        Taking.   If the whole or a material portion of the Premises, the Project or theBuildingshall betaken under the power of eminent domain, orsold to preventtheexercise thereof (collectively, a"Taking"),  thisLease shall automatically terminate as of thc earlier of the date oftransfer of title resulting from such Takingor thedate oftransfer of possession resulting from such Taking(the "Taking Date").  In the event of a Taking of such portion of the Premises, the Project or the Building asshall, in the opinion of Landlord, substantiallyinterferewith Landlord's  operation thereof,Landlord may terminate this Leaseupon thirty (30) dayswritten notice to Tenant givenat any time within sixty (60) days followingthe Taking Date.

13.2        Restoration  of Premises.   Ifaportionof thePremisesis sotaken and thisLease isnotterminated,Landlordshall,with reasonable diligence, proceedto restore (to theextent permitted by Lawand covenants,conditionsandrestrictionsthen applicable to theProject) thePremises (other than Tenant's  personal property and fixtures,and tenant improvementsnot constituting Building Standard Installations) to acomplete,functioningunit, to theextent of the condemnationaward received byLandlord.  Insuch case, theBaseRentshall be reduced proportionately based on the portion ofthePremisesso taken.

13.3        Award.   In the event of any Taking,the entireaward for such takingshall belong to Landlord, except that Tenantshall be entitled to independently pursue aseparateaward relating to thelossof, or damage to, Tenant's personal property and tradefixturesand Tenant'srelocation costsdirectlyassociated with thetaking.Except asprovided herein, Tenantshall notassert any claim against Landlord or thecondemningauthority for,and herebyassigns to Landlord, anycompensation inconnectionwithany suchTaking,and Landlord shall beentitled to receivethe entire amount ofany award therefor, without deductionfor anyestate or interest of Tenant.

13.4        Temporary   Taking.   No temporary Takingshall terminatethisLease orentitleTenant to any abatementof the Rent payable to Landlord under thisLease; provided,further,that theportion of anyaward for such temporaryTakingthat isallocableto thePremises shall belongto Tenant to theextentthat the award applies to any time period duringtheTerm of thisLeaseand toLandlord to theextent that theawardapplies toanytime periodoutsidetheTenn.

13.5        Exclusive Remedy.   ThisArticle 13shall be Tenant's  soleandexclusiveremedy in the event of a Taking.  Each party herebywaivestheprovisionsof Sections 1265.130 and 1265.150 of the California  Codeof Civil Procedureand theprovisions of any successor or other law of like import.

ARTICLE  14 - RELOCATION

Landlordshall havetheright,in its sole discretion,upon not lessthan thirty(30)dayspriorwritten noticeto Tenant,to relocate Tenantand tosubstitute for thePremises described aboveto otherspacein theProjectcontainingat leastas much rentable area asthe Premisesdescribed in Item 2of the Basic LeaseProvisions.  IfTenant isalreadyin occupancy of the Premises,then Landlord shall also reimburseTenant for Tenant's  reasonable movingand telephonerelocationexpensesand for reasonablequantitiesof newstationeryupon submission to Landlord of receipts forsuch expendituresincurred by Tenant,

ARTICLE  15 - ASSIGNMENT  AND SUBLETTING

15.!         Restricted;  Permitted  Transfers.

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15.1.1     Except as provided in Section 15.1.2 below, without the prior written consent of Landlord, Tenant shall not, either involuntarily or voluntarily or by operation of law or otherwise, assign, mortgage, pledge, hypothecate, encumber or permit any lien to attach to, or transfer this Lease or any interest herein, or sublet the Premises or any part thereof, or pC1111tiht e Premises to be occupied by anyone other than Tenant or Tenant's employees (each a "Transfer"   and any person or entity10whom a Transfer is made or sought to be made is referred to herein as a "Transferee").   Any Transfer in violation of the provisions of this Article 15 shall be void and, at Landlord's option,shall constitute an Event of Default.  For purposes of thisLease, the term "Transfer"   shall also include a direct or indirect transfer, assignment, pledge, or hypothecation of a Controlling (defined below) interest in Tenant.  "Control"  or "Controlling" means the possession, direct or indirect, of the power to direct or cause the direction of tile management and policies of a person or entity, or ownership of any sort. Notwithstanding anything contained in this Article 15 to the contrary, Tenant expressly covenants and agrees not to enter into any lease, sublease, license, concession or other agreement for lise, occupancy or utilization of the Premises which provides for rental or other payment for such lise,occupancy or utilization based in whole or in part on the net income or profits derived by any person from the property leased, used, occupied or utilized (other than an amount based on a fixed percentage or percentages of receipts or sales), and that any such purported lease, sublease, license, concession or other agreement shall be absolutely void.

15.1.2     Notwithstanding the foregoing, Tenant  shall, upon not less than ten (10) business days written notice to Landlord (along with any relevant information as may be required hereunder), be permitted, without Landlord's prior written consent (and without being subject to Sections 15.2, 15.3, 15.4 and 15.5 below), to assign this Lease to a Successor (defined below) (a "Permitted Transfer")   on the condition that the person or entity to whichsuch Permitted Transfer ismade (a "Permitted  Transferee")   is(i)of an equal or greater financial worth as Tenant as of the date of such Permitted Transfer,(ii) of a character consistent with Landlord's first class standard for tenants of the Project, and (iii) assumes all of Tenant's  rights and obligationshereunder.  "Successor"  means (A) an entity which is the result of a conversion of Tenant from a corporation to a different form of entity (such as a limited liability company or other entity form) recognized by, and qualified to do business in, the State of California, (B) any successor corporation or other entity resulting from a merger, consolidation, acquisition or other action to Tenant, or (C) a person or entity that purchases all or substantially all of Tenant's or Tenant's  parent company's assets.  Any Permitted Transferee shall assume in writing all of Tenant's  obligations under this Lease, and notwithstanding any Permitted Transfer.

15.2        Notice to Landlord.   If Tenant desires to Transfer this Lease or any interest herein, then at least twenty (20) business days (but no more than one hundred eighty (180) days) prior to the effective date of the proposed Transfer, Tenant shallsubmit to Landlord a written request (a "Transfer   Notice") for Landlord's consent, which notice shall include:

15.2.1     A statement containing (i) the name and address of the proposed Transferee; (ii) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, and any other information and materials(including, without limitation, credit reports, business plans, operating history, bank and character references) required by Landlord to assist Landlord in reviewing the financial responsibility, character, and reputation of the proposed Transferee; (iii) the nature of such Transferee's  business and proposed use of the Premises; (iv) the proposed effective date of tile Transfer; (v) a description of the portion of the Premises subject to the proposed Transfer; (vi) all of the principal terms of the proposed Transfer (including a calculation of the Transfer Profits (defined below»;  and (vii) such other information or materials as Landlord  may reasonably request (provided,  that if Landlord requests such additional information or materials, the Transfer Notice shall not be deemed to have been received until Landlord receives such additional materials).

15.2.2     Four (4) originals of the proposed assignment or sublease or other Transfer on a form approved by Landlord and four (4) originals of the Landlord's Consent to Sublease or Assignment and Assumption of Lease and Consent executed by Tenant and the proposed Transferee.

15.2.3     IfTenant modifies any of the terms and conditions relevant to a proposed Transfer specified in the Transfer Notice such that Landlord would be entitled to withhold its consent to such Transfer under Section 15.4, Tenant shall re-submit such Transfer Notice to Landlord for its consent pursuant to all of the te1111aSnd conditions of this Article 15.

15.3        Landlord's   Recapture  Rights.   At any time within twenty (20) businessdays after Landlord's  receipt of all (but not less than all) ofthe  information and documents described in Section 15.2, Landlord may, at itsoption, in its sole and absolute discretion, by written notice to Tenant, elect to: (i) sublease the Premises or the portion thereof proposed to be sublet by Tenant upon the same terms as those offered to the proposed subtenant; (ii) take an assignment  of this Lease  upon the same terms  as those offered to  the proposed assignee; or  (iii) terminate  this Lease  in its entirety or  as to  the  portion  of  the Premises subject to  the  proposed  Transfer, with a proportionate adjustment in the Rent payable hereunder if this Lease is terminated as to less than all of the Premises. If Landlord does not exercise any of the options described in the preceding sentence, then, during the above-described twenty (20) business day period, Landlord shall either consent or deny its consent to the proposed Transfer,

15.4        Landlord's   Consent;  Standards.

15.4.1     Subject  to  the  provisions  of  Section 15.3, Landlord's  consent  to  any  proposed  Transfer  shall  not  be unreasonably withheld; provided, however, that in addition to any other grounds available hereunder or under applicable Law for properly withholding consent  to  such proposed Transfer, Landlord's  consent with  respect thereto shall  be deemed  reasonably withheld  if in Landlord's good faith judgment: (i) the proposed Transferee does not have the financial strength (taking into account all of the Transferee's other actual01'potential obligations and liabilities) to perform its obligations with respect to the proposed Transfer (or otherwise does not

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satisfy Landlord's  standards for financialstanding with respect to tenants under direct leasesofcomparable economicscope);(ii) the businessand operations of the proposed Transferee are notofcomparable quality to the business and operationsbeingconducted bydirect tenantsofLandlord intheProject; (iii) theproposed Transfereeintends toleaseany part ofthePremisesforapurpose not permittedunder this Lease;(iv)eithertheproposed Transferee,or any personwhich directly or indirectly controls,iscontrolledby,or is under common control with the proposed Transferee occupies space in the Project or has negotiated with Landlord (or anyaffiliate of Landlord) withinthepreceding one hundred eighty (180) days (or is currently negotiating with Landlord (oranyaffiliate ofLandlord»to lease space in the Project; (v) the proposed Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of theProject asevidenced by the parameters consistently applied inLandlord's direct leasing activities; (vi)the useof the Premises,the Building or theProject by the proposed Transfereewould, in Landlord's judgment, significantly increase the pedestriantraffic inandout of theBuildingand/or the Project,would generateincreased loitering in CommonAreas,wouldincrease security risk,orwould require anyalterationsto the Buildingor the Project tocomply with applicable Laws;(vii) theproposed Transfer wouldresultin morethan threesubleasesper each full floor of the Premises being in effect at anyone  time during the Term; (viii) the Holder of any SecurityDocument(as such terms are defined below) consent to such Transfer isrequired fails to consent thereto; (ix) at the time Tenant delivers theTransfer Notice, there is then in effect an uncured Event of Default;(x) the terms of the proposed Transfer will allow theTransferee toexercise a right of renewal, right of expansion, right offirst offer, orothersimilar rightsheld by Tenant(or will allow the Transfereeto occupy spaceleased by Tenant pursuant to anysuch right);(xi)the proposed Transferwouldcause Landlordto be inviolation ofanotherleaseor agreement to which Landlord is a party or would give an occupant of theProject a righttocancel or modify its lease; (xii) the proposed Transfer would be on economic terms (based upon effectiverental rates) morefavorable to the Transferee than the economic termsthen being accepted by Landlord for comparable direct leasing transactions in the Project; or (xiii)the proposed Transferee has thepower ofeminent domain, is a governmental agency or an agency orsubdivision of a foreigngovernment,

15.4.2     Notwithstandinganything tothecontrary inthisLease,if Tenant  or anyproposed Transferee claims that Landlord has unreasonably withheld or delayed its consent or otherwise acted in a manner not permitted under thisArticle 15, thenthe sole remedy of Tenant and such proposed Transferee if such claim is determined by a court of competentjurisdictionto be successful shallbea declaratory judgment and an injunction for the relief sought without any monetary damages or other monetaryrelief.  Tenant and each proposed Transferee herebywaive to the maximum extent permitted by Law any and all other remedies, including,withoutlimitation,anyright at law or equity to terminate thisLeasewith respect to any such claim.  Tenant shall indemnify,defend, protect andhold harmlessLandlord from any andall Claims, Damages and Costs involvingor asserted by anythird party or parties(including,without limitation,Tenant's  proposed Transfereeand any broker representingTenant and/orsuch Transferee)claimingthey weredamaged byLandlord's wrongful  withholding  or  delaying  of  Landlord's   consent  to  such  proposed Transfer  or  other  breach  of  this  Article  15.   Tenantacknowledges that Tenant'srights under thisArticle 15 satisfy the conditionsset forth in Section1951.4 of the CaliforniaCivilCode with respect to theavailability toLandlord ofcertainremedies for adefault by Tenant under this Lease.

15.5        Transfer  Profits.   Subject tothe provisionsofthis Article 15,if Landlordconsents to anyTransfer, Tenantshallpayto Landlord  fiftypercent  (50%)  of any Transfer  Profits  (defined  below).   "Transfer   Profits"   meansall  rent,  additional rentor  other consideration paid by or on behalf of such Transferee in connection with the Transfer in excess of Base RentandAdditional Rent payable by Tenant under this Lease during the Term of the Transfer.   Tenant shall provideLandlord withadetailedstatement settingforth the calculation ofany Transfer Profits Tenant either has or will derivefromsuchTransfer.  Inaddition,Landlord or its representative shall have therightatall reasonabletimes to audit thebooksand recordsofTenantwith respect tothecalculationof the Transferprofits.Ifsuch inspection reveals that the amount of TransferProfits paid to Landlord wasincorrect, then within ten (10) daysofTenant's receiptofthe resultsofsuch audit, Tenantshall pay Landlord the deficiency and the costof Landlord's audit.

15.6        Landlord's   Costs.   With respect toeach Transfer proposed to beconsummated by Tenant, whether or not Landlord shallgrant consent,Tenant shall pay allofLandlord's  review and processingfees,and costs, as wellas any reasonable professional, attorneys', accountants',engineers'or otherconsultants'feesincurred by Landlord relating tosuch proposalTransfer withinten (10) daysafter written request by Landlord.

15.7        Continuing  Liability  of Tenant.    Notwithstandingthe consummation orattempted consummation ofany Transfer under thisArticle  15, Tenant shall remain as fully andprimarily liable for thepayment ofRent and fortheperformance of allother obligations of tenant contained inthisLeaseto thesameextent as if theTransferhad not occurred;provided, however, that any act oromissionof allyTransferee, otherthan Landlord, thatviolatesthetermsof thisLeaseshall bedeemeda violationof thisLease by Tenant. If any Transferee defaults beyond applicablecureand graceperiods in the performance of any of the termshereof,Landlordmay proceeddirectly against Tenant withoutthe necessity of exhaustingitsremedies against such Transferee.   Landlordmayconsent to subsequent Transfersof this Lease withTransferees of Tenant,upon noticeto Tenant, but without obtainingitsortheir consent thereto,andsuchactionshall not relieveTenant ofitsliability underthisLease.

15.8        Non-Waiver.   Theconsent by Landlordto anyTransfershallnot relieve Tenant, or any person claiming through or byTenant, of the obligation to obtain the consentof Landlord, pursuant to thisArticle 15,to any further Transfer.  In theeventof aTransfer,Landlord may collect rent from the Transferee without waivingany rights hereunder and collection of therent froma person otherthan Tenantshall not be deemed a waiver ofany of Landlord'srights under thisArticle15, an acceptanceofTransferee asTenant,or a release ofTenantfrom theperformance of Tenant'sObligations under thisLease.

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ARTICLE     16 - DEFAULT    AND  REMEDIES

16.1          Events   of Default   ByTenant.  The occurrence ofany of thefollowingshall constitute amaterial default and breach of thisLease by Tenant (an "Event of Default"):

16.1.1     Any failureby Tenant to pay anyRent or any othercharge required to be paid under thisLease,or anypart thereof, within three (3) daysof notice thatthe sameisdue, which notice shall be in lieuof any noticerequired under CaliforniaCode of Civil Procedure Section [161 or any similar or successor law.

16.1.2     The abandonment of the Premisesby Tenant,or the vacationofthe PremisesbyTenant for a period of ten (l0)  consecutive days (with or without the payment of Rent), or thefailure of Tenant to takeoccupancyof the Premiseswithin thirty (30) daysof the Commencement Date,itbeing agreed thatthefact thatany of Tenant'sProperty remains in thePremises shall not beevidence that Tenant hasnot vacated orabandoned thePremises.

16.1.3     Any failureby Tenanttoexecuteand deliver any statement01'document described in Articles  18 and 22 requested by Landlord within the time periods specified therein, where such failure continuesfor three (3)days after deliveryofwritten notice of such failure by Landlord to Tenant; provided,however, that any such notice shall be in lieu of,and1I0t  in addition to, any notice required underSection 1161etseq.,of the CaliforniaCode of Civil Procedure.

16.1.4     The failure by Tenant toobserve or perform anyother provision of this Leaseto be observed or performed by Tenant, other than those described in Sections 16.1.1, 16.1.2 and 16.1.3 above, ifsuch failure continues for twenty (20) days (except where a different period of time is specified in thisLease,in whichcase such differenttime periodshall apply)after written notice thereof byLandlord to Tenant;provided,however,that if the natureof the default is suchthat it cannot be cured within the twenty(20) day period,no default shall exist ifTenantcommencesthecuring of the defaultwithin the twenty(20) day period and thereafter diligentlyprosecutesthe same to completion.  The twenty (20) day notice described hereinshall be in lieu of, and not in addition to, any notice required under Section 1161 of theCaliforniaCode of Civil Procedureor any other law now or hereafter in effect requiringthat noticeof default be given prior to the commencementofan unlawful detainer orotherlegal proceeding.

16.1.5     The making orfurnishing by Tenantofany warranty, representation or statement to Landlord inconnection with this Lease,or any other agreement to which Tenant and Landlord are parties, which isfalse or misleading in any material respect when made or furnished.

16.1.6     The assignment, sublettingor other Transfer, orany attemptedassignment, subletting or other Transfer, of thisLease in violation ofArticle  15.

16.1.7     Any instance whereby Tenant or any general partner of Tenantshall ceasedoing business asa goingconcern,makean assignment for the benefit of creditors, generally not payitsdebts asthey becomedue or admitin writingitsinability topay its debtsas they become due, file a petition commencinga voluntary case under any chapter of the Bankruptcy Code, be adjudicated an insolvent, file a petition seeking for itself any reorganization, composition, readjustment, liquidation, dissolutionorsimilar arrangement under the Bankruptcy Code orany other present or future similarstatute, law,rule or regulation, or file an answer admitting the material allegations of a petition filedagainst itinanysuch proceeding,consentto thefiling of such a petitionoracquiesce intheappointment of a trustee, receiver,custodian or other similarofficial for it or of all or any substantial part ofits assets or properties,or take anyaction looking to its dissolution or liquidation.

16.1.8     Any instance whereby a case, proceeding orotheractionshall beinstituted against Tenant or anygeneral partner of Tenant seekingtheentry of an order for relief against Tenant or anygeneral partner thereof asdebtor, toadjudicate Tenant or any general partner thereof asa bankrupt or insolvent,or seeking reorganization, arrangement, readjustment, liquidation, dissolution or similar relief against Tenant or any general partner thereof under theBankruptcyCode or anyother present or future similar statute, law, ruleor regulation, which case,proceeding orother action either resultsinsuchentry,adjudication or issuance or entryof any otherorder or judgment having a similareffect, or remainsundismissed for 60days, or within60 days afterthe appointment(without Tenant'sorsuch general partner's  consent) of any trustee, receiver,custodian orother similar official for  it or suchgeneral partner, or of all or any substantial partofits or suchgeneral partner's assets and properties,such appointment shall not be vacated.

16.1.9     The appointment of a receiver, trusteeorcustodian to take possession ofallor any substantial portionof the assets  of Tenant,  or the  formation  of any committee  of Tenant's  creditors,  or  any classthereof,  forthe purpose  of  monitoring  or investigating the financial affairsof Tenant or enforcing such creditors' rights.

16.1.10   Thedefault  by  anyguarantor of Tenant's  obligations  hereunder under  anyguarantyof this  Lease,  the attempted repudiation or revocation of anysuch guaranty or the participation by any suchguarantor in any otherevent described in this Section 16.1 (asif this Section 16.1.10 referred to suchguarantor in place of Tenant).

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16,2          Landlord's      Right   To  Terminate     Upon   Tenant    Default.      In  the  event   of  any  default   by  Tenant   as  provided   in Section  16.1 above,  Landlord   shall  have the right  to terminate   this Lease  and recover  possession   of the Premises   by giving  written  notice  to Tenant  of Landlord's    election  to terminate   this Lease,  in which  event  Landlord   shall be entitled  to receive  from Tenant:

plus

16.2.1       The  worth  at the time  of award  or any  unpaid  Rent  which  had  been  earned  at the  time  of such  termination;

16.2.2       The  worth  at the time of award  of the  amount  by  which  the unpaid  Rent  which  would  have  been  earned  after termination   until  the lime of award  exceeds  the amount  of such  rental  loss Tenant  proves  could  have  been reasonably   avoided;   plus

16.2.3       The  worth  at the time  of award  of the amount  by which  the unpaid  Rent  for the balance  of the Term  after  the lime of award  exceeds  the amount  of such  rental  loss that Tenant  proves  could  be reasonably   avoided;  plus

16,2.4       Any  other  amount  necessary   to  compensate   Landlord   for  all  the detriment   proximately    caused  by Tenant's failure  to perform   its obligations   under  this Lease  or which  in the ordinary  course  of things  would  be likely  to result  therefrom;   and

16.2.5       At Landlord's    election,  suchotheramounts   in addition  to or in lieu of the foregoing   as may  be permitted   from time to time  by applicable   law.  As used  in Sections   16.2.1 and  16.2.2 above,  "worth   at the  time  of award"    shall  be computed   by allowing interest  at the then  highest  lawful  contract  rate of interest.   As used  in Section  16.2,3 above,  "worth  at the time  of award"  shall  be computed by  discounting   such   amount   at the  Interest   Rate.    As  used  herein,   the  term  "Interest     Rate"   means   the  lesser  of  (i) the  "prime   rate"  or "reference    rate"   announced    from   time   to  time  by  Bank   of  America,   N.T,   &  S.A.  (or  such  reasonable    comparable    national    banking institution   as  is selected   by  Landlord   in the  event  Bank  of  America,   N.T.  &S.A.  ceases  to  publish  a prime  rate  or  reference   rate)  (the

"Prime   Rate"),   plus  one percent  (l%),or (ii) the maximum   rate permitted   by Law.

16.3          Landlord's     Right   To  Continue    Lease  Upon  Tenant    Default.    In the event  of a default  of this Lease  and abandonment of the Premises  by Tenant,   if Landlord  does not elect  to terminate   this  Lease  as provided   in Section  16.2 above,  Landlord   may  from time to time,  without  terminating   this  Lease,  enforce  all of its rights  and remedies   under  this Lease.   Without  limiting  the foregoing,   Landlord   has the  remedy   described    in  California   Civil  Code   Section  1951.4  (Landlord   may  continue   this  Lease   in  effect   after  Tenant's    breach   and abandonment   and recover  Rent  as it becomes   due, ifTenanthas the right  to sublet  or assign,  subject  only  to reasonable   limitations).    To the

fullest  extent  permitted   by law, the proceeds   of anyrelettingshall  be applied  first  to pay to Landlord  all costs  and expenses   of suchreletting

(including   without   limitation,   costs  and  expenses   of  retaking   or  repossessing    the  Premises,   removing   persons   and  properly   therefrom, securing   new  tenants,   including   expenses   for redecoration,    alterations   and other   costs  in connection   with  preparing   the  Premises   for  the new tenant,  and  if Landlord   shall  maintain  and  operate  the Premises,   the costs  thereof)  and receivers'   fees  incurred   in connection   with the appointment    of  and  performance    by  a  receiver   to  protect   the  Premises   and  Landlord's    interest   under   this  Lease  and  any  necessary   or reasonable   alterations;   second,  to the  payment  of any indebtedness   of Tenant  to Landlord  other  than  Rent  due and unpaid  hereunder;   third, to the  payment   of Rent  due  and  unpaid  hereunder;   and  the  residue,   if any, shall  be held  by Landlord   and  applied  in payment   of other  or future  obligations   of Tenant  to Landlord   as the  same  may  become   dueandpayable,  and  Tenant  shall  not be entitled  to receive  any portion of  such  revenue.    No  re-entryor  taking  of  possession   of the  Premises   byLandlordpursuant   to this  Section   16.3 shall  be construed   as an election  to terminate   this Lease  unless  a written  notice  of such  election  shall be given  to Tenant  or unless  the termination   thereof  be decreed by a court  of competent  jurisdiction.     Notwithstanding    any relctting  without  termination   by Landlord,   Landlord   may, at any time  after  suchreletting,elect  to  terminatethis  Lease   for  any  such  Event   of  Default.     Uponthe  occurrence    of  an  Event   of  Default   by  Tenant   under Section   16.1 above,   if the  Premises   or  any  portion   thereof  are  sublet,   Landlord,   in addition   and  without  prejudice   to  any  other  remedies herein  provided   or provided  by Law, may,  at its option,  collect  directly  from the sublessee   all rentals  becoming  due to the Tenant  and apply such rentals  against  other  sums  due hereunder   to Landlord.

16.4          Right   of  Landlord     to Perform.      All  covenants   and agreements   to be performed   by Tenant  under  this  Lease  shall  be performed   by Tenant  at Tenant's   sole  cost and  expense.    If Tenant  shall  fail to pay any  sum of money,  other  than  Base  Rent,  required  to be paid  by it hereunder   or shall  fail to perform  any other  act on itspartto be performed   hereunder,   then,  in addition  to and without  prejudice  to any other  right  or remedy  of Landlord  (including,   without  limitation,   any right  or remedy  provided   under  Article  9), Landlord   may cure the same  at  the  expense   of  Tenant   (i) immediately    and  without   notice   ill the  case  (a) of  emergency,    (b)where   such  default   unreasonably interferes   with  any  other  tenant   in the  Project,   or  (c) where  such  default  will  result   in the  violation   of  Law  or  the  cancellation    of  any insurance   policy  maintained   by Landlord  and  (ii) in any other  case  if such  default  continues   for ten (10) days  from the receipt  by Tenant  of notice   of  such  default   from  Landlord.      Any  sums  so  paid  by  Landlord   and  all  incidental   costs,  together   with  interest   thereon   at  the maximum   rate  permitted   by law from  the date  of such payment,   shall  be payable  to Landlord   as Additional   Rent  on demand,   and Landlord

shall  have  the same rights  and remedies   in the event  of nonpayment   asin the case  of default  by Tenant  in the payment  of Rent.

16.5          Late  Payments    of Rent.    Following   the occurrence   of three  instances   of payment  of Rent  more than  10days  late in any twelve   month   period,   Landlord   may,  without   prejudice   to  any  other  rights   or  remedies   available   to  it,  upon  written   notice  to  Tenant,(i) require  that all remaining   monthly  installments   of Rent  shall  be payable  three  months  in advance;   and  in addition  or in the alternative  at

Landlord's   election,   (ii) require  that Tenant  increase  the amount  of the Security  Deposit  (if any) by an amount  equal  to one  month's   Rent.

16.6          Default   Under,   Other   Leases.    If the term  of any  lease,  other  than  this Lease,  heretofore   or hereafter   made  by Tenant for any space  in the Building   shall  be terminated   or terminable   after  the making  of this  Lease  because  of any default  by Tenant  under  such

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(

other lease, suchfactshallempower Landlord,at Landlord's sole option,to terminate thisLeaseby noticeto Tenant or to exerciseanyof therightsorremediesset forth illSection 16.2.

16.7        Subleases of Tenant.   Whether or not Landlord elects to terminate thisLease on account of anyEvent of Default by Tenant,asset forth in thisArticle  16, Landlord shall have the right to terminate any andall subleases,licenses,concessions or otherconsensual arrangements for possession entered into byTenant andaffecting thePremises or may, in Landlord'ssolediscretion, succeed to Tenant's  interestinsuchsubleases, licenses, concessionsor arrangements.   In the eventof Landlord's  election to succeed to Tenant's interest in anysuch subleases, licenses, concessions or arrangements, Tenantshall, as of thedate of noticeby Landlord of such election, haveno further right to or interest in the rent or otherconsiderationreceivable thereunder.

16.8        Efforts  to Relet.   For the purposesofthisArticle 16, Tenant'sright to possessionshall notbedeemed to have been terminated byefforts of Landlord to relet the Premises, by its actsof maintenance or preservation with respect to the Premises, or by appointment of areceiver10protect Landlord's interestshereunder. The foregoingenumeration is not exhaustive, but merely illustrative of acts which maybeperformed by Landlordwithout terminating Tenant'srightto possession.

16.9        Waiver  of Right  of Redemption.   Tenant hereby waivesfor Tenant andfor all those claiming under Tenantall right now or hereafterexisting to redeem by order or judgment of any court or by any legal processor writ,.Tenant's right of occupancy of the Premisesafter any terminationof thisLease,   Notwithstanding any provisionof this Lease tothe contrary, the expiration01'termination of thisLease and/or the termination of Tenant's  rightstopossession of the Premises shall not discharge, relieve or releaseTenantfrom any obligation or liability whatsoever under anyindemnity provision of thisLease,including without limitation the provisionsof Section 11.1 hereof.

16.10      Non-Waiver.   Nothingin this Article16shall bedeemed to affect Landlord's rightsto indemnification for liabilityorliabilities arisingprior to termination of thisLeasefor personal injury or propertydamagesunder theindemnification clause orclauses contained in this Lease.  Noacceptance by Landlord of alesser sum than the Rent then due shall be deemed to be other than onaccount of the earliest installment ofsuch rent due,nor shall anyendorsement or statement on any check or any letter accompanying anycheck or payment as rent bedeemedan accordandsatisfaction, and Landlord may acceptsuch check01'  paymentwithout prejudice to Landlord's rightto recoverthebalance of such installment or pursueanyother remedy providedinthisLease.  The deliveryof keysto any employee of Landlord or toLandlord's agent or anyemployee thereof shall not operate asatermination of this Lease or a surrender of the Premises.

16.1 I      Waiver  of Trial  byJury.    To thefullest extent permitted by Law, Landlord and Tenant eachexpressly waivetheir right totrial byjury in anytrial held as aresult of a claim arisingout ofor inconnection with thisLeaseinwhich Landlord and Tenant are adverseparties.  The filingofacross-complaint by one against the other is sufficient to make the parties "adverse."

16.12      Cumulative   Remedies.    Thespecific remediesto  which Landlord may resort  under the terms  of this  Lease arecumulative andarenot intended to beexclusiveof any other remediesor means of redresstowhich it may be lawfully entitled in case of any breach or threatened breach by Tenant of anyprovisions ofthis Lease.   In addition to the other remediesprovided in thisLease,Landlord shall be entitled to a restraint by injunction of the violation or attempted or threatened violation of any of the  covenants, conditions or provisions of this Lease or to adecree compelling specific performance of anysuch covenants, conditions or provisions.

16.13      DefaultbyLandlord.   Landlord'sfailure to perform or observeany ofits obligationsunder thisLeaseshallconstitute a default by Landlord underthisLease onlyif such failureshall continue for a period ofthirty  (30) days (or the additional time,if any,that is reasonably necessary promptly and diligently to cure the failure) after Landlord receiveswritten notice from Tenant specifying the default, which notice shall describe in reasonable detail the natureand extent of the failureand shall identify theLease provision(s) containing theobligation(s) in question.  Subject to the remaining provisions of thisLease,following theoccurrence of anysuch default, Tenant shall have the right to pursue any remedy available under Law for such default by Landlord;provided, however,thatinno case shall Tenant have any right toterminate this Lease onaccount of anysuch default.

_{ARTICLE  17 - ATTORNEYS  FEES;  COSTS OF SUIT}

17.1        Attorneys  Fees.  If either Landlord or Tenantshall commence any action or other proceeding against the other arising out of, or relatingto, this Leaseor the Premises, theprevailing partyshall beentitled to recover from thelosing party, in addition to any otherrelief, its actual attorneysfeesirrespective of whether or not the action or other proceeding is prosecuted to judgmentand irrespective of any courtschedule of reasonableattorneys'  fees.   In addition, Tenantshall reimburseLandlord,upon demand,for all reasonable attorneys'  feesincurred in collecting Rent  or otherwise seekingenforcement against Tenant, its sublessees andassigns, ofTenant's obligations under this Lease.

17.2        Indemnification.    Should Landlord be made aparty toanylitigation instituted byTenant againstaparty other than Landlord, or byathird party against Tenant, Tenantshall indemnify,hold harmless and defend Landlord from anyand all loss, cost, liability, damageor expenseincurred by Landlord, including attorneys' fees, in connection with the litigation.

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ARTICLE  18 - SUBORDINATION   AND ATTORNMENT

18.1          Subordination.       This  Lease,  find the rights  of Tenant  hereunder,   are and  shall  be subordinate   tothe  interests  of  (i)all present  and  future  ground  leases  and  master   leases  of all  or any  part  of the  Building;   (ii) present   and  future  mortgages   and  deeds  of trust encumbering   all or any part  of the Building;   (iii) all [last and future  advances   made  under  anysuch  mortgages   or deeds  of trust;  and  (iv) all renewals,   modifications,   replacements   and  extensions   of any such  ground  leases,  master  leases,  mortgages   and  deeds  of trust  (collectively, "Security     Documents")     which   now   or  hereafter   constitute    a  lien  upon   or  affect   the  Project,   the  Building   or  the   Premises.      Suchsubordination   shall  be effective  without  the necessity  of the execution   by Tenant  of any additional   document   for the purpose  of evidencing or  effecting   such  subordination.     In addition,   Landlord   shall  have  the  right  to subordinate   orcause  to be subordinated    any such  SecurityDocuments   to this Lease  and in such  case,  in the event  of the termination   or transfer  of Landlord's   estate  orinterest  in theProject  byreason of any  termination   or foreclosure   of any such  Security  Documents,   Tenant  shall,  notwithstanding    such subordination,    attorn  to andbecome

the Tenant  of the  successor   in interest  to Landlord   at the  option  of such  successor   in interest.    Furthermore,   Tenant   shall  within   ten(10)

days  of demand  therefor  execute  any  instruments   or  other  documents   which  may  be required   by Landlord  orthe holder  ("Holder")    of any Security   Document   and  specifically   shall  execute,  acknowledge    and  deliver  within   five  (5)  days  of  demand   therefor   a subordination    of lease  or subordination   ofdeed  of trust,  in the form required  by the Holder  of the Security  Document   requesting   the document;   thefailure  to do  so  by  Tenant   within   such  time  period   shall  be  a  material   default   hereunder.      Such  instruments    may  contain,   among   other   things, provisions    to  the   effect   that   such   lessor,   mortgagee    or  beneficiary    (hereafter,    for   the   purposes    of  this   Section   18.i,   a  "Successor Landlord")     shall  (a) not  be  liable  for  any  act  or  omission   of  Landlord   or  its  predecessors,    ifany,  prior  to  the  date  of  such  Successor Landlord's    succession   to Landlord's    interest  under  this  Lease;  (b) not  be subject  to any offsets  or defenses  which  Tenant  might  have  been able  to assert  against  Landlord   or its predecessors,    if any, prior  to the date  of such  Successor   Landlord's    succession   to Landlord's    interest under  this  Lease;  (c) not be liable  for the return  of any security  deposit  under  this Lease  unless  the same  shall have  actually  been  deposited with  such  Successor   Landlord;   and (d) be entitled  to receive  notice  of any  Landlord   default  under  thisLease  plus  a reasonable   opportunity to  cure  such  default  prior  to Tenant  having  any  right  or  ability  to terminate   this  Lease  as  a result  of  such  Landlord   default.    Landlord   is hereby   irrevocably    appointed    and  authorized    as  agent   and  attorney-in-fact     of  Tenant   to  execute   and   deliver   all  such   subordination instruments   ifTenant   fails  to execute   and  deliver  said  instruments   within  five  days  after  notice  from  Landlord   requesting   execution   and delivery  thereof.

18.2          Attornment.       If  requested   to do  so,  Tenant  shall  attorn  to  and  recognize   as  Tenant's    Landlord   under  this  Lease  anysuperior   lessor,  superior  mortgagee   or  other  purchaser   or person  taking  title  to  the  Building   byreason  of the  termination   of  any  superior lease  or the  foreclosure   of any  superior   mortgage   or  deed  of trust,  and  Tenant  shall,  within  five  (5)  days  of  demand   therefor   execute  any instruments    or  other  documents    which   may  be  required   by  Landlord   or  the  Holder   of  any  such   Security   Document    to  evidence   thc attornment   described   in thisSection   18.2.

18.3          Morte:ae:c   and   Grollnd    Lessor    Protection.        Tenant   agrees   to  give  each   Holder   of  any   Security   Document,    byregistered   orcertified  mail,  acopy  of any  notice  ofdefault  served  upon  theLandlord   byTenant,   provided  that  prior  tosuch  notice  Tenant hasbeen notified   in writing  ofthe address  ofsuch Holder  (hereafter  the"Notified   Party").   Tenant  further  agrees  that  ifLandlord   shall havefailed  to cure  such default  within  the notice  andcure  period  described  inSection   16.13 above,  then prior  to Tenant  pursuing  any remedy  for such  default  provided   hereunder,   at law  or  in equity,  the Notified   Party  shall  have  anadditional   thirty  (30)  days  within   which  to  cure  or correct  such  default  (or if such default  cannot  be cured  orcorrected   within  that  time,  then  such additional   time  asmay  be necessary   ifthe Notified   Party  has  commenced   within   such  thirty  (30)  days  and  is  diligently   pursuing   the  remedies   or  steps  necessary   tocure  or  correct such  default).

ARTICLE  19 - QUIET  ENJOYMENT

Provided   that  Tenant  performs   all  of  itsobligations   hereunder,   Tenant  shall  have  and  peaceably   enjoy  the  Premises   during  theTerm  of this  Lease,  subject  to all of theterms  and conditions   contained   in thisLease,  from and  against  all persons  holding  an interest  in theProject  from and through  Landlord.

_{ARTICLE  20 - PARKING}

20.1          Commencing    on  the  Commencement     Date  and  continuing    through   the  Term,   Tenant   shall   rent  from  Landlord   the number   of  Parking   Passes   specified   inItem   7  of  the  Basic   Lease   Provisions.     The  Parking   Passes   are  with  respect   to,  subject   to  theprovisions   of this  Article  20,  use  of theProject's    parking   facilities   (the  "Parking    Facilities").      The  specific   locations   within  the  ParkingFacilities   in which  theParking  Passes  may  beused  shall  be specified   by,and  may,  from  time  to time,  be relocated   byLandlord   in its solediscretion.    Landlord  shall  have  theright  to modify,  change,  add  toor delete  the  design,  configuration,   layout,  size,  ingress,   egress,  areas,method  of operation,   and other  characteristics    of or relating  to the Parking  Facilities   at anytime,  and/or  to provide  for nonuse,  partial  useor restricted   use  of portions  thereof.    As used  herein,  "Parking    Passes"   means  parking  passes  to be used  forparking   on  an unreserved,   firstcome  firstserved  basis  in the areas  of the   Parking  Facilities   (defined  below)  designated  by Landlord  therefor.

20.2           On the  first  day  of  each  calendar   month  during  the  Term,  Tenant  shall  pay  Landlord's    then  prevailing   charge  forthe Parking  Passes  then  rented  byTenant  forsuch  calendar  month;  provided  that notwithstanding    theforegoing,  there  shall  beno charge  duringthe Initial  Term  for the first  sixteen  (16)  Parking  Passes  rented  byTenant.    Such  parking  charges  (ifany)  shall  be inaddition  toalltaxes, assessments   orother  impositions   imposed  by anygovernmental   entity  ("Parking    Taxes")   in connection   with  Tenant's   use of such Parking Passes,  which  Parking  Taxes   shall  be paid  by Tenant,   or  if required   to bepaid  by  Landlord,   shall  bereimbursed   to Landlord   by  Tenant

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concurrently    with thcpayment   of  the parking  charges  described   above;  provided   that  notwithstanding    the  foregoing,  Tenant  shall  have  no obligation   10pay anyParking  Taxes  with respect  10thefirst sixteen  (16)  Parking  Passes  rented  byTenant.

20.3          Tenant   shall  cause  each  of  its  employees   and  occupants   utilizing   Tenant's    Parking   Passes   to  abide  by  all  rules  and regulations   for theuseofthe Parking   Facilities   prescribed   from time  totime  byLandlord.    Ifany employee,   contractor   or other  individual using  one  of Tenant's   Parking   Passes  violates   any  of  the  termsand  conditions   of (his Article  or  such  parking   rules  and  regulations,   (hen Landlord   may  revoke  the  license  granted   hereunder   with  respect  to (he particular   violating   party's   use  ofthe Parking   Facilities.    Landlord may  delegate  itsresponsibilities    hereunder   to a parking  operator  (or master  lease  the Parking  Facilities   to a parking  operator)   in which  case Landlord   may  assign  any  or  all of  the rights,  including   rights  or control,   attributed   hereby  tothe  Landlord   to such  parking  operator.    The Parking  Passes  provided   to Tenant  pursuant   to this Article  20 arc provided   to Tenant  solelyfor use by  officers,  directors,   andemployees   ofTenant,   its  Affiliates,    sublessees    and  assignees,    and  such  passes   may  not  otherwise   be  transferred,    assigned,   subleased   or  otherwisealienated   by Tenant  to any  other  type  of transferee   without  Landlord's    prior  approval.    Tenant's   business  visitors  may  park  on theParking Facilities   011a space-available   basis,  upon payment  of the prevailing   fee for parking  charged  to visitors  to theProject.

ARTICLE    21 - RULES   AND  REGULATIONS

The  "Rules   and  Regulations"     means  the rules and  regulations   attached  hereto  as Exhibit  "D"  (which  arehereby  incorporated   by reference  herein  and made  a part  hereof)  and any reasonable   and non-discriminatory    amendments,   modifications    and/or  additions  thereto  as may hereafter   beadopted  and published   by written  notice  totenants  byLandlord  for the safety,  care,  security,  good order  and/or  cleanlinessofthe Premises   and/or  theBuilding   or Project.    Tenant  shall  abide  by, and  faithfully   observe  and  comply  with  the Rules  and Regulations. Landlord   shall  not  be liable  to Tenant   for  any  violation   of such  rules  and  regulations   by  any  other  tenant  or  occupant   of the  Building   orProject.

ARTICLE    22 - ESTOPPEL     CERTIFICATES

Tenant  agrees  at any  time  and  from  time  to time  upon  not  less than  five  (5)  days'   prior  written   notice  from  Landlord,   execute, acknowledge   and deliver  to Landlord   a statement   in writing  certifying  to those  facts  for which  certification   hasbeen  requested   byLandlord or any current  or prospective   purchaser,   or any existing  or prospective   Holder  of any  Security  Document,   including,   but without  limitation, that  (i)thisLease  is unmodified   and  in full  force  and effect  (or  ifthere  have  been  modifications,   that  the same  isinfullforce  and  effect  as modified   andstating  the modifications),    (ii) the dates  to which  the Base  Rent,  Rent  and  other  charges  hereunder   have  been  paid,  ifany, and (iii) whether   or not  to the best  knowledge   of Tenant,   Landlord   isin default   in the  performance   of  any  covenant,   agreement   or  condition contained   in thisLease  and,  if so, specifying   each  such  default  ofwhich  Tenant  may  have  knowledge.    The  form  of the statement   attached hereto  asExhibit  HE"is hereby  approved   by Tenant  for usepursuant  to this Article  22;  however,  at Landlord's    option,  Landlord  shall  have the right  to useother  forms  for such  purpose.   Tenant's   failure  to execute  and deliver  such  statement   within  such  time shall,  at the option  of Landlord,   constitute   a material   default  under  this  Lease  and,  inanyevent,  shall  be conclusive   upon  Tenant   that  this  Lease  isin fullforce and  effect  without  modification    except  as may  be represented   byLandlord   in any  such  certificate   prepared   by  Landlord   and  delivered   to Tenant  for  execution.     In  the  event  that  such  certificate   is  being  given  to  any  Holder,   such  statement   may  contain   any  other  provisionscustomarily   required   by such  Holder,   including,   without  limitation,   anagreement   on  the part  of Tenant  to furnish   to such  Holder,  writtennotice  of  any Landlord   default  and  a reasonable   opportunity   for  such  Holder  to  cure  such  default  prior  toTenant   being  able  to terminate this  Lease.    In addition,   Landlord   is hereby  irrevocably   appointed   and  authorized   as agent  and  attorney-in-fact    ofTenant  to  execute  and deliver  such  statement   in the event  that  Tenant  fails  toexecute  and  deliver  such  statement   within  five  (5) days  after  notice  from  Landlord requesting   execution   and  delivery   thereof.    Any  statement   delivered   pursuant   to  this  Article   22  may  be  relied  upon  by  any  prospective purchaser   of thefeeof the Building   or the Project  or anyexisting  or prospective   Holder  andany  of its or their  assignees.

ARTICLE    23 - ENTRY   BY  LANDLORD

Landlord  may enter  the Premises   at all reasonable   times  to: inspect  the same;  exhibit  the same  to prospective   purchasers,   lenders or tenants;   determine   whether   Tenant   is complying   with  all  of itsobligations   under  this  Lease;  perform   any  of  itsobligations   under  this Lease;  supply   any  services  that  are  to be provided   by  Landlord   to Tenant   under  this  Lease;  post  notices   of  non-responsibility;     and make repairs  or improvements   in or to the Project  or the Premises;   provided,   however,  that all such  work  shall  bedone  aspromptly  as reasonably possible   and  soas to cause  as little  interference   to Tenant  as  reasonably   possible.    Tenant  hereby   waives  any  claim  for  damages   for any injury  or  inconvenience   to,  or interference   with,  Tenant's   business,  any  loss  of occupancy   or quiet  enjoyment   of the Premises   or anyother loss  occasioned   bysuch  entry.   Landlord   shall  at all times  have  and  retain  a key with  which  to unlock  allof the  doors  in,on orabout  the Premises  (excluding   Tenant's   vaults,  safes  and similar  areas  designated   by Tenant  in writing  in advance),   andLandlord   shallhave the right to usc  any  and  all means  by  which  Landlord   may  deem  proper  to open  such  doors  to  obtain  entry  to the  Premises,   and  any  entry  to  the Premises   obtained  byLandlord   byanysuch  means,  or otherwise,   shall  not under  any circumstances    bedeemed  orconstrued   tobe aforcibleor unlawful   entry  into  or a detainer   of the Premises   or an eviction,  actual  or  constructive,   of Tenant  from  any  part  of the Premises.    Suchentry  by Landlord  shall notact as a termination   ofTenant's   duties  under  thisLease.   If Landlord  shall  berequired   toobtain  entry  bymeans other  thanakey provided  by Tenant,  the cost of suchentry shall  bepayable  by Tenant  to Landlord  as Additional   Rent.

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ARTICLE  24

LANDLORD'S  LEASE UNDERTAKINGS-EXCULPATION    FROM PERSONAL LIABILITY  TRANSFER  OF LANDLORD'S  INTEREST

24, I         Landlord's   Lease Undertakings.   Notwithstanding anything to the contrarycontainedin thisLease or inany exhibits, riders or addenda hereto attached (collectively the "Lease Documents"),  it is expressly understood and agreed by and betweenthe parties hereto that: (a) the recourse of Tenant or its successors or assigns against Landlord (and the liability of Landlord to Tenant, its successors and assigns) with respect to (i) any actual or alleged breach or breaches by Or on the partof Landlord of any representation,warranty, covenant, undertaking oragreement contained in any of the Lease Documents01'  (ii) any matter relating to Tenant's  occupancyof the Premises(collectively,  "Landlord's    Lease  Undertakings")    shall  be limited to  solelyanamount equal  tothe  lesser of (x) only to Landlord's  interest in the Building and (y) the equity interest Landlord would have in the Building if the Building were encumbered by independent secured financing equal to eighty percent(80%)  of the value of the Building; (b) Tenant shall have no recourse against any other assets of Landlord or its officers, directors or shareholders; (c) except to the extent of Landlord's interest in the Building, no personal liability or personal responsibility of any sort with respect to any of Landlord's  Lease Undertakings or any alleged breach thereof is assumed by, or shall at any time be asserted or enforceable against, Landlord,Maguire Properties Holdings II,LLC, MaguireProperties HoldingsI,LLC, Maguire Properties, L.P" Maguire Properties, Inc., or againstany of their respective directors,officers, shareholders, members,  employees,  agents,  constituent  partners,  beneficiaries,  trustees  or  representatives,  and  (d) at  no  time  shall  Landlord  be responsible or liable to Tenant for any lost profits, lost economic opportunities or any form of consequentialdamage as the result ofany actual or alleged breach by Landlord of Landlord's Lease Undertakings.

24.2         Transfer  of Landlord's   Interest.   Upon the transfer of Landlord's interestinthe Buildingtoa third party, this Lease shall not be affected by any such sale, but the transferring Landlord shall befully released from theperformance of Landlord'sobligations hereunder and from any future liability upon any of the agreements, obligations,  covenantsorconditions, express or implied, herein contained in favor of Tenant (and Tenant agrees to look solely to the responsibility of the successorininterestof Landlord in andto this Lease except for obligationsand liabilities incurred by Landlord prior to such sale01'conveyance). Tenantagreestoattorn tothepurchaser or assignee of Landlord's  interest in the Lease (and that such attornment to be effective andself-operative without the execution of any further instruments by any ofthe parties to thisLease).

ARTICLE  25 -HOLDOVER  TENANCY

If Tenant holds possession of the Premises after the expiration01'termination of the Term of this Lease,bylapse of time or otherwise, with or without theexpress or implied consent ofLandlord, Tenant shall become a tenant at sufferance upon all of theterms contained herein, except asto Term and BaseRent and any other provision reasonably determined byLandlordtobeinapplicable,  During such holdover period, Tenant shall pay to Landlord a monthlyBase Rent equivalent to two hundred percent(200%)of thegreater of (i) Landlord's then published asking rental rate or (ii) the Base Rentand Additional Rent payable by Tenant to Landlord duringthe last month of the Term of this Lease,  The monthly rent payable for such holdover period shall in no event be construed as a penalty or as liquidated damages for such retention ofpossession,   Neither any provision hereof nor any acceptance by Landlord of anyrent afteranysuch expiration or earlier termination shall be deemedaconsent toany holdover hereunder orresultinarenewal ofthis Lease or anextension of the Term, or anywaiver of any of Landlord's  rights or remedies with respect to such holdover,  Notwithstanding any provision to the contrary contained herein, (a) Landlord expressly reserves theright to require Tenant to surrender possession of the Premises uponthe expiration of the Term of this Lease or upon the earlier termination hereof or at any time duringany holdover andthe rightto assertany remedy at law or in equity to evict Tenant and collect damages in connection with any suchholdover, and (b)Tenant shall indemnify, defend and hold Landlord harmless from and against any and all claims, demands, actions,proceedings, losses, damages,liabilities, obligations,penalties, costsandexpenses, including, without limitation, all lost profits andother consequentialdamages,attorneys'  fees,consultants'  fees and courtcosts incurred orsuffered by orasserted against Landlord byreason of Tenant's  failure to  surrenderthe Premises on the expiration or earlier termination of this Leasein accordance with the provisionsof this Lease.

ARTICLE  26 - NOTICES

All notices which Landlord or Tenant may be required, or may desire,to serve ontheother may beserved,asan alternative to personalservice,by mailing thesame by registered or certified mail, postage prepaid, or by a reputable overnight courier service,which provides evidence of delivery, addressed to the Landlord at theaddress for Landlord set forth in Item10of the Basic Lease Provisionsand to Tenant at the address for Tenant set forth in Item 10 of the Basic Lease Provisions, or, from and after the Commencement Date, tothe Tenant at the Premises whether or not Tenant has departed from, abandoned or vacated the Premises,or addressed to such other address or addresses as either Landlord or Tenant may from time to time designate to the other in writing,  Anynotice shall be deemed tohavebeen servedat thetime the same wasposted.

ARTICLE  27-BROKERS

The parties recognizeas the broker(s) who procured this Lease the firm(s) specified in Item 8 of the BasicLease Provisions and agree that Landlord shall besolely responsible for the payment of any brokerage commissionsto saidbroker(s), and that Tenant shall have

110responsibility therefor unlesswritten provisiontothe contrary has been madea part of thisLease.  IfTenant has dealtwith anyother person or real estate broker in respect to leasing, subleasing or rentingspace in the Building,Tenant shall besolely responsiblefor the

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payment   of any  fcc due  said  person  or firm  and  Tenant  shall  protect,   indemnify,   hold  harmless   and  defend  Landlord   from  any  liability  in respect  thereto.

ARTICLE    28 - SIGNAGE    RIGHTS

28.1          Except  to the extent  expressly  provided   in this Section  28, Tenant  shall not  (i) place  or install  (or permit  to be placed  or installed  by any  Tenant  Party)  any  signs,  advertisements,    logos,  identifying   materials,   pictures   or names  of  any  type  on  theroof,  exterior areas  or Common   Areas  orthe Project  or in any area  ofthe Building,   Premises  or Project  which  isvisible  from  the  exterior  of the Building or  outside  of the  Premises   or (ii) place  or  install  (or permit  to be placed   or  installed   by any  Tenant  Party)  in or  about  any portion  of the Premises   any  window   covering   (even  if behind   Building   standard   window   coverings)   or  any  other  material   visible   from  outside  of  the Premises  orfrom theexterior  of the Building.

28.2           Subject   to compliance   with  applicable   Laws  and  such  Building   signage  criteria   as Landlord   shall  apply  from  time  to timeand subject  to receipt  ofLandlord's    prior  written  consent,   (i)in the case whereTenant occupies an entire floor inthe Building, Tenant may place inany portion of such floor which is not visible from outside of the Premises such identification signageas Tenant shall desire, (ii) in the casewhereTenant occupiesless than an entirefloor in the Building (A) Tenant may require Landlord to install, at Tenant's sole costand expense, in such portion of the multi-tenantcorridoronsuch floor as iscalled for by Landlord's  signagc program (as thesame may exist from time to time) identification signage of the type prescribed by Landlord's  signage program  identifying Tenant and (8) Tenant may place in any portion of theinside of the Premises not visible from theexterior of theJ3uildingor from outside of the Premises such identification signage asTenantshall desire, and (iii) Tenant may requireLandlordto install, at Tenant's  sole costandexpense,Building Standard signage in the directory (if any) located in the ground floor lobby of the J3uilding.  All signage described in this Section 28 shall be treated as Tenant's  personal propertyunder the provisionsof Section 10.5 with respect to Tenant's  obligation at the expiration or early termination of this Lease.

28.3         Monument  Sign.

28.3.1      Grant.   In connection with Tenant's  lease of the Premises,subject to all of the terms and conditions of this Section 28.3,Tenantshall havethe non-exclusive right (without payment of any additionalcharge) to cause Landlord to display asign (the "Monument  Sign") identifyingTenantby its BusinessName on the Designated BuildingMonument (defined below).  "Business Name"means"Yoblaturals" and noothername or trade name.  "Designated  Building Monument"  meansthe existingmulti-tenant monument sign located nearthe front entrance totheBuilding.  Except as expresslyprovided in thisSection28.3,Tenantshall havenoright to anysignage on theexterior of any portion of the Building or the Project or on any monumentsignlocated anywherein theProject.

28.3.2     Specifications and Permits.   The graphics,materials,color,design,lettering, size,exact location,lighting(if any) and specificationsand all other aesthetic factorsof the MonumentSign (collectively,the"Sign Specifications")  shall be(a)subject to the prior written consent ofLandlord (in Landlord'ssoleandabsolute discretion), (b) consistent with thesizeand qualityof comparable signageon comparable institutionallyowned first-class office buildingsin the local market,and (c) consistentwith theoverall character of the Building'sand Project's architecture (as determined by Landlord in itssale and absolutediscretion).  Inaddition, all ofTenant'srights under this  Section 28.3shall besubject to (i) thereceipt ofand continuingcompliance withall required  governmental permitsand approvals(and the submissionof copies thereoftoLandlord) required forthe installation and continuing display of theMonument Sign and (ii) thecontinuing complianceof the Monument Sign with all applicable Laws.

28.3.3     Cost and Maintenance;  Removal.  The Monument Signshall be installed byacontractorretained byTenant andapproved by Landlord (in its sole and absolute discretion),and shall be operated,and maintained by Landlord, and Tenant shall, within ten (10) daysfollowing Landlord'sdemand therefor,reimburse LandlordasAdditional Rent,forallcosts actually incurred by Landlord in connection with the operation, maintenance, repair,and eventual removal and disposal ofthe Monument Sign.   Without limiting theforegoing,Tenant shall be responsible for all costs and expenses incurredin connection with or relating to the installation, operation, maintenance and repairsof theMonument Sign,including,without limitation, thecost ofutility charges and hook-up fees(if applicable),permits, and maintenanceand repairs.  Within a reasonable time (not toexceed 30 days) followingtheexpiration orearlier termination of this Lease (orafter termination of Tenant's rights with respect to the Monument Sign pursuant to Section 28.3.4, below),Tenantshall, at Tenant's sole cost andexpense, commence,and thereaftershall diligently pursue,theremoval ofthe Monument Sign,andshallcausethe areas in  which the  MonumentSign was located to berestored to  thecondition existing  immediatelyprior to  the placementof theMonumentSign (subject to ordinary wear and tear).  IfTenant fails to timely remove theMonument Sign or to restore theareas in which the MonumentSign waslocated,asprovided inthe immediatelypreceding sentence,thenLandlord may performsuch work,andallcostsincurredby Landlord in so performing such work, plusinterest atthe Default Rate from the date ofLandlord'spaymentofsuch coststo thedate of Tenant's reimbursement to Landlord,shall be reimbursed by Tenant to Landlord within ten (10) days after Tenant'sreceipt ofan invoice therefor. Theterms of this Section 28.3.3 shallsurvive the expirationor earliertermination of thisLease.

28.3.4     Termination.    Landlordshall havethe right to terminate Tenant's rights under thisSection 28.3 to displaytheMonument Sign upon not lessthanthirty(30) days prior written notice.  For the avoidance of doubt, itisunderstood that Landlord maysoelect to terminate Tenant's  rights under thisSection28.3 for any reason (or for noreason) at all  in Landlord's  soleandabsolute discretion.

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28.3.5     Reservation  of Rights.   Landlord shall have the right, initssolebut good faith discretionto:  (a) position and/or reposition the Monument Sign on the Designated Building Monument in any mannerasitshall determine,(b) relocate and/or make such modifications to theDesignated BuildingMonumentasitshall desirefrom time totime,and (c) place on the Designated Building Monument and/or on the Building (i) the nameof (and/orother identifyinginformation for) the Buildingand/orProject or (ii) such other names, business  names, trade names or affiliate names representing such other tenants or persons,  in  eithercase, as  Landlordshall determine in its sole and absolute discretion.

28.3.6      Rights Personal.   The rightsgranted under this Section 28.3arepersonal toOriginal Tenant,and except as provided in this Section 28.3.6, shall not be transferablein any respectwhatsoever (including, without  limitation, to anyTransferee). Notwithstanding the foregoing or anything else to the contrary in this Section 28.3, Tenant shall have the right,in connection withanyassignment of this Lease to a Successor to assign all of its rights under this Section 28.3 (withrespect to theMonumentSign) tosuch Successor, provided that any such Successor's Business Name) may only be displayed on theDesignated BuildingMonument if such name is approved by Landlord, which approvalshall not be unreasonably withheld by Landlord so long as such Business Name (a) has a connotation for business reputation, prestigeand stature in the business community whichiscomparabletothat of other tenantshaving comparable sign rights in the Building and Comparable Buildings,and (b) isnot an ObjectionableName (defined below)."Objectionable Name" meansany lIamethat(i)relates to anentity that is of a character or reputation,or is associated with a political orientation orfaction that is materially inconsistent with the quality of the Building, or which would otherwise reasonably offend an institutionalqualityLandlord of a building comparable to the Building,taking into consideration the size and visibility of the Exterior Signs, or (ii) conflicts withanycovenants in other leases ofspace in the Project.

ARTICLE  29-FINANCIAL STATEMENTS

Prior to execution of this Lease, Tenant shall provide Landlord with current financial statements for each of the three (3)calendar(or fiscal) years immediately prior to the execution date of this Lease. Thereafter, at any time during the Term, Tenant shall, uponten (10) days' prior notice fromLandlord, provideLandlord with then current financial statements and financial statementsfor eachofthetwo (2) years prior tothe then current calendaryear for each of Tenant and Tenant's Guarantor.  Suchstatementsshallbe preparedin accordance with generally accepted accounting principles, consistently applied, and shallbe audited by an independent certified public accountant.

ARTICLE  30 - MISCELLANEOUS

30.1        Entire  Agreement;  Amendments;   Successors.  This Leasecontains all oftheagreementsand understandingsrelating to the leasingof the Premisesand the obligations of Landlord and Tenant inconnectionwithsuch leasing.  Landlord has notmade, and Tenant isnot relying upon, any warranties,or representations, promises orstatementsmadebyLandlordorany agentof Landlord, except as expressly set forth herein.  This Lease supersedes any and all prior agreements and understandings between Landlord andTenantand alone expresses the agreement of the parties.  This Lease shall not be amended,changed ormodified in anywayunless in writing executed by Landlord and Tenant.  Landlord shall not have waived or released any of its rights hereunderunless in writingand executedby the Landlord.  Except as expressly provided herein, this Leaseand the obligationsof Landlord andTenant contained herein shall bindor inureto the benefitofLandlordand Tenant andtheir respective successors andassigns,provided this clauseshall not permitany Transfer by Tenant contraryto the provisions of Article15.

30.2        Force Majeure.   Landlord shall incur no liability to Tenant with respect to,and shall notberesponsible foranyfailure to perform, any ofLandlord's obligations hereunder if such failure is caused by any reason beyond the controlof Landlord including, but not limited to,  strike, labor trouble, governmental rule,  regulations,ordinance,statuteor  interpretation,  orbyfire, earthquake,civil commotion,or failure or disruption of utility services.  Theamount of time forLandlord to performanyof Landlord'sobligations shall beextended bythe amount of time Landlord isdelayed in performingsuch obligation byreasonoranyforcemajeure occurrence whether similar to or different from the foregoing types of occurrences.

30.3        Survival  of Obligations.   Anyobligations of Tenant accruing prior to theexpiration of this Leaseshallsurvivethe termination of thisLease,and Tenant shall promptly performallsuch obligationswhether or notthis Lease hasexpired.

30.4        Light and Air.  No diminution orshuttingoff of any light, air or view byanystructurenow or hereaftererected shall in any manner affect this Lease or the obligations of Tenant hereunder, or increaseany of theobligations of Landlord hereunder,

30.5        Governing   Law.    ThisLease  shall  be governed  by, and construed  in  accordance  with,thelaws ofthe  state of

California(without regard toits conflictsof lawsrulesor principles).

30.6        Prohibition   Against  Recording.    Neither thisLease norany memorandum,  affidavit orother writingwithrespectthereto shall be recorded by Tenant or by anyone actingthrough, under or on behalf of Tenant

30.7        Severability.   In the event any provisionofthisLeaseis found to beunenforceable,theremainderof this Lease shall notbeaffected,and anyprovision found to beinvalidshallbe enforceable to theextent permitted bylaw.  Theparties agreethat in theevent twodifferent interpretations maybegiven to any provision hereunder,oneof which will renderthe provision unenforceable, and oneof which will render the provision enforceable,the interpretation renderingthe provision enforceable shall bcadopted.

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30.8          Interpretation.        Tenant   acknowledges    that  it hasread  and  reviewed   this  Lease  and  that  it has  had  the  opportunity   to confer  with counsel  in the negotiation   of this  Lease.   Accordingly,   thisLease  shall  be construed   neither  fornor against  Landlord   orTenant, but  shall  be  given  a  fair  and  reasonable    interpretation    in accordance   with  the  meaning   of  itsterms   and  the  intent  of  the  parties.     Each covenant,    agreement,   obligation   or  other   provision   of  this  Lease  to be  performed   by  Tenant   are  separate   and  independent    covenants   of Tenant,   and  not  dependent    on  any  other   provision   of  this  Lease.     All   captions,    headings,    titles,   numerical   references    and   computer highlighting    arcforconvenience   only  and  shall  have  no effect  on theinterpretation    of this  Lease.   All terms  and  words  used  in thisLease, regardless   of thenumber  orgender  in which  they  are  used,  shall  be deemed   toinclude   theappropriate   number  and gender,   asthe  contextmay  require.

30.9          Time  isof the  Essence.    Time  isof the essence  of this Lease  and  theperformance   ofall obligations   hereunder.

30.10        Joint   and  Several   Liability.     If Tenant  comprises   more  than  one  person  or entity,  or ifthis Lease  is guaranteed   by any party,  all such  persons  shall bejointly  and  severally  liable  for payment  of rents  and the performance   of Ten ant's  obligations   hereunder.

30.11        No Offer   to Lease.    The  submission   of this Lease  to Tenant  or itsBroker  orother  agent,  does  not constitute   an offer  to Tenant   to lease  thePremises.    This  Lease  shall  have  no  force  and  effect  until  (i) it  is executed and delivered by Tenant to Landlord and (ii) it is fully reviewed andexecuted  by Landlord; provided, however, that, upon execution  of thisLease by Tenant and delivery to Landlord, such executionand deliverybyTenantshall, in consideration of the time and expense incurred byLandlord in reviewing lhis Leaseand Tenant'scredit, constituteanoffer byTenant to LeasethePremisesupon the termsand conditionsset forth herein (which offer to Lease shall beirrevocablefor twenty(20) businessdays followingthe date of delivery).

30.12      No Counterclaim;   Choice of Jurisdiction.    It ismutually agreed that in the event Landlord commences anysummary proceeding for non-payment of Rent,Tenant will not interpose anycounterclaim of whatever nature or description in any such proceeding. In addition,Tenant herebysubmits to local jurisdiction in the StateofCaliforniaand agreesthat any action byTenant against Landlord shall be instituted in the Stateof California and that Landlordshall have personal jurisdiction  over Tenant for anyaction brought by Landlord againstTenant in theState ofCalifornia.

30.13      Rights Reserved  byLandlord.   Landlord reservesthe following rights exercisablewithout notice(except as otherwise expressly provided to the contrary in thisLease) and without being,deemed aneviction or disturbance ofTenant's use or possession of the Premises or givingrise to any claim forset-off or abatement of Rent: (i) to change the nameor street address of theBuilding and/or the Project;(ii) toinstall,affixand maintainall signs on the exteriorand/or interiorof the Building and/ortheProject; (iii) to designateand/or approve prior toinstallation, all types ofsigns, windowshades,blinds,drapes,awningsor othersimilar items,and all internal lightingthat may be visiblefrom the exterior of the Premises and,notwithstanding the provisions of Article10, the design, arrangement, style,color and general appearance of the portion of the Premises visible from the exterior, and contents thereof, including, without limitation,furniture, fixtures,signs,art work, wallcoverings, carpet and decorations, andall changes, additions and removalsthereto, shall,at all timeshave the appearance of premises havingthe sametypeof exposureand used forsubstantiallythesamepurposesthat are generally prevailing in first classoffice buildings in thearea (anyviolation of thisprovision byTenant shall be deemedamaterial breach of thisLease);(iv)todisplaythe Premises and/or the Building and/or the Project tomortgagees, prospectivemortgagees, prospectivepurchasers and ground lessors at reasonable hoursupon reasonable advancenotice to Tenant; (v) to change the arrangementofentrances,doors, corridors, elevatorsand/orstairsin the Building and/ortheProject, provided nosuch change shall materiallyadverselyaffect accessto the Premises;(vi) togrant any party theexclusiveright to conduct anybusinessor render any servicein the Building or in the Project,providedsuchexclusiverightshall notoperate to prohibit Tenant from usingthe Premisesfor the purposes permitted under this Lease;(vii) to prohibit the placement of vending or dispensing machines of any kind in orabout the Premises other than for useby Tenant's  employees; (viii) to  prohibit the placement of video or otherelectronic gamesin the Premises; (ix) tohave accessfor Landlord and other tenants of the Building toany mail chutesand boxeslocated inor on the Premises accordingto the rulesof the United StatesPost Officeand to discontinue any mailchute businessin theBuilding and/orthe Project;(x) to closethe Buildingafter normal businesshours, except thatTenantand itsemployeesand invitees shall beentitled to admission atall times under such rulesand regulations as Landlord prescribes for security purposes;(xi) to install, operate and maintainsecurity systems which monitor, by closed circuit television or otherwise,all persons entering or leaving the Building and/ortheProject; (xii) to install and maintain pipes,ducts, conduits, wires andstructural elementslocated in the Premiseswhich serve other partsor other tenantsof the Building and/or the Project;and (xiii) to retain atalltimesmaster keysor passkeysto the Premises.

30.14      Modification  of Lease.    Should any current or prospectivemortgageeor ground lessor for theBuilding  require a modification or modifications of the Lease,which modification or modificationswill not causean increased cost orexpense to Tenant or inany other way materiallyand adverselychange therightsand obligations of Tenant hereunder, then and in such event,Tenant agreesthat thisLease may beso modifiedand agreesto execute whatever documents arerequired therefor and deliverthe same to Landlord within ten (10) days following the request therefor.

30.15     Authority.    If Tenantsigns asacorporation or a partnership,eachof thepersonsexecutingthis Lease on behalf of Tenant  doeshereby covenantand warrant that Tenant  is a dulyauthorizedand existing entity,that Tenant has andis qualifiedto do business in California, that Tenant has fullright and authority10enter into this Lease, and thateach of both of the persons signing on behalf of Tenant  areauthorized to doso.   Upon Landlord's  request, Tenant shall provide Landlord withevidence reasonably satisfactory to Landlord confirmingthe foregoing covenantsand warranties.  The person executing this Lease on behalfof Landlord hereby covenants and warrantsthat Landlord has full right and authority toenter into thisLease and that the personsigning on behalf of Landlord is authorized to doso.

[DBL:dbJJMagui rcProperties- SDre  - y oNaturals Lease/I 064.002]            -26-

30. 16       Transportation       Management.       Tenant   shall  fully  comply   with  all  present   or  future  programs   intended   to  manage parking,   transportation    or  traffic   in and  around   the  Building,   and  in connection    therewith,   Tenant   shall  take  responsible    action  for  the transportation    planning   and  management    of  all  employees   located   at the  Premises   by working   directly   with  Landlord,   any  governmental transportation   management   organization   or any other  transportation-related     committees   01'entities,

30.17        The   Other    Improvements.        If  portions   of  the  Project   01'  property   adjacent   to  the  Project   (collectively,    the  "Other Improvements")      are owned  by an entity  other  than Landlord,   Landlord,   at its option,  in its sole  and absolute   discretion,   may  enter  into  an agreement   with  the owner  or owners  of any or all of the Other  Improvements   to provide  (i) for reciprocal   rights  of access  and/or  use of the Project   and  the  Other  Improvements,    (ii)  for the  common   management,    operation,   maintenance,   improvement    and/or   repair  of all  or  any portion   of  the   Project   and   the   Other   Improvements,     (iii) for   the   allocation    of  a  portion   of  the   Operating    Expenses    to  the   Other Improvements    and  the operating   expenses   and taxes  for  the Other  Improvements    to the Project,  and (iv) for the use or  improvement   of the

Other  Improvements    and/or   the Project   in connection   with  the  improvement,construction,    and/or  excavation   of the  Other  Improvements

and/or  the Project.   Nothing  contained   herein  shall  be deemed  or construed   to limit or otherwise   affect  Landlord's    right  to convey  all or any portion  of the Project  or any other  of Landlord's   rights  described   in this Lease.

30.18        Renovation     of the  Project    and  Other   Improvements/Construction           of New  Improvements.       Tenant   acknowledges that portions   of the Project   and/or  the  Other  Improvementsmay  be under  construction   following  Tenant's   occupancy   of the Premises,   and thatsuch construction   may  result  in levels  of noise,  dust,  obstruction   of access,  etc.which  arc in excess  of that present  in a fully constructed project.    Itis expressly   understood   and  agreed  that  Landlord   has  made  no  representation    or warranty   to Tenant  and  has  no  obligation   to alter,  remodel,   improve,   renovate,   repair  or decorate   the Premises,   the Building,   or  the Project   or any portion  thereof     It is further  agreed

lind  acknowledged    that   no  representations     respecting    the  condition   of  the  Premises,    the  Building   or  the  Project   have  been   made  by Landlord   toTenant   except   as  specifically    set  forth   in this  Lease.    Tenant   acknowledges    and  agrees   that  Landlord    may  alter,   remodel, improve  and/or  renovate  (collectively,   the "Construction      Work")   the Building,   Premises,   and/or  the Project  (including,   without  limitation, construction   of new  improvements    in  the  Common   Areas),   and  in connection    with  any  Construction   Work,  Landlord   may,  among  other things,   erect  scaffolding   or other  necessary   structures   in the  Building,   or  the Project,   restrict  access  to portions   of  the Project,   including

portions  of the Common   Areas,  or perform  work  in the Building  and/or  the Project.   Tenant  hereby  agrees  that  such  Construction   Work  and Landlord's    actions   in  connection   with  such  Construction    Work  shall  in no  way  constitute   a constructive    eviction   of  Tenant   nor  entitle Tenant  to any abatement   of Rent.   Landlord   shall have  no responsibility   or liability  to Tenant  for any injury  to or interference   with Tenant's business   arising  from  any  such  Construction    Work,  and  Tenant  shall  not  be entitled   to any  damages   from  Landlord   for loss  of use  of the Premises,   in  whole   or  in  part,  or  for  loss  of  Tenant's    personal    property   or  improvements,    resulting    from  the  Construction    Work   01'Landlord's    actions   in  connection    therewith   or  for  any  inconvenience    occasioned    by  such  Construction    Work  or  Landlord's     actions   in connection   therewith.

30.19        No   Partnership      01'   Joint   Venture.      Nothing   contained    in  this  Lease  shall  be  deemed   or  construed    to  create   the relationship    of  principal   and  agent,  or  partnership,    orjoint   venture,   or  any  other  relationship   between   Landlord   and  Tenant   other  than Landlord  and  tenant.

30.20        Right   to Lease.    Landlord  reserves  the absolute   right  to lease  space  in the Project  and to create  such other  tenancies   in the Project   as Landlord,   inits sole  business  judgment,   shall  determineis  in the  best  interests  of the Project.    Landlord   does  not  represent and  Tenant  docs  not  rely  upon  any  specific  type  or  number  of tenants   occupying   any  space  in the Building   and/or   the Project   during  the Term  of this Lease.   Tenant  shall not,  without  the prior  written  consent  of Landlord,   use the name of the Building   and/or  the Project,  or any pictures  or illustrations   of the Building  and/or  the Project,  in Tenant's   advertising   or in any other  publicity.

30.21         Confidentiality.         Tenant   agrees   that   (i) the   terms    and  provisions    of  this   Lease   arc   confidential     and   constitute proprietary   information   of Landlord   and(ii)  it shall not disclose,   and  it shall  cause  its partners,  officers,  directors,   shareholders,    employees, brokers   and  attorneys   to  not  disclose   any  term  or  provision   of  this  Lease  to  any  other  person  without   first  obtaining   the  prior  written consent  of Landlord.

30.22         OFAC.    Tenant  represents   andwarrantsthat  neither  Tenant  noranyof its affiliates,  nor any of their  respective   partners, members,   shareholders    or other  equity  owners,  and  none  of  their  respective   employees,   officers,   directors,   representatives    or agents,   is a person  or  entity  with  whom  U.S.persons   or  entities  are  restricted   from  doing  business   under  regulations   of the  Office   of Foreign   Asset Control  ("OFAC")    of the Department   of the Treasury   (including   those  named  allOFAC's   Specially  Designated   and Blocked   Persons  List) or under  any  statute,  executive   order  (including   the  September   24,2001,  Executive   Order  Blocking  Property  and Prohibiting   Transactions with  Persons  Who  Commit,  Threaten   to Condone,  or  Support  Terrorism),   or other  governmental   action.

30.23         Counterparts;       Facsimile    Execution.     This  Lease  may  be executed   in counterparts   each  of which  shall  be deemed   as an original,  but all of which  taken  together   shall  constitute   one and the same  document.   Eachof thepartieshereto  agree  that the delivery  of an executed   copy  or counterpart   of this Lease  by facsimile   or email  shall  be legal  and binding  and shall have  the same  full  force  and effect as if an original  executed   copy or counterpart   of this Lease  had been  delivered.

[DBL:dbllMagllire Properties - SOTC - YuNaturals Lease/I064.002]             -27-

(

IN WITNESSWHEREOF,thisLease is hereby executed as of the Effective Date.

LANDLORD:

MAGUIRE PROPERTIES-SAN DIEGO TECH CENTER,LLC,a Delaware limited liability company

By:          MAGUIRE MACQUARIE   OFFICE, LLC, a Delaware limited liability company,

its Sale Member

By:          MAGUIREMOMANAGER, LLC,

a Delaware limited liability company,its Non-Member Manager

By:

MAGUIRE  PROPERTIES SERVICES, INC., a Maryland corporation,

itsSole Member

By:

MAGUIRE PROPERTIES, L.P .. a Maryland limited partnership,

itsSole Stockholder

_a:M_yarylan_Gd  corpo_,rati_"on,   _~~

By:          MAGUIRE PROPERTIES. INC..

_{APrint Name:         Shant Koumriqr8o}

^{EVP& Chief Flnanolal Off\o®r}

_Title_{:                          -}---_----_-

TENANT:

YONATURALS INCORPORATED, aCalifornia   corporation

By:

Print Name:

Title:

By:

Print Name:

Title:

[DBL:dbI/MaguireProperties -SDre -YoNaturalsLease1l064.002j              -28-

EXIIIBIT   A

DEPICTION   OF THE  PREMISES

_j'

_{--    [J)}

_(L-

_0..1-;

^«2:

[Dlsl.idbl/Maguire Properties -SDTC - YoNaturals Lease!l 064.002]            _-1-

Exhibit "A"

_{NOTICE   OF LEASE TERM   DATES}

To:          Yol-laturals,Inc.

9605 Scranton Road, Suite 390

San Diego, CA 92121

Attn:Office Manager

Re:   Office Lease dated April 30, 2010 (the "Lease")  between Maguire Properties-San DiegoTechCenter, LLC, a

Delaware limited liability company ("Landlord"),   and Yol-Iaturals,     Inc.,   a  California corporation ("Tenant")  concerning Suite

390 on Floor three (3) of the office building located at 9605 Scranton Road, San Diego, California.

Ladies and Gentlemen:

In accordance with the Lease, we wish to advise you and/or confirm as follows:

I.             ThePremisesarc substantiallycompleted.andthe Term shall commence onor has commenced on MayI.

20I0 foraterm of sixty-three «(3) months endingon July31,2015.

2.            Base Rent commenced(0  accrue on MayI,20 I 0, in theamount of$8.986.10($2.30Irsfi'mo)   per month and asmoreparticularly setforth in Item4of theBasicLeaseProvisions of theLease.

3.            Ifthe Commencement Dale is other than the first day of the month,thefirst billing willcontaina pro rata adjustment.  Eaeh hilling thereafter, with the exception of the final   billing. shall beforthefull amount01'themonthly     installmentas providedtor  in theLease,

II.             Your rent checks should be made payable to Maguire Properties- San DiegoTechCenter.LLe.

5.              The approximate number of rentable  square feet within the Premises is 3,907 rentable squarefeet.

6.            Tenant's Proportionate Shareis2.46% •."Landlord":

Agreed to and Accepted as of                              ,20

"Tenant":

YoNaturals,Inc.. a California corporation

I1Y'~                                    .....

.  --~---------------.--      ..------   -_      --

^Its:--_......

---------

EXHIBITB

_{NOTICE OF LEASE TERM DATES}

To:

_{Re:   Office  Lease}  dated                                        _,20_      _(the"Lease")    between   M_aguire  Properties-_San    Diego  Tech  Center_,  LLC_,  a

Delaware    limited   liability   company    ("Landlord"),      and                                   an                                   ("Tenant")     concerning    Suite   

           of the office  building  located  at [                                                 ,San Diego,  California. Ladies  and  Gentlemen:

In accordance   with the Lease,  we wish toadvise  you and/or  confirm  as follows:

on  floor

1.	The    Premises     arc    substantially      completed,      and	the    Term     shall    commence	011     or    has    commenced	on
	for a term of                         (  )    months  ending  on	_

2.              Base   Rent   commenced    to  accrue   on                               ,  in  the  amount   of  $                           per  month   and  asmore particularly   set forth  in Item 4of the Basic  Lease  Provisions   of the Lease.

3.            Ifthe Commencement    Date  is other  than  the  first day  of the  month,  the  first  billing  will contain  a pro  rata  adjustment. Each  billing  thereafter,   with  the exception   of the final  billing,  shall  be for the full  amount  of the  monthly   installment   as provided   for in the Lease.

_{4.           Your  rentchecks  should  be made  payable   to'--                                                                   '}

5.            The  approximate   number  of rentable  square  feet within  the Premises   is                            rentable  square  feet.

6.              Tenant's   ProportionateShare  is                      %."Landlord":

MAGUIRE   PROPERTIES-SAN     DIEGO  TECH  CENTER,   LLC,

a Delaware   limited  liability  company

By:            MAGUIRE   MACQUARlE    OFFICE,  LLC, a Delaware   limited  liability  company,

itsSole Member

By:            MAGUIRE   MO  MANAGER,   LLC,

aDelaware   limited  liability  company, its Non-Member   Manager

By:            MAGUIRE   PROPERTIES    SERVICES,   INC., a Maryland   corporation,

its Sole Member

By:            MAGUIRE   PROPERTIES,    L.P., a Maryland   limited  partnership,

its Sole  Stockholder

By:            MAGUIRE   PROPERTIES,    INC., a Maryland   corporation,

its General  Partner

By:

Print  Name:                                                              _

[DBL:dbl/Maguire Properties - SDTC ~ YoNaturals Lcase/1064.002]            _{-1-                                                                Exhibit "B"}

^{(DBL:dbllMaguire Properties-}SDTC - YoNaturals^{Leasc/lOG4.0021}       -2-                                                                                    ^{Exhibit "B"}

EXHIBIT C WORK    LETTER

THIS   WORK    LETTER     (this  "Work    Letter")    is  attached   as  Exhibit   "c"to  that  certain   Office   Lease   dated   concurrently herewith   (the  "Lease")   by and  between   MAGUIRE     PROPERTIES-SAN       DIEGO    TECH   CENTER,    LLC,  a Delaware   limited  liability   company

("Landlord")      and  YONATURALS     INCORPORATED,       a California   corporation   ("Tenant").      This Work  Letter  sets forth  the terms,  covenants   and conditions   relating  to the construction   and  installation   of all initial  improvements,    fixtures  and equipment   to be permanently   affixed  to the Premises (the  "Tenant    Improvements").        All  capitalized   terms  used  herein  not  otherwise   defined  herein  shall  have  the  meanings   attributed   to such  terms  in the Lease.

SECTION  1

CONSTRUCTION      DRAWINGS

1.1          Filial   Space   Plan.     A  copy  of  the  final  space  plan  (and  pricing   plan)  for  all Tenant   Improvements    in the  Premises

("Final   Space  PIan")   is attached  hereto  as Schedule  "C-J ".

1.2          Landlord's      Architect    and  Engineers;     Construction      Drawings.    Landlord   may  engage   a   qualified   interior   architect ("Landlord's       Architect")      and/or   engineering    consultants    (the   "Engineers")      to  prepare   working   drawings    and  specifications     for  the   Tenant Improvements    (the  "Working     Drawings")     for the  Premises   based  upon  the  Final  Space  Plan.    The  Final  Space  Plan,  together   with  the  Working Drawings   (if any)  so prepared,  are referred  to herein  as the "Construction      Drawings".

1.3         Changes    in  the  Construction      Drawings.      No  Changes   (defined   below)  may  be  made  by  Tenant   without   the prior written   consent   of  Landlord   (in  accordance    with  Section   1.5, below);  provided,   however,   that  Landlord   may  withhold   its  consent   in its  sole  and absolute   discretion   to  any  Change   which   in  Landlord's    judgment   are  unreasonable    or  would  directly   or  indirectly   delay   Substantial    Completion (defined   below)  of the Tenant  Improvements.     Tenant  acknowledges   and  agrees  that Tenant  shall  bearthe cost  of any Changes  that  are requested   by Tenant.    "Changes"     means,  collectively,   any  changes,   modifications    or alterations   in the Construction   Drawings   or in the  Tenant  Improvements    for the Premises   contemplated   thereby.

1.4       Building    Standards.      Landlord   has established   (or  may  establish  in the future)  Building   Standards   for the components to be usedinthe construction   of the Tenant  Improvements    in the Premises  ("Building    Standards").      The  quality  of all Tenant  Improvements    shall be equal  to or of greater  quality  than  the quality  specifications    of the Building   Standards;   provided,   however  that  Landlord   may,  at Landlord's    option,

require  the  Tenant  Improvements    to comply  with  specific   Building   Standards.     Landlord   reserves   the right  to promulgate,   establish,   modify,  delete from,  and make  other  changes  to the Building   Standards  from time to time.

1.5          Landlord's      Review.    Any  approval  or consent  of Landlord   hereunder   with  respect  to any  portion  or component   of the

Construction    Drawings  or the Tenant   Improvements    shall  be granted  or withheld   on  the basis  of such  standards   as Landlord   shall  establish   in good faith  from  time  to time.   Landlord's    review  of any  matters   (including,   without   limitation,   any requested   Changes),   as set  forth  in this  Work  Letter, shall  be solely  for  the purpose  of protecting   Landlord's    interests  hereunder,   and shall  not imply  Landlord's   review  of the same,  or obligate  Landlord to review  the same,  for quality,  design,  Code  compliance   or other  like matters,   for the benefit  of Ten ant or any other  party,  and  Landlord   shall  not be responsible   for any omissions   or errors  contained   in any such  items.

SECTION 2

COST   OF  THE  TENANT    IMPROVEMENTS

2.1          Allocation    of Costs;  Allowance   Amount.

2.1.1        Landlord   shall  bear  all Tenant  Improvement   Costs  (defined  below);  provided,   however,  that  notwithstanding anything  to the contrary  in this  Work  Letter,  Tenant  shall  bear  all Tenant  Improvement    Costs  and other costs  associated   with or incurred  asa result  of any  Changes   that  are  requested   by  Tenant.    Notwithstanding    any provision   of this  Work  Letter  to the  contrary,   Landlord   shall  have  no  obligation hereunder   to make  any  payments   or disbursements,    or incur  any obligation   to make  any  payment   or disbursement    in connection   with  any  Changes that  arc requested   by Tenant  unless  and until Tenant  shall  have fully  complied  with  Section  2.2.1,  below.

2.1.2        Provided   that  no default  then  exists  and no Event  of Default  has  occurred  under  this  Lease,  in addition  to the Allowance   Amount,   Landlord   shall  provide   Tenant   with  an  allowance   in an amount   equal  to  $11,721.00   (the  "Allowance    Amount")     payable   by Landlord   to Tenant  on or  before  the  six(6)month  anniversary   of the  Commencement    Date.   The  Allowance   Amount   may  be utilized  by Tenant  in

any manner  it determines   in its sole  discretion,   and for the avoidance  of doubt,  rather  than paying  cash to Landlord   asprovided  in Section  2.2, below,

Tenant   may  elect,  by  written  notice   to Landlord,   to  apply  allor any  portion   of  the Allowance   Amount   to payment   of  amounts   that  Tenant  would

otherwise  be required  to make  in accordance   with  Section  2.2.  The right to receive  the Allowance   Amount  is personal   to the Original  Tenant.

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2.2            Payment    of Costs   Related   to Tenant   Requested    Changes.

2.2.1         Prior  to  commencement    of  performance    of  any  Change   requested   by  Tenant,   and  not  later  than  three  (3) business   days  following   Landlord's    written  request  therefor,   Tenant  shall  pay  in cash,  the full  amount   of Landlord's    reasonable   estimate   of the net increase   in  the  Tenant   Improvement    Costs   and  any  other  costs,  if any,  expected   by  Landlord   to  result  from  such  Change   ("Estimated     Change Related    Costs").     Notwithstanding    anything   in this  Work  Letter   or  the  Lease  to  the  contrary,   (i)  Landlord   shall  have  tbe  right  to discontinue    its performance    of  the  Tenant   Improvements    until  such  time  as  Tenant   complies    with  the  requirements    of  this   Section   2.2.1,   (ii)  any   delays   in Substantial   Completion   relating   in any  manner  to  My  failure  by Tenant   to  comply   with  the  requirements    of  this  Section  2.2.1  (including,   without limitation,   as  a  result   of  any  discontinuance    of  performance    under  clause   (i),  above)   shall  bc  deemed   a  Tenant   Delay  (defined   below),  and  (iii) Landlord   shall  not  be liable  toTenantfor My  additional   costs,  lost profits,  lost  economic   opportunities    or any  form  of consequential   damage  which may  result  from any such  discontinuance    by Landlord  under  this  Section  2.2.1.

2.2.2          Following   final   completion    of  the  Tenant   Improvements,     Landlord    shall   reconcile   the  actual   cost  of  all

Changes   requested   by  Tenant  (the  "Actual    Change   Related    Costs")   with  the total  of all  amounts   paid  by Tenant  to Landlord   pursuant   to Section

2.2.1,  above  ("Change    Related   Deposits").      [1'the total  Actual  Change  Related  Costs  exceeds  the  amount  of the  Change  Related  Deposits,   Tenant shall  pay  to Landlord,   in cash,  the  full  amount   of the  excess  within   three  (3)  business   days  following   Landlord's    written   request  therefor.     If the

Actual   Change   Related   Costs  arc  less  than  the  amount   of  the  Change  Related   Deposits,   then  Landlord   shall  promptly   return   the  amount   of  such excess  Change   Related  Deposits   to Tenant  (or  at Landlord's    election,   credit  such  amount   against  Tenant's    obligation   to  pay Rent  next  coming  due under  the Lease).

2.3            Selection   of the  Contractor     and   Preparation      of the  Bid  Estimates.      Landlord   shall  submit  the Approved   Working

Drawings    for  the  Premises   to  a  general   contractor   (the  "Contractor")       selected   by  Landlord,     Landlord   shall   have  the  right  to  require   that  the

Contractors   andMy  subcontractors    hired  by Landlord  be union  labor.

2.4         Tenant    Improvement      Costs.    "Tenant    Improvement      Costs"   means  only  the following:    (i) the fees  of the Architect and the Engineers,   (ii) Landlord's    customaryconstruction   management   feein an amount  equal  to ten percent  (10%)  of the total Tenant  Improvement Costs,  (iii)  fees and  costs  incurred  by, and the cost  of documents   and materials   supplied  by, Landlord   andLandlord'sconsultants   in connection   with the preparation   and  review  of the  Construction   Drawings;   (iv) the cost  of  any  Changes   in or to the base  Building   (or  Building   Systems)  when  such Changes  are required   by the Construction   Drawings;   (v) the cost  of any Changes   to the Construction   Drawings   or the Tenant  Improvements   required by  any Code;   (vi)  all  costs  of (or  relating  to)  construction   of the Tenant   Improvements,    including,   without   limitation,   testing  and  inspection   costs,

trash   removal    costs,   parking   fees,   after-hours    utilities   usage,   and   contractors'     fees  Md   general   conditions;    (vii) the   cost  of  cable   and  other telecommunications     lines  installedas part  of  theTenantImprovements    (but  specifically   excluding   any  costs  in connection   with  the  installation   of Tenant's   telephone   service  (which  shall  be separately   installed   by Tenant's   Agents  at Tenant's   sole  cost  and expense»;    and  (viii)  plan  Check, permit fees,  license  fees, Title  24fees and  use taxes.

SECTION  3

CONSTRUCTION

3.1            Permits.     Landlord   may  cause  Landlord's    Architect   and  the Engineers   to submit  the  Approved   Working   Drawings   to the  appropriate   governmental    entities  and  otherwise   apply  for  all applicable   building   and  other  permits  and  approvals   (collectively,    "Permits")     (if any) necessary   or required   for the  Contractor   to commence,   perform  and  fully  complete   the construction   of the Tenant  Improvements    (and to permit Tenant   to  legally  occupy   the  Premises).     Neither   Landlord   nor  My  Landlord   Party  shall  have  ally  obligation   or  liability   to  Tenant   if any  Permit (including,   without  limitation,   any building  permit,  certificate  of occupancy,   or equivalent)   is not timely  or otherwise   issued.

3.2          Landlord's      Retention    of  the   Contractor.       Landlordshall  independently    retain  the  Contractor    selected  pursuantto Section  2.3 to construct   the Tenant   Improvements   in accordance   with  the Approved   Working  Drawings   pursuant   to a construction   contract  form  as Landlord   shall  reasonably   determine.     Landlord   reserves  the  right  to designate   the  subcontractor   or  subcontractors    to  perform  particular   trades  (or

^{components    of)  the  Tenant   Improvements    such  as}fire/life   safety,   HV AC,  structural   and  electrical   work.    Landlord    re^serves   the  absolute   right,

without   the  need  for  consultation    with  or the  consent   of Tenant,   toterminatethe  Contractor   for  nonperformance    (as  determined   in  good  faith  by

Landlord)   and in such  caso Landlord   may select  another  general  contractor   to complete   the Tenant  Improvements.     Notwithstanding     any provision  of this  Work  Letter  to the  contrary,  Tenant  hereby  waives  all claims  against  Landlord,   and Landlord   shall  have  no  responsibility   or liability  to Tenant, on account  ofanynonperformanceor any misconduct   of any Contractor   (or allY subcontractor   thereof)  for any reason.

3.3            As-Is.

3.3.1         Tenant  shall,  subject  to the express  provisions   of the Lease  (including   this  Work  Letter),  accept  the Premisesin  its then  existing  condition  on the delivery  date,  "AS-IS",   "WITH  ALL  FAULTS",   and  except  as expressly  provided   in the Lease  (including  in this Work  Letter),  Landlord   shall have  no  duty or obligation   to improve,  or pay  for My  improvement   for, the Premises   or My  portion  thereof  (or COITect any  violation   of  any  Laws  applicable   thereto);   provided,   however,   that  Landlord   shall  cause  (i)  the  electrical   and  I-NAC   Building  Systems  to  be

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delivered   in working  condition  to the Premises   (on a "stubbed"   basis)  and(ii)  the plumbing Building Systemstobedelivered in working condition to the Buildingfloor(s)upon which the Premises are located.

3.3.2       Notwithstanding any provision of the Lease or this Work Letter tothecontrary, (i) thebase building work and BuildingSystems shall,except as expressly provided otherwisein this WorkLetter,  be provided on an "AS-IS","WITHALL FAULTS" basis, and Tenant accepts thesame in their existing condition asof the date hereof; provided, however, that Landlordshallcause theBuilding Systems serving the Premises to be in good working condition as of the Commencement Date.

SECTION  4

SUBSTANTIAL COMPLETION

4.1           Substantial  Completion.   For purposes of this Lease, "Substantial  Completion"  of thePremises sball occur upon (he substantial completion of construction of the Tenant Improvements pursuant to the Approved Working Drawings,as evidencedby a "signoff   on the building permitcard by an inspector of the applicable governmental authority (typically the city in which theBuildingislocated) and as otherwise determined byLandlord's Architect, with the exception of any punch list items and any tenant fixtures, work-stations, built-in furniture, or equipment to be installed byTenant or under the supervision of Contractor.

4.2         Assignmcnt  of Warranties.    Effectiveupon completion of the Tenant Improvements, Landlordshall assign to Tenant all warrantiesandguaranties byContractor relating to the Tenant Improvements, and Tenant shallwaive(and herebywaives)all claims against Landlord relating to, or arising outof the constructionof, the Tenant Improvements.

4.3         Delays.

4.3.1       Tenant  Delays.  A "Tenant  Delay" means any delay asadirect, indirect, partial, or total result ofany act oromission of Tenant or any of Tenant's Agents, including, without limitation, any of the following:  (a) Tenant's failure totimelyapprove any matter requiring Tenant'sapproval hereunder; (b) any breach by Tenant of the provisions of this Work LetteroroftheLease; (c) any Changesrequested by Tenant;  (d)  any requirement of  Tenant  for  materials, components, finishes or  improvements whieh  are  not available  withina  commercially reasonable period, or which are different from, or not included in, the Building Standards; (e) changes to theBaseBuilding and/or Building Systems required by the Final Spaee Plan, the Approved Working Drawings(or any  Changes);(f)  any failureto pay in cashin full any portion of any Estimated  Change  Related Costs  in accordance  with  Section 2.2.1  within the time periods  specified  in  Section 2.2.1;  (g)  any unreasonable interferenceby Tenant or any of Tenant's  Agents with the performance of the Tenant Improvements; or (h)anyothereventspecified in this Work Letter to be aTenant Delay.

4.3.2       Force Majeure  Delays.   A "Force  Majeure  Delay" means any: (i)actual delay attributable to any strike, lockout or other labor or industrial disturbance (whether or not onthepart of the employees of either partyhereto) otherthananysuch disturbance causedby or related to any default or activities of Tenant or any Tenant's Agents (if claimed by Tenant)orof Landlordor any ofLandlord's agents, employees or contractors(if claimed by Landlord), (ii)actual delay caused by any civil disturbance,actofthepublicenemy, war, terrorism,riot, sabotage,blockade, orembargo, (iii) actual delay attributable to lightning, earthquake, fire, storm,hurricane, tornado, flood,washout or explosion, or (iv) actual delay caused by governmental delay in the issuance of the Permits not due to the fault or negligenceofTenantorany Tenant'sAgents (if claimed byTenant)or gross negligence or willful misconduct of Landlord (if claimed by Landlord), or (v) any delaydue to anyother similar cause beyond  the  reasonable  control  of the  party  from  whom  performance  is required,  and  beyondthe  reasonable  control  of  its contractors  and representatives (including, without limitation, in the case of Tenant, the Tenant's Agents).  Notwithstandinganyprovisionof this Work Lettertothe contrary, in the event that any party claims that it has suffered a Force Majeure Delay, such partyshall, as a condition of the effectiveness of such Force Majeure Delay, within three(3)days of discovery of the source of such delay, notify the other partyhereto in writingof the existence ofsuch Force Majeure Delay, the nature of the steps being taken by such party to minimize such delay andthe probableestimated duration ofsuch Force Majeure Delay.

4.4          Time  Deadlines.    Tenant  shall use  its best, good faith, efforts  and all duediligence tocooperate with Landlord, Landlord's  Architect and the Contractor to complete all phasesof the Construction Drawings and the permitting process and to receive the Permits, and to achieveSubstantial Completion as soon as possible,and,illthat regard, shall meet with Landlordona scheduled basisto be determined by Landlord, to discussLandlord's progress in connection with thesame.

SECTIONS

GENERAL  PROVISIONS

5.1          Tenant's  Entry  into the Premises  Prior  to Substantial  Completion.   Providedthat Tenantand Tenant'sAgentsdo not interfere in any respect with Contractor's work (or performance of the Tenant Improvements) inthe Buildingand the Premises,Landlordshall allow Tenant reasonable access to the Premises prior to the Substantial Completion for the purpose ofTenant installing over standard equipment or fixtures (including Tenant's data and telephone equipment).  Not less than five (5) business days prior to Tenant'sentry aspermitted by the terms of this Section5,),  Tenant shall submit a schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and purposeof

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Tenant's   entry  and the particular   Tenant's   Agents   involved,  and  a copy  of any governmental    permits  andapprovals   required   inconnection   therewith. Tenant  shall  indemnify,   protect,  defend  and hold  Landlord  harmless   frOI11 and  against  any Claims,  Damages   andCosts  resulting   in any  way from anysuch  entry.

5.2            Representatives.        Tenant  has  designated   Mike  Stubbs  as its sole  representative   with  respect   to the  matters  setforth  in this  Work  Letter,  who,  until  further  notice  to Landlord,   shall  have  full  authority   and  responsibility    to act  on behalf  of theTenant   asrequired   inthisWork  Letter.   Landlord  hasdesignated   Amy  Lane  asits sole  representative    with  respect  to the matters  set forth  in this  Work  Letter  who,  until  further notice  to Tenant,  shall have  full authority  and responsibility   to act on behalf  of theLandlord  as required  in thisWork  Letter.

5.3            Tenant's     Agents   and   Construction     Matters.      All  consultants,    subcontractors,    laborers,   materialmen,    and  suppliers retained  directly  by Tenant  (collectively,    "Tenants'     Agents")    shall conduct   their  activities   in and around  the Premises,   Building   and  theProject   inaharmonious   relationship   with  all other  subcontractors,    laborers,  materialmen    and  suppliers   atthe Premises,   Building   and  Project   and,  if required  by Landlord,   all subcontractors,    laborers,  materialmen,    and suppliers   retained  directly   by Tenant  shall  all be union  labor  in compliance   with  the master labor  agreements   existing  between   trade  unions  and  theSouthern  California   Chapter   of the Associated   General  Contractors   ofAmerica.    Subject  totheprovisions   of this Work  Letter,  Tenant  shall  (a) timely  pay  in full all charges  ofeach  Tenant's   Agents,  (b)on demand  from  Landlord,   eliminate  ofrecord  and satisfy  in full  all mechanics   liens,  stop  notices  as similar  liens orencumbrances    on theBuilding  asserted  or filed  by any   Tenant's   Agent,(c)  prior  to any  entry  into  the  Building   by Tenant   or  any  Tenant's   Agent,   evidence,   in form  satisfactory   toLandlord,   compliance    infull  with  the insurance  requirements   set forth  in Schedule  "C-2"   attached  hereto,  and  (d) indemnify,   defend,  protect  and hold Landlord  harmless   from  anyClaims, Damages   and  Costs  asserted   against   or  incurred   by  Landlord   in connection   with  any  act  or  omission   of  any Tenant's   Agent   or  in connection   with Tenant's   non-payment    of any  amount   arising  out  of the design  or construction   of the Tenant  Improvements.     Tenant  shall  comply   infull (and  shallcause  each  of its Tenant's   Agents  to comply  in full)  with such construction   rulesand  regulations   asLandlord  shall  adopt  from timetotime.

5.4            Time   of the  Essence   in This  Work   Letter.     Unless  otherwise   indicated,   all references   herein  toa "number   of days"shall  mean  and  refer  to  calendar   days.    In  all  instances   where  Tenant  isrequired   to  approve   or deliver  an  item,  if no  written   notice  of  approval   is given  or the  item  is not  delivered   within  the  stated  time  period,  at Landlord's    sole  option,  at theend  of such  period  the  item  shall  automatically    bedeemed   approved   or  delivered   by Tenant  and  the  next  succeeding   time  period   shall  commence.     Except  where  specific   time  periods   are specified herein,  all  references   to a "reasonable    period"   contained   in this  Work  Letter   shall  mean  a reasonable    amount  of  time  to respond   totherequest   or submission   in question,   taking  into  consideration    all of  the  circumstances    reasonably   related   to the  amount  of  time  required,   assuming   reasonablediligence;  provided,  however,   in no  case shall  such period  ever  be less than  five(5) business  days.

5.5            Cleaning.      Upon  commencement    of the  Lease,   immediately    prior  to  Tenant's    move  into  the  Premises,   the  Premises shall  be customarily   cleaned  by Landlord   inconformance   with  Landlord's   then  effective  janitorial   specifications.     The  costs  ofthecleaning  providedby Landlord  pursuant  tothis Section  5.5 shall notbededucted  from theAllowance   Amount.

5.6            Tenant's    Lease  Default.    Notwithstanding    any provision   to the contrary  contained   inthisLease,  ifanEvent  ofDefaultas  described   in Section   16.1 of  the  Lease,  or  a default   by Tenant   under  this  Work  Letter,   has  occurred   at  any  time  on  or  before  the  SubstantialCompletion,   then  (i) in addition   to all other  rights  and remedies  granted  to Landlord  pursuant   to the Lease,  Landlord  shall  have  theright  to withhold payment   of  all  or  any  portion   of  the  Tenant   Improvement    Costs  and/or   Landlord    may  cause   Contractor   to  cease  the  construction    of  the  TenantImprovements    in question   (in  which  case,  Tenant   shall  beresponsible   for  any  delay  in or  increase   inthecost  of the  Substantial   Completion   of the Tenant   Improvements    caused   by  such  work   stoppage),    and  (ii)  all  other   obligations    of  Landlord   under   the  terms   of  this   Work  Letter   shall  besuspended   until suchtime  as such  default  is cured  pursuant  to theterms  oftheLease.

[OBL:dbllMaguire   Properties - SOTC-YoNaturalsWorkLetter/lOG4.002]                                                                   EXHIBITC - Page4

SCHEDULE  "C-2" INSURANCE  REQUIREMENTS

1.            General    Coverages.      All  of  Tenant's   Agents   shall  carry  worker's    compensation    insurance   covering   all  of  their respective   employees,   and  shall  also  carry  public   liability   insurance,   including   property   damage,   all  with  limits,   in  form  and  with companies   as are required  to be carried  by Tenant  as set forth in Article  11of the Lease.

2.             Special   Coverages.      The  Tenant   Improvements    shall  be  insured   by  Tenant  pursuant   to  Article   11 of  the  Lease immediately    upon  completion   thereof.    All  of Tenant's    Agents   shall  carry  excess   liability  and  Products   and  Completed   Operation Coverage   insurance,   each  in  amounts   not  less  than  $1,000,000   per  incident,   $2,000,000   in  aggregate,   primary   automobile    liability insurance  with  limits  of not less than $1,000,000   per occurrence,   and workers'   compensation   as required  by law, and  in form and with companies   as are required  to be carried  by Tenant  as set forth  in Article  J  1of the Lease.

3.           General   Terms.     Certificates   for all  insurance   carried  pursuant  to this  Schedule  C-2  shall  be delivered   to Landlord before  any  entry  into  the Project  by Tenant  or any Tenant's   Agent.   All  such policies   of insurance  must  contain  a provision   that  the company   writing  said  policy  will give  Landlord   thirty  (30)  days  prior  written  notice  ofany cancellation   or lapse  of the effective  date or any reduction   in the  amounts  of such  insurance.    In the  event  that the Tenant  Improvements    are damaged  by any  cause  during  the course  of the construction   thereof,  Tenant  shall  immediately   rep au' the same  at Tenant's   sole cost and expense.    Tenant's   Agents  shall maintain   all  of  the  foregoing   insurance   coverage   in  force  until  the  Tenant   Improvements    are  fully   completed   and  accepted   by

Landlord.     All policies   carried  under  this  Schedule  C-2  shall  insure  Landlord   and  Tenant,  as their  interests   may  appear,   as  well  as

Contractor    and  Tenant's   Agents.     All  insurance,   except   Workers'    Compensation,    maintained    by  Tenant's    Agents   shall  preclude subrogation   claims   by the  insurer  against   anyone  insured  thereunder.     Such  insurance   shall  provide   that  it is primary   insurance   as respects  the Landlord  and that  any other  insurance   maintained   by Landlord  is excess  and noncontributing    with  the  inSUl'311Creequired hereunder.     The  requirements    of the  foregoing   insurance   shall  not  derogate  from  the  provisions   for  indemnification    ofLandlord   by Tenant  contained   inthis Work  Letter.

[DBL:dbI/MaguireProperties-SDTC -YoNaluralsWork Letter/1064.002)                                                                     EXHIBIT   C-Page 2

EXHIBITD

RULESANDREGULATIONS

Tenant shall faithfully observe and comply with the following Rules and Regulations (including,but not limited to the General Rules, the Parking Rules and the Rules of the Site (Contractor's  Work)).  Landlord shall not be responsible to Tenantfor the nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any othertenants or occupants of the Project.

Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations, or to make such other and further reasonable Rules and Regulations as in Landlord's judgment may from time to timebenecessary forthemanagement,safety, care and cleanliness of the Premises and the Project, and for thepreservation of good order therein,as well as forthe convenience of other occupants and tenants therein.   Landlord may waive anyone   or more of these Rules and Regulations for the benefitof any particular tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any othertenant, nor prevent Landlord from thereafter enforcingany such Rules or Regulations against any or all tenants of the Project.  Tenant shall bedeemed to have read these Rules and Regulations and to have agreed to abide by them as a conditionofits occupancy of the Premises.  In the case of any conflict between theseRules and Regulations and theLease, the Leaseshall control.

I.       GENERAL RULES

I.             The sidewalks, driveways, entrances, passages, courts, elevators, vestibules, stairways, corridors or halls shall not be obstructed or used for any purpose other than ingress and egress.

2.            No awnings or other projection shall be attached to the outside walls of the Projectwithout Landlord's prior written consent.

3.

The sashes, sash doors, skylights, windows and doors that reflect or admit light and air into the halls, passageways or other publicplaces in the  Project  shall not  becovered or obstructed,  norshall any bottles,  parcels  or other  articles be placed  011   the windowsills.  If Tenant desires window curtains, the same must beofsuch uniformshape, color, material and makeasmaybe prescribed by Landlord.  Neither the interior nor the exterior of any windows shall be coated or otherwise sunscreened without Landlord's prior written consent.

4.            No sign, advertisement or noticeshall be exhibited, painted or affixed byTenant onany part of, orso as to beseen from the outside of, itsPremises or the  Project without Landlord's  prior written consent.   In theeventofTenant's  violation of the foregoing, Landlord may remove thesame without any liability and may charge the expenseincurred insuch removal to Tenant.All signs whether on doors, directory tablets or elsewhere, shall be inscribed, painted or affixed forTenant by Landlord at the expense of Tenant, and shall be of a size, color and style acceptable to Landlord.

5.

The bulletin board or directory of the Project will be providedexclusively forthedisplayofthe nameand location of Tenant only;and Landlord reserves the righttoexclude any other namestherefrom,andeachand everynamein addition to the name of Tenant placed uponsuch bulletin board or directory, shall besubject to Landlord's  prior writtenconsent (andif approved byLandlord, all coststherefor shall be paid by Tenants).  Any such listings or representations, once installed,shall besubject to relocation or removal upon Landlord's written request for any reason (exceptthat any such relocationsor removals atLandlord's request, unless such request is based upon Tenant's breach of the Lease,of which theseRules and Regulations areapart, shall be paid for by Landlord), and Tenantshall pay for the removal of anysuch listings or representationsupon its departure from itsPremises.

6.            All doors opening onto public corridors shall be kept closed, except when being usedfor ingress andegress.

7,

Tenant shall not mark,paint, drill or bore into, cut or string wiresin, lay linoleum or otherfloor coverings, in,or in anyway deface any part ofits Premises or the Project, except with Landlord'sprior writtenconsent and asLandlord may direct.

8.

All keys shall be obtained from Landlord.  No additional locks or bolts of any kind shall be placed upon any of the doorsor windows by Tenant, nor  shall any changes be made in existing  locks orthe  mechanisms thereof.   Tenant  must, upon  the termination of its tenancy, give to Landlord all keys pertaining to the Premises and the Project, andinthe event ofthe loss of anykeys so furnished, Tenant shall pay Landlord the cost of replacing same or changingthelock or locks opened by such lostkey(s)if Landlord shall deem it necessary tomakesuchchange.

9.            No window or other air conditioningor heatingunitsor other similar apparatusshall beinstalled or used byTenant without

Landlord's prior written consent.

10.

Thewater and wash closets and other plumbing fixturesshall not be used for any purposeother than those for which theywereconstructed and no sweepings,rubbish, rags or other substances shall be throwntherein.  All damages resultingfrom any misuse of thefixtures byTenant or its servants, employees, agents, visitorsor licensees shall beborne byTenant.

[DBL:dbllMaguire Properties-SDTC - YoNaturalsLease!l 064.002]               _{-1-                                                                     Exhibit"D"}

11.

All  removals   from,  or carrying   in or  out of, the Project   of any  safes,  freight,  furniture,   heavy  or bulky  matter  ofany  description, must  take place  only  prior  to 7:00A.M.  and/or  after  5:30  P.M.  of  daysother  than  Saturdays,   Sundays  and  holidays  (no  movingbeing  permitted   on Saturdays,   Sundays  or holidays   without  special  permission)   and mustbemade  upon  previous  written  notice  to Landlord   and  under  its supervision,   and the persons  employed   by Tenant  for such  work  must  be acceptable   toLandlord.    Tenant shall  be responsible   for  any  damage   to the Premises   from  any  such  activity.    Landlord   reserves  the  right  to  inspect   allsafes  or other  heavy  or bulky  equipment   or articles  to be brought  into the Project  and ��toexclude   fromtheProject  all suchheavy  or bulkyequipment   or  articles,  the  weight   of  which  may  exceed  the  floor  load  for  which  theProject   is designed,   or  such  equipment   or articles  as may  violate  any  of theprovisions   of  theLease  of which  these  Rules  and  Regulations   are apart.   Tenant   shall  not useany  machinery   or  other  bulky  articles   in the  Premises,   even  though   itsinstallation   may  have  been  permitted,   which  may  causeanynoise,  or jar,  or tremor  to thefloors  or walks,  orwhich  byits weight  might  cause  injury  to thefloor  of the Project.

12.

Neither   Tenant   nor  its servants,   employees,   agents,  visitors  or  licensees   shall  at  any  time  bring  orkeep  upon  thePremises   anyflammable,   combustible    or explosive   fluid,  chemical   or  substance,   except  for a reasonable   quantity   of such  material   reasonablynecessary  for the conduct  of Ten ant's  business.

13.            Tenant's   Premises  shall  not be used  for manufacturing   or for the storage  of merchandise   except  as such  storage  may beincidentaltothe permitted   useof such  Premises.    Tenant  shall  not,  without  Landlord's    prior  written  consent,  occupy  or permit  any portion of  its Premises   to be occupied   or used  for  the manufacture    or sale  of  liquor  ortobacco   in any form,  or as  abarber   or manicureshop,  or as an employment   bureau.   The  Premises  shall  not be used  for lodging  orsleeping  or foranyimmoral  orillegal  purposes.

14.            Tenant   shall  not  make,  or  permit   to bemade,  any  unseemly   or  disturbing   noises,   ordisturb   or  interfere   with  occupants   of  the Project   or  neighboring    buildings   or  premises    or  those   having   business   with  it  by  the  use  of  any  musical   instrument,    radio, phonographs   or unusual  noise,  or in any other  way.   Neither   Tenant  nor  its servants,  employees,   agents,  visitors  or licensees   shall throw  anything  out of doors,  windows  or skylights  or down  the passageways.

15.            No  bicycles,   vehicles  or animals  of any  kind  shall  bebrought  into  orkept  in orabout  Tenant's   Premises   and  nocooking  shall  be done  or permitted   byTenant  initsPremises,   except  that the preparation   ofcoffee,  tea, hotchocolate  andsimilar  items  forTenant, itsemployees   and visitors  shallbepermitted  provided   such  activities   do not  otherwise  violate  theLease  of which  these  Rules  and Regulations   arc part.   Tenant  shall  not cause  or permit  any  unusual  or objectionable   odors  to be produced   inor emanate  from  its Premises.

16.          There shall not beusedinany space,orin the publichallsof the building, anyhand trucks except those equipped withrubbertires and sideguards.

17.          [Intentionally Omitted].

18.          No personshallbe employedby Tenanttodojanitorial, maintenance, construction orsimilarworkinany part of saidProject without Landlord'spriorwrittenconsent.  Anypersonemployed byTenant todo janitorial,maintenanceor similar work withLandlord's  consentshall,whileintheProject,be subject toandunder the controlanddirectionof Landlordorits agent or representative(but not as anagentor servant of Landlord)and Tenantshall be responsibleforall acts of such persons.

19.          Landlord shall havetheright to prohibit any advertisingby Tenantwhich, in Landlord's opinion,tends to impair the reputationofthe  Project  or itsdesirability as  anoffice  building, and  upon  written notice  from Landlord, Tenant  shall  refrain  fromor discontinuesuchadvertising.

20.           Canvassing,solicitingand peddlingin the Projectareprohibitedand Tenant shallcooperateto preventsame.

21.           Landlord reservestherighttocontrol accesstothe Project byall personsafter reasonablehours of generallyrecognizedbusiness daysand atall hours onSundays andlegal holidays.  Tenantshallbe responsiblefor all personsfor whom itrequests after hoursaccess andshallbe liabletoLandlordforallactsof such persons.  Landlord assumes noresponsibility and shall not beliablefor any damage resultingfrom theadmissionofanyunauthorized person totheProject.

22.          Landlord reservestheright toexcludeorexpelfrom the Project anyperson who, inthejudgment ofLandlord,isintoxicated or underthe influence ofliquoror drugs, orwho shall inanymanner do anyactinviolationofthe Rules and Regulations of theProject.

23.           Itisunderstoodandagreed betweenLandlord andTenant that noassent or consent to anywaiverof any part hereof by Landlord in spirit or lettershall bedeemed or takenasmade except if sameisdoneinwriting andattachedtoorendorsed hereonbyLandlord.  Anysuch waiver shall notconstitute awaiver of anyotherrule or regulationoranysubsequentapplication thereofto Tenant.

[DBL:dbllMaguirc Properties - SDTC-YnNaturals Lease/1064.002]               _{-2-                                                                               Exhibit"D"}

(

24.

Landlord   reserves   the  right  at  any  time  to change   or rescind   anyone    of  more  ofthese  Rules  and  Regulations,   orto make  such other  and  further   reasonable    Rules   and  Regulations    as  in Landlord's    judgment    may  from  time  to  time  be  necessary   for  the management,   safety,  care  and  cleanliness   of the  Premises   and  Project,  and  forthepreservation   ofgood  order  therein,  aswell  as for the  convenience   of other  occupants   and tenants   therein.    Landlord   shall  not beresponsible   toTenant  herein  or to any  other

person  for the nonobservance    of the Rules  and  Regulations   by any  other  tenant  orother  person.   Tenant  shall  be deemed  tohave read  these  Rules  and Regulations   and to have  agreed  to abide  by them  as a condition  ofits occupancy   of the Premises.

25.

Tenant  shall  notsuffer  or permit  smoking  or carrying  of lighted  cigars  or cigarettes   inareas  reasonably   designated   by Landlord  or byapplicable   governmental   agencies  as nonsmoking   areas.

26.          Tenant   shall  comply   with   allsafety,   fire   protection    and  evacuation    regulations    established    by  Landlord   or  any  applicablegovernmental   agency.

27.           Tenant  assumes  all risks  from  theft  or vandalism   and agrees  to keep  thePremises  locked  as may be required.

n.       PARKING    RULES.

The following   parking  rules  and regulations   ("Parking  Rules")   shall  beineffect  at the Project.

1.              Parking   areas shall  be used  only for parking  vehicles  ))0larger  than  fullsize,  passenger  automobiles   herein  called  "Permitted   Size

Vehicles."    Vehicles  other  than  Permitted   Size Vehicles  are herein  referred  toas"Oversized   Vehicles."

2.

Tenant   shall  not  permit   or  allow   any  vehicles   that  belong   to  or  are  controlled   by  Tenant   or  Tenant's    employees,    suppliers,shippers,   customers,   or  invitees   to  be  loaded,  unloaded,   or  parked   ill areas  other  than  those  designated   by  Landlordfor  such activities.

3.            Parking   stickers,   access   cards   or  identification    devices   shall  be  the  property   of  Landlord   and  be  returned   to  Landlord   bythe holder   thereof   upon  termination    of  the  holder's    parking   privileges.   Tenant  shall  pay  to  Landlord   refundable   deposits   011  such devices   as reasonably    established   by  Landlord   from  lime  to  time.    Tenant   will  pay  such  replacement    charge  as  isreasonablyestablished   by Landlord  for the loss ofsuch  devices.

4.            Landlord  reserves  the right  to refuse  the sale  of monthly  identificationdevices  and/or  parking  access  cards  toany  person  orentitythat willfully  refuses  to comply  with  the applicable   rules,  regulations,   laws  and/or  agreements.

5.            Landlord   reserves   the  right  to relocate   all or  apart  of the  parking   spaces  on the  Property   from  one  location  on  the  Property   to another   and/or  to  reasonably    adjacent   offsitelocation(s),   and  to reasonably   allocate   them  between   compact   and  standard   sizespaces,  so long asthe same  complies  with  applicable   laws, ordinances   and regulations.

6.              Users  of the parking  area  will obey  all posted  signs and park  only in the areas designated   forvehicle  parking.

7.

Unless  otherwise   instructed,   every  person  using  the parking  area  isrequired   topark  and  lockhis own  vehicle.    Landlord   will  notberesponsible   or  liable  to Tenant,  its visitors  or employees   forany  damage  tovehicles,   injuryto persons  or  loss  ofproperty,  all ofwhich  risks  areassumed   by theparty  using  the parking  area.

8.            Parking   validation,   if  established,    will  be  permissibleonly  by  such  method   or  methods   as  Landlord    and/or   its  licensee  may establish  atrates  generally  applicable.

9.              The  Parking  Facilities   shall  be used  only  for parking  vehicles.    The  maintenance,   washing,   waxing  orcleaning  of vehicles  inthe parking  structure   or common   areas  of the Project   isprohibited.     Tenant  shall  have  noright  to install  any  fixtures,  equipment   or personal  property  (other  than  vehicles)  in the Parking  Facilities,   nor shall  Tenant  make  any alteration   totheParking  Facilities.

10.          Tenant   shall  be  responsible    for  seeing  that  all  of  its  employees,   agents   and  invitees   comply   with  all  applicable   parking   rules,regulations,   lawsand agreements.

11.          Such  parking  use as is herein  provided   is intended  only as a license  and  no bailment  isintended  or shall  be created  hereby.

12.          Inno  event  shall  Tenant   or  its  employees   park  in reserved   spaces   leased  to  other  tenants   or  in stalls  within   designated   visitor parking   zones.     Tenant   shall   comply   with  Landlord's    Parking   Rules   in  its  use  (and  in  the  use  of  its  visitors,   patrons   andemployees)   oftheParking  Facilities.

[DBL:dbl/Maguire Properties -SDTC-YoNaturalsLeasell 064.002]               _{-3-                                                                               Exhibit "D"}

13.            Tenant  shall,  upon  request  of Landlord   from  lime  to time,  furnish  Landlord   with  a list ofits employees'    names  and  of Tenant's and  its employees'    vehicle   license  numbers.    Tenant  agrees  to notify  its employees   and  visitors  with  these  Parking  Rules  as the same  are modified   from  time  to time,  and assumes  responsibility    for compliance   by its employees   and  visitors  with these  Parking Rules  as the  same  are modified   from  time  to time,  and  shall  be liable  to Landlord   for all unpaid  parking  charges  incurred   by its employees.    Tenant  authorizes   Landlord   to tow away  from  the Building  and/or  Parking  Facilities   any vehicle  belonging   to Tenant or  its employees    or  visitors   parked   in  violation   of  these  Parking   Rules,   and/or  to  attach  violation   stickers   or  notices   to  those vehicles.

14.            Persons   using  the Parking   Facilities   shall  observe   all directional   signs  and  arrows  and  anyposted  speed  limits.  Unless  otherwise posted,   in no  event  shall  the  speed  limit  of five  (5)  miles  per  hour  be  exceeded.     All  vehicles   shall  beparked  entirely   within painted  stalls,  and  no vehicles   shall  be parked  in areas  which  are posted  or marked  as "no  parking"   or on ramps,  driveways   and aisles.   Only  one  (1) vehicle  may  be parked  in a parking  space.   In no event  shall  Tenant  interfere   with  the uscand enjoyment   of the Parking   Facilities   by other  tenants  of the Building  or their  employees   or invitees.

15.            Should  any parking  spaces  be allotted  by Landlord  or Tenant,  either  on a reserved   or unreserved   basis,  Tenant  shall  not  assign  orsublet   any  of  those  spaces,   either  voluntarily   or  by  operation   of  law,  without   the  prior  written  consent   of  Landlord,   except   in connection   with  an authorized   assignment   of this  Lease  or subletting   of the Premises.

16.          Landlord reserves the right to modify these rules and regulations and to adopt such other reasonable and non-discriminatory rules and regulations as it may from time to time deem necessary for the proper operation andsafety ofthe parking area.  Tenant agrees to abide by these and such other rules and regulations.

III.          RULES  OF THE SITE (CONTRACTOR'S WORK).

The following rules and regulations shall apply to any work performed at the Project by or under the direction ofTenant or any other Tenant  Party.   Before commencement  of any such work, Tenant  shall deliver to  Landlord a copy of  these Rules  of the  Site (Contractor's Work) executed by the contractor(s) performing such work.

I.             The  following Rules  of the  Site for Contractor's  work  ("Rules  of the  Site")  shall governthe operation of Contractor and Contractor's subcontractors.  The terms "Owner" and "Owner's Representative" are the same forpurposes of this document (and where used, refer to the Landlord).

2.             Within a reasonable time prior to the start of anyone-site  work, delivery of materials, equipment, or personnel, Contractor will submit to Owner the following:

A-           A complete set of drawings approved by Owner and subsequently by the City of Irvine. B-            A fully executed Indemnity Agreement (To Be Provided by Owner Upon Request).

C-            Certificate of Insurance ill a form approved by Owner executed by insurance companies acceptable to Owner. D-           A fully executed Notification-Rules for Contractors (To Be Provided by Owner Upon Request).

E-            A job  schedule of the work to be accomplished, detailed by trade.

F-            A complete list of all proposed Subcontractors and suppliers.  Owner must approve all contractors and subcontractors before commencement of their work.

G-           The name and phone number (including emergency phone numbers) of personnel who areauthorized to represent the

Contractor.

3.            No revisions or changes of any kind may be made to the construction plans without prior written consent of the Owner.  Any proposed revisions or changes must be submitted to Owner in the form of a change order, for Owner'sreview and approval prior to commencement of such changes.  Revisions or changes altering the floor plan, base building systems, or building operations must be submitted, in writing, to the Owner for review and approval prior to commencement of work.

4.            All of Contractor's work must be scheduled so that it in no way conflicts with, interferes with, or impedes the quiet and peaceful enjoyment of other tenants, or the progress of Owner's work or operations.  Any work that is in conflict will be rescheduled by the Contractor to such time as approved by Owner. Additionally, Owner shall have no liability for any costs or expenses incurred by Contractor (or Tenant) in connection with such rescheduling.

[DBL:dbIlMaguire    Properties -SDre -  Yoblaturals  Lease/l 064.002]               _{-4-                                                                               Exhibit "D"}

5.              Contractor    and  subcontractors     shall  employ   persons   and  means   for  the  orderly   progress   of  the  work  without   interruption   on account   of  strikes,   work  stoppages   or  similar   causes   of  delay.     Additionally,    Owner   shall  have  no  liability   for  any  costs   or expenses   incurred  by Contractor   (orTenant)  in connection   withsuch  delays.

6.           Materials and tool storage will be limited to the areas for whichaccess has beengranted.

7.             Clean-upand rubbish removalshall beprovided by theContractorat Contractor's  expense.  Contractor must removedailyallrubbish, surplusandwaste material resultingfromthe performanceofhiswork.   Atthe request ofOwner, Contractor shall relocateany materialscausing anobstructionasdirected byOwner. Contractor willnot be allowed to placeadumpster on site ona continuousbasisduring construction.

Important note:  The placement and location of rubbish dumpstersand bins must be approved in advance by Owner.

8.

In general, Owner will interface withContractor to the extentnecessary for workto be completed within thcguidelinesof project specifications and for the enforcement of building rules and regulations.

9.            Contractorwill make arrangementsforunloading,trash removal and hoisting afternormalworking hoursdue to the localcitynoise ordinance.  (No such activity will beallowed between thehours of10:00 p.m.to7:00a.m.)  Atno time will theContractor be given exclusivereserved useofthefreight elevator unless applied for by Contractor and approved byOwner.  Contractor maybe afforded access to loading dockspaceand hoisting facilitiesfor limited use atsuchtime duringnormal workinghoursas is prearranged with Owner.

10.

Contractor will beafforded unloading areas as prearrangedwith Owner.  All materialsunloaded atthese  areas will bemoved toan areaofuseimmediately andshall notbestored or used in a waywhich adverselyimpactsuse of the Building.

11.          Contractor  (and Tenant)  will  be responsible  for  the  security  of its own  materials,  equipment  and  work, and  that  of  his subcontractors. Contractor will also be responsible for damagecaused by Contractor or its subcontractors to theProject, Building and/or tenant areas, including, but not limited to the loading dockand indoor andoutdoor public areas, freightelevators,etc.  Anysuch damageswill be promptly repaired to the Owner's satisfaction at sale costofContractor.

12.

Contractor will comply withall applicablecodes, laws and regulations pertainingto the work ofContractor, including allsafetyand health regulations.  The Contractor shall supply theOwnerwith a MasterList of all HazardousMaterials and their MaterialSafety Data Sheets (MSDS)upon deliveryto the jobsite.  Adiscussionwillthenensue pertainingtothe safestorage,handlingand use ofthesematerials, as wellasthe Contractor's emergencypreparednessplan forhandlingthe containmentand clean-up of potential HazardousMaterialspills.

13.          Contractor will notengage  in any labor practicethat may delayor otherwise impact the work ofOwneror any othercontractor.

14.

No base building systems will beturnedoff or disengaged by Contractoror anysubcontractorwithoutpriorwritten approval andsupervisionby arepresentativeof Owner.  Saidsystems includebut arenot limitedto sprinklers, electrical circuits, air-handlingunits, smokeheadsand water supply.  Buildingelectrical power shut-downsare allowed onSaturdays between  10:00p.m.and

5:00a.m. only. A request forapprovalshall bemadeto the BuildingManagerat leastten(10) days inadvance.

15.          Doorsto all workareas,including stairwellsand mechanical andelectrical closets, will remain closedatall time.  Propping doorsopen is expresslyprohibited.

16.

All Contractor and subcontractor personnel,materials, toolsandequipment are toenter andexit theBuildingthrough the serviceelevator only.  Owner may atany timeinitiateacheck in/checkout system, ora badge system, forall people andmaterial intheBuilding andtheContractor willagree to cooperatewithany suchsystem.

17.            Before orderingmaterialor doing work whichisdependent uponpropersize or installation, the Contractorshall fieldverify all dimensions foraccessibilitywith building conditions,andshall be responsible for same.

18.          Contractorshall notpermitted anyidentifying signage or advertising within the Projector Building.

19.          During construction,Contractorshall maintainsupervisory personnel on the site atalltimes.   Suchpersonnelshall be fully authorized tocoordinate,respondforand authorizeContractor'swork as necessary to enable all worktoproceedinatimely andwell-ordered fashion.  ShouldContractorperformworkwhichwould cause or require Owner to provide personnelto be present or otherwiseperformany work,Contractor shall reimburse Ownerfor the expense of such personnel.

_{20.          Contr}a_ctors_ha_{ll b}e_respo_{nsible f}o_rt_he_pro_tect_ionof_its_wor_{k an}d t_he a_rea_adjace_{nt to hi}s_wo_rk.

[DBL:dbllMaguireProperties - SDTC-YoNaturalsLease/1064.002]               _{-5-                                                                               Exhibit"D"}

{

21.            Contractor    will  ensure   that  all  stairwells,   mechanical   rooms,   electrical   and  telephone   closets,   etc.  accessed   by  Contractor    orsubcontractors    in conjunction   with Contractor's    work, will  be cleaned  and free of debris  nightly.

22.            Public   areas  adjacent   to  premises   where  Contractor's    work  is  being  performed   shall  remain  free  of  debris  and  materials   at  all times.

23.            Contractor   shall  be responsible   for  all  hisactions  on site  aswell  as those  of its subcontractors    and  shall  indemnify,   defend  and hold  harmless   the  Owner   and  the  other  Owner  Parties   from  ad  against   any  and  all  claims,   losses,  or  damages,   threatened   or incurred,  arising  from the actions  or omissions   of Contractor   or its subcontractors.

24.          If keys  are required   by contractors,   they  must  be checked  out  from  the Property   Management   Office.   No  key  will  bedistributed if proper  identification   is not provided.

25.            No  cutting  or patching   of Owner's   premises   or installations,   or  those  of any  Building   occupant,shall  be permitted   without  prior written   consent   of Owner.    Request   for permission   to do cutting   shall  include  explicit   details  and  description   of work  and  shall not  under  any  circumstances    diminish   the  structural   integrity   ofthe  Building   components    orsystems.    The  work  is to be  done only  with  the  explicit  written  permission    oftheBuilding   Manager   and  on an"Off-Hours"   basis.   Such  work  is to  be done  only under   the  direct  supervision    of  a competent   member   of  the  Contractor    staff.    Ally  such  area  is  to  bepromptly   repaired   and returned  to a fully functioning,   complete,   and clean  condition.

26.

Allwork  is to be done  to  aminimumstandard   of  quality  asrequired   by the  Base  Building   Drawings   and  Specifications    (to  be made  available  by Owner  upon  request).    Itis the responsibility    of the Contractor   to be fullyknowledgeable    of theBaseBuilding Drawings   and Specifications.

27.

All  Life  Safety  Systems  for the Building   are to be maintained,   andall of the Tenant's   work  isto be properly   interfaced   with  and connected   tothe Base  Building   systems  asrequired   byLaws,  orby Building   operation.    Allwork  isto be done  in such  away as to protect  all Base  Building   operations   and warranties.     Any  required   disconnection    of  lifesafety  devices   should  be"foreseen" and the Property  Management   Office  must  be notified   at least  24 hours  in advance.   Costs  forfalse  fire alarms  due tocontractors'

or  subcontractors'    negligence   will  be billed  to and paid  by the  Contractor.    All  life-safety   systems  testing  must  beperformed   on an "off-hours"   basis  and  coordinated   with the Building  Manager.

28.          When  work  isperformed   by Contractor   or subcontractor,    charges   will  apply  for  additional   services  performed   by Owner  which

mayinclude,  butare not necessarily   limited  to the following:

A               overtime  elevator   usage  which  requires  the assistance   ofan elevator  technician

B               utility  usage  for construction   activities  beyond  standard  power  and  water  readily  available  intheBuilding

C

extraand  continuous   clean-up   of  elevators   and  public   spaces  as  required   due  to  construction    activity;   Contractor   to provide  the usual  protection   ofexisting  improvements,    andexercise  care  andgoodsense

D          extended   useof the loading  dock

29.            In addition  to cleaning  requirements   described   above,  Contractor   shall,  in preparation   for substantial   completion   oroccupancy  ofthe project  by Tenant,  perform  final  cleaning  operation  of Contractor's    Work.

30.

When  Contractor   takes  over an area from theOwner,  before  commencing    workContractor   shall  ascertain  thatthe  areaisinasafe and  sanitary  condition,   and  maintain  thearea  asnecessary   (at  itssole  cost  and  expense)   inasafe  and  sanitarycondition   and  toastandard   meeting  all applicable   laws and regulations.

31.         Owner   requires  job  progress   meetings,  The  Contractor   will  attend   with  arepresentative    authorized   to  speak   and  act  on  the

Contractor's    behalf.   Additionally,   the Contractor   shall  notify  the Owner  ofscheduled  job  progress  meetings.

32.            All  work  or on-site  activity  during  non-normalworking  hours  will  becoordinated   in advance  with  Owner.

33.            At no timewill  Contractor   perform  activities  on theProject  without  theproper  insurance   in force.

34.          No  radios  orother  audio  devices  are allowed.

35.

Failure  toperformwork  in a manner  consistent   with  theabove  stated  Rules  of theSitemay result  in immediate   work  stoppage  byOwner.     Owner   shall  have  no  liability   for  any  costs  or  expenses   incurred   by  Contractor   or  any  subcontractors    (or  Tenant)   in connection   with  or as a result  ofsuch work  stoppage.

[DBL:dbllMaguire Properties -SDTe - YoNaturalsLease/1064.002]           _{-6-                                                                                        Exhibit "D"}

(

36.          The Rulesof the Site may be amendedor revised at any timeto fit the situation atthetime.Theamended or revised Rulesof the

Site shall become effective upon delivery to Contractor or publication by posting at the projectsite,whichever is earlier.

37.

General contractor and subcontractors' vehicles parking must bein areas designatedbytheBuilding Managerat theContractor's expense.

Acknowledgedand Agreed

By: Date:

[DI3L:dbllMaguire   Properties-SDTC-YoNaturalsLease/1064.002j               _{-7-                                                                               Exhibit "D"}

EXHIBIT "E"

FORM  OF TENANT ESTOPPEL  CERTIFICATE

The  undersigned    as Tenant   under  that  certain  Office   Lease  dated                                  ,20_     (the  "Lease")    between   Maguire   Properties-San Diego  Tech  Center,   LLC,  aDelaware   limited   liability   company,   as  Landlord,   and  the undersigned,    as  tenant,   for  Premises   onthe      floor  of the Office  Building   located  at [9605  or9645]  Scranton  Road,  San Diego,  California   certifies  as follows:

1.     True,  correct  and  complete   copies  ofthe Lease  and  allamendments,    modifications   and  supplementsthereto  are attached   hereto  and the Lease,  as so amended,   modified  and supplemented,   is in full  force  and effect,  and represents   the entire  agreement between  Tenant  and Landlord  withrespectto the Premises   and the Property.  There  are no amendments,   modifications    or supplements   to the Lease,  whether  oral or written,  except  as follows  (include   the date of such  amendment,   modification    or

supplement):

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

2.    The  undersigned   has commenced   occupancy   of the Premises  described   in the Lease,  currently   occupies  the

Premises,   and the Commencement    Date  of the Lease  occurred  on                     ,20_.

3.     Tenant  has not transferred,   assigned,   or sublet  any portion  of the Premises   nor entered  into  any license  Of

concession   agreements   with respect  thereto  except  as follows:                                     .                                                                               _

4.     Base  Rent became  payable  on                                                .

_{5.    In accordance   with the Lease,}  Rent_{commenced   to accrue  on}

        _{.J  20_.}

_{6.    The Term of the Lease  expires  on                                    _}

7.      The  Lease  provides   for  an  option  to  extend   the  term  ofthe   Lease   for   

years.   The  rental  rate for such

extension   term  is asfollows:                                    ��                                                                                               .  Except  as expressly  provided  inthe Lease,  and  other  documents  attached  hereto,  Tenant  docs  not have any right or option  to renew  or extend  the term  of the Lease,  to lease other  space  at the Property,  nor any preferential   right  to purchase   all or any part of the Premises   or the Property.

8.    All conditions  of the Lease  to be performed   by Landlord  necessary   tothe enforceability   of the Lease  have  been satisfied  and Landlord  is not  in default  thereunder.    All  space and  improvements   leased  by Tenant  have  been  completed   and furnished   in accordance   with  the provisions   of the Lease,  and  Tenant  has accepted  and taken  possession   ofthe   Premises.

9.    There  are no offsets  or credits  against  rentals  payable  under  the Lease  and no free  periods  or rental  concessions have been  granted  to Tenant,  except  as follows:                                                                                                                                     _

10.   All monthly  installments   of Base Rent,  all Additional   Rent  and all monthly  installments   of estimated  Additional

Rent  have  been paid  when due through                                         .  The current  monthly  installment   of Base  Rent  is$                 _

11.The undersigned   acknowledges   that this Estoppel  Certificate   may be delivered   to Landlord's   prospective

mortgagee,   or a prospective   purchaser,  811d  acknowledges   that  it recognizes   that if same  is done,  said mortgagee,   prospective   mortgagee,   or prospective   purchaser  will be relying  upon the  statements   contained  herein  in making  the  10811or acquiring   the property  of which  the Premises   are a part, and in accepting  an assignment   of the Lease  as collateral   security,  and  that  receipt  by it of this certificate   is a condition of making  of the loan or acquisition  of such  property.

12.  Each  individual  executing   thisEstoppel  Certificate   on behalf  of Tenant  hereby  represents   and warrants  that Tenant is a duly  formed  and existing  entity  qualified   to do business  in California  and that Tenant  has  full right  and  authority  to execute  and deliver this Estoppel   Certificate  and that each  person  signing  on behalf  of Tenant   is authorized   to do so.

Executed   at                          _      _{on the              day  of}                  

,20_.

Endnotes

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