item 11 Approval of a Lease Agreement with Farmers and Merchants Bank for office space located at 12966 Euclid Street, Garden Grove. (Action Item) — Garden Grove City Council, September 10, 2024

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1. BasicProvisions ("BasicProvisions").

1.1 ParƟes. This Lease("Lease"), datedforreference purposesonly September 5, 2024 ,ismade byand between The City of Garden Grove ("Lessor")and Farmers and Merchants Bank of Long Beach ("Lessee"), (collecƟvelythe"ParƟes", or individuallya "Party").

1.2(a) Premises: Thatcertain PorƟonofthe Project(as deﬁnedbelow),commonly knownas (streetaddress,suite, city,state): 12966 Euclid Street, Suite 150, Garden Grove, CA 92840 ("Premises"). ThePremises arelocatedin theCounty of Orange ,and consistof approximately 5,332 rentablesquare feetandapproximately useable squarefeet. In addiƟon toLessee's rightstouse andoccupy thePremises as hereinaŌer speciﬁed,Lessee shallhavenon-exclusive rightsto theCommon Areas(as deﬁned inParagraph2.7below)as hereinaŌer speciﬁed, butshallnot have anyrights tothe roof,theexterior walls,the areaabove thedroppedceilings, orthe uƟlityracewaysof thebuilding containingthePremises ("Building")or toany otherbuildings inthe Project. The Premises,the Building,the CommonAreas,the landupon whichtheyare located,along withallother buildingsand improvements thereon,are herein collecƟvely referredtoas the"Project." The Projectconsistsof approximately 64,402 rentablesquarefeet. (See alsoParagraph2)

1.2(b) Parking: 14 unreservedand 2 reservedvehicle parkingspaces atamonthly costof $125.00 perunreserved space and $125.00 perreserved space. (See Paragraph2.6)

1.3 Term: Eleven (11) yearsand Zero (0) months("Original Term")commencing on the Lessor Delivery Date as further defined in Section 59 of the ADDENDUM ("CommencementDate") andending on the last day of the 132nd full calendar month following the Commencement Date ("ExpiraƟonDate"). (See alsoParagraph3)

1.4 Early Possession: IfthePremises areavailable Lesseemay havenon-exclusivepossession ofthe Premisescommencing ("EarlyPossession Date"). (Seealso Paragraphs3.2and 3.3)

1.5 Base Rent: $2.50 per rentable square foot ("RSF") per month("BaseRent"), payableon the first (1st) dayof eachmonth commencing upon the Commencement Date, subject to rent abatement further defined in Paragraph 50 . (See alsoParagraph 4)
Ifthis boxis checked,thereare provisionsin thisLease fortheBase Rentto beadjusted. SeeParagraph 50 .

1.6 Lessee's Shareof OperaƟngExpense Increase. Eight and twenty-eight hundredths percent ( 8.28 %)("Lessee's Share"). Inthe eventthatthe sizeof thePremises and/ortheProject are modiﬁed duringtheterm ofthis Lease,Lessorshall recalculateLessee's Shareto reﬂectsuch modiﬁcaƟon.

1.7 Base Rentand OtherMonies PaidUpon ExecuƟon:

1.8 Agreed Use: The Premises may be used for financial and banking and trust services only . (Seealso Paragraph6)

1.9 Base Year;Insuring Party. TheBaseYearis 2025 . Lessoris the"Insuring Party".(See alsoParagraphs4.2 and8)

1.10 Real EstateBrokers. (Seealso Paragraphs15and 25)
agency relaƟonships inthis Leasewiththe followingreal estatebrokers("Broker(s)")and/ortheir agents("Agent(s)"):

STANDARDMULTI-TENANTOFFICE LEASE-GROSS
(a) Base Rent: $13,330.00 for theperiod of the 13th month following the Commencement Date . (b) SecurityDeposit: $17,392.63 ("SecurityDeposit"). (Seealso Paragraph5) (c) Parking: N/A for theperiod N/A .
(d) Other: for .
(e) TotalDueUpon ExecuƟon ofthis Lease: $30,722.63 .
(a) RepresentaƟon: Each Partyacknowledgesreceiving aDisclosure RegardingReal EstateAgencyRelaƟonship, conﬁrmsand consentstothe following Lessor'sBrokerage Firm CBRE, Inc. License No. 00409987 Isthe brokerof(check one): theLessor;or both theLessee and Lessor(dual agent).

Lessor'sAgent Peter Wells and Taylor Friend LicenseNo. 01718361 and 01885394 is(check one): the Lessor'sAgent (salespersonor brokerassociate);or both theLessee's Agentandthe Lessor'sAgent (dualagent).

Lessee'sBrokerage Firm None License No. Isthe brokerof(check one): theLessee;or both theLessee andLessor(dual agent).

Lessee'sAgent None LicenseNo. is (checkone): theLessee's Agent(salesperson orbrokerassociate); or boththe Lessee's Agentand theLessor's Agent(dualagent).
(b) Paymentto Brokers. Upon execuƟon anddelivery ofthisLease byboth ParƟes,Lessorshall payto theBrokersthe brokeragefee agreedto ina separate wriƩen agreement(or ifthere isnosuch agreement,the sumof or %of thetotalBase Rent)for thebrokerageservicesrendered bythe Brokers.

1.11 Guarantor. The obligaƟons oftheLessee underthis Leaseare tobeguaranteed by ("Guarantor"). (SeealsoParagraph 37)

1.12 Business Hoursforthe Building: 8:00 a.m.to 6:00 p.m., MondaysthroughFridays (exceptBuilding Holidays)and ---- a.m.to ---- p.m.on Saturdays(except BuildingHolidays). "BuildingHolidays" shallmeanthe datesof observaƟonof NewYear'sDay,President'sDay,MemorialDay, IndependenceDay,LaborDay,ThanksgivingDay,Christmas Day,and other holidays as determined by Lessor .

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1.13 Lessor SuppliedServices. Notwithstanding theprovisionsof Paragraph11.1, LessorisNOT obligatedto providethefollowing withinthe Premises:

Janitorialservices
Electricity(ThePremisesshallbeseparatelymeteredforsuiteelectricity,tobepaidbyLessee) Other(specify):

1.14 AƩachments. AƩachedhereto arethe following,allof which consƟtute apartof thisLease:
anAddendum consisƟngof Paragraphs 52 through 73 ;
aplot plan depicƟng thePremises;
acurrent setof theRulesand RegulaƟons;
aWork LeƩer;
ajanitorial schedule;
other(specify): Paragraph 50: Rent Adjustments, Paragraph 51: Option to Extend, Addendum consisting of Paragraphs 52 to 73, Rules and Regulations, Commencement Date Memorandum .

2. Premises.

2.1 Leƫng. Lessor herebyleases toLessee,and Lesseehereby leasesfromLessor,thePremises, fortheterm, atthe rental,and uponallof theterms, covenantsand condiƟonsset forthinthis Lease. Whilethe approximatesquarefootageofthe Premisesmay havebeenused inthe markeƟngofthe Premisesfor purposesof comparison,the BaseRentstated hereinis NOT Ɵed tosquarefootageandis notsubjectto adjustmentshould theactualsize bedetermined tobe diﬀerent. NOTE: Lesseeisadvised toverify theactual sizepriorto execuƟngthis Lease.

2.2 CondiƟon. Lessor shalldeliverthe Premisesto Lesseein aclean condiƟon onthe Commencement Dateor theEarly PossessionDate,whichever ﬁrstoccurs ("StartDate"), andwarrants thatthe exisƟng electrical,plumbing, ﬁresprinkler, lighƟng, heaƟng, venƟlaƟng andair condiƟoningsystems("HVAC"), andall otheritems whichthe Lessoris obligatedtoconstruct pursuantto theWork LeƩer aƩachedhereto, ifany,otherthanthose constructedby Lessee,shallbe ingood operaƟng condiƟonon saiddate, thatthestructural elementsof theroof,bearingwallsand foundaƟonof theUnitshall befree ofmaterialdefects, andthat thePremises donot containhazardous levelsof anymoldor fungi deﬁned astoxic underapplicablestate orfederallaw. Lessor alsowarrants, thatunlessotherwise speciﬁedin wriƟng, Lessoris unawareof (i)anyrecorded NoƟcesof Default aﬀecƟng thePremise;(ii) anydelinquent amountsdueunder anyloan securedbythe Premises;and (iii)any bankruptcyproceeding aﬀecƟngthe Premises.

2.3 Compliance. Lessor warrantsthat tothebest ofits knowledgetheimprovements onthe Premisesandthe CommonAreas complywith thebuildingcodes, applicablelaws, covenantsor restricƟonsofrecord, regulaƟons,and ordinances("Applicable Requirements")thatwere in eﬀect atthe Ɵme thateach improvement, or porƟon thereof,was constructed. Said warrantydoes notapply totheuse towhich Lesseewillput thePremises, modiﬁcaƟonswhichmay berequired bythe Americanswith DisabiliƟesAct oranysimilar lawsas aresult ofLessee'suse (seeParagraph49),orto any AlteraƟons or UƟlity InstallaƟons (as deﬁned inParagraph

7.3(a))made orto bemadeby Lessee. NOTE:Lessee isresponsiblefor determiningwhether ornotthe zoningand otherApplicableRequirements areappropriate forLessee's intendeduse, andacknowledgesthat pastuses ofthe Premisesmayno longerbe allowed. If thePremises donotcomply withsaid warranty,Lessor shall,except asotherwise provided,promptly aŌer receiptof wriƩen noƟce fromLessee seƫng forthwith speciﬁcitythenature andextent ofsuchnon-compliance, recƟfythe same. IftheApplicable Requirementsare hereaŌerchanged soasto requireduring thetermof thisLease the construcƟonof an addiƟon toor an alteraƟonof thePremises, the remediaƟonof anyHazardous Substance,or thereinforcementor otherphysical modiﬁcaƟonofthe Premises("Capital Expenditure"), Lessorand Lesseeshall allocatethecost ofsuch workas follows:
(a) Subject toParagraph 2.3(c)below,if suchCapital Expenditures are requiredasa resultof the speciﬁcand uniqueuse ofthePremises byLessee as comparedwith usesby tenantsingeneral, Lesseeshall befully responsibleforthe costthereof,provided,however,that ifsuch CapitalExpenditureis requiredduring thelast 2years ofthisLease andthe costthereof exceeds6months' BaseRent, Lesseemayinstead terminatethis LeaseunlessLessor noƟﬁesLessee, in wriƟng, within10 days aŌer receiptofLessee's terminaƟon noƟce thatLessor haselectedto paythe diﬀerencebetweenthe actualcost thereofandthe amountequal to6 months'Base Rent. IfLesseeelects terminaƟon,Lessee shallimmediately ceasetheuse ofthe Premiseswhichrequires suchCapital Expenditureanddeliver toLessor wriƩen noƟce specifying a terminaƟondateat least90 days thereaŌer .Such terminaƟon dateshall, however,inno eventbe earlierthanthe lastday thatLessee couldlegally uƟlizethe Premiseswithoutcommencing suchCapital Expenditure. (b) Ifsuch CapitalExpenditure isnotthe resultof the speciﬁc anduniqueuse ofthe PremisesbyLessee (suchas, governmentallymandatedseismic modiﬁcaƟons),then Lessorshall payforsuch CapitalExpenditure andLessee shallonlybe obligatedto pay,eachmonth duringthe remainderofthe termof thisLease orany extensionthereof,onthedate thaton whichthe BaseRentis due,an amountequalto 1/144thof the porƟonof suchcosts reasonably aƩributable tothe Premises. Lesseeshall payIntereston thebalance butmay prepayits obligaƟon atany Ɵme. If,however,such CapitalExpenditureis requiredduring thelast 2years ofthis Leaseor ifLessorreasonably determinesthat itis noteconomicallyfeasible topay itssharethereof, Lessorshall havethe opƟon toterminate thisLease upon 90days prior wriƩen noƟcetoLessee unlessLessee noƟﬁesLessor,in wriƟng,within 10days aŌerreceiptof Lessor's terminaƟon noƟcethatLessee willpay forsuch CapitalExpenditure. If Lessordoesnot electto terminate,and failstotender itsshare ofanysuch CapitalExpenditure, Lesseemayadvance suchfunds anddeduct same,with Interest,from Rent unƟlLessor's shareof suchcosts havebeenfully paid. IfLesseeis unableto ﬁnanceLessor'sshare, orif thebalance oftheRent due andpayable forthe remainderofthis Leaseis not suﬃcient tofullyreimburse Lesseeon an oﬀsetbasis, Lesseeshall havetheright toterminate thisLease upon30 days wriƩen noƟceto Lessor.If,however,suchCapitalExpenditureisrequiredduringthelast2yearsofthisLeaseorifLessoror Lesseereasonablydeterminethatitisnoteconomicallyfeasibletopaytheirsharethereof,LessororLesseeshallhavethe optiontoterminatethisLeaseupon90dayspriorwrittennoticeunlessthenon-terminatingpartynotifiestheother,in writing,within10daysafterreceiptoftheterminationnoticethattheywillpayforsuchCapitalExpenditure. (c) Notwithstandingthe above,the provisionsconcerningCapital Expendituresare intendedto applyonlyto non-voluntary,unexpected, andnew ApplicableRequirements. If theCapitalExpenditures areinstead triggeredby Lesseeasa resultof anactualor proposedchange inuse,change inintensity ofuse, or modiﬁcaƟonto thePremises then,andin thatevent, Lesseeshall either:(i)immediately ceasesuch changeduseor intensityof useand/ortakesuchother stepsas maybe necessaryto eliminatetherequirement forsuch CapitalExpenditure, or(ii)complete suchCapital Expenditureatits ownexpense. Lesseeshall nothave any rightto terminatethis Lease.

2.4 Acknowledgements. Lessee acknowledgesthat: (a)it hasbeen givenanopportunity toinspect andmeasurethe Premises,(b) Lesseehas beenadvisedby Lessorand/or Brokersto saƟsfyitselfwith respectto thesize and condiƟonof thePremises (includingbutnot limitedto theelectrical,HVAC and ﬁre sprinkler systems,security,environmental aspects,andcompliance withApplicable Requirements),and theirsuitabilityfor Lessee'sintended use,(c)Lessee hasmade such ________ ________
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invesƟgaƟonas itdeems necessarywithreference tosuch maƩersand assumesallresponsibility thereforas thesamerelate toits occupancyofthe Premises,(d) itis notrelying onany representaƟonasto thesize ofthe Premisesmadeby Brokersor Lessor,(e)the squarefootage ofthePremises wasnot materialto Lessee's decisionto leasethe Premisesandpay theRent statedherein, and(f)neither Lessor,Lessor's agents,norBrokershavemade anyoralor wriƩen representaƟons or warranƟeswith respectto said maƩersother thanas setforth inthisLease. In addiƟon,Lessoracknowledges that:(i) Brokershavemade no representaƟons, promisesor warranƟesconcerning Lessee'sabilityto honorthe Leaseor suitabilitytooccupy thePremises, and(ii)it isLessor's soleresponsibilityto invesƟgatethe ﬁnancialcapability and/orsuitability ofallproposed tenants.

2.5 Lessee asPrior Owner/Occupant. The warranƟesmade byLessor inParagraph2 shallbe ofnoforce or eﬀect ifimmediatelyprior tothe StartDate, Lessee wasthe owneror occupantofthe Premises. Insuch event,Lesseeshall beresponsible foranynecessary correcƟvework.

2.6 Vehicle Parking. Solongas Lesseeis notin default,andsubject tothe Rulesand RegulaƟons aƩachedhereto, andasestablished byLessor from Ɵme to Ɵme,Lessee shallbe enƟtledtorent anduse thenumber ofparkingspaces speciﬁedin Paragraph1.2(b)at therental rateapplicablefrom Ɵmeto Ɵmefor monthly parkingas setby Lessorand/orits licensee.
(a) If Lesseecommits, permitsorallows anyof theprohibited acƟviƟesdescribedin theLease ortherules thenin eﬀect,thenLessor shallhave theright, without noƟce, in addiƟon tosuchother rightsand remediesthat itmayhave, toremove ortowaway thevehicle involvedandcharge thecost toLessee, whichcost shallbe immediatelypayable upondemandby Lessor.
(b) Themonthly rentper parkingspace speciﬁed inParagraph 1.2(b)issubject tochange upon30 daysprior wriƩen noƟceto Lessee. The rentfor the parkingis payableone monthinadvance priorto the ﬁrst dayofeach calendarmonth.

2.7 Common Areas- DeﬁniƟon. Theterm"Common Areas"is deﬁnedasall areasand faciliƟesoutsidethe Premisesand withinthe exteriorboundaryline of theProject andinterior uƟlityracewaysand installaƟonswithin thePremises thatareprovided anddesignated bytheLessor from Ɵme to Ɵmefor thegeneral non-exclusiveuse ofLessor,Lesseeandother tenantsof theProject andtheir respecƟve employees,suppliers, shippers,customers,contractors andinvitees, including parkingareas, loadingand unloadingareas,trash areas,roofs, roadways,walkways, drivewaysandlandscaped areas.

2.8 Common Areas- Lessee'sRights. Lessorgrants toLessee, forthe beneﬁt ofLessee anditsemployees, suppliers,shippers, contractors,customers and invitees,during theterm ofthisLease, thenon-exclusive rightto use,incommon withothers enƟtledtosuch use,the CommonAreasas theyexist from Ɵme to Ɵme, subjectto anyrights, powers,andprivileges reservedby Lessorunder thetermshereof orunder thetermsof anyrules and regulaƟonsor restricƟonsgoverning the useof theProject. Underno circumstancesshall theright hereingrantedto usethe CommonAreasbe deemedto includetheright tostore anyproperty,temporarily orpermanently, inthe CommonAreas. Anysuch storageshall be permiƩedonly bythe prior wriƩenconsent ofLessor orLessor'sdesignated agent,which consent maybe revokedat any Ɵme. Inthe eventthat anyunauthorizedstorageshalloccur,thenLessorshall havethe right,without noƟce, in addiƟon tosuch otherrights andremedies thatit mayhave,to removethe propertyand chargethecost toLessee, whichcostshall beimmediately payableupondemand byLessor.

2.9 Common Areas- Rulesand RegulaƟons. Lessor orsuch otherperson(s)as Lessormay appointshallhave theexclusive controland managementofthe CommonAreas andshall havetheright, from Ɵme to Ɵme, toadopt,modify,amendand enforcereasonablerules and regulaƟons ("Rulesand RegulaƟons") forthe management,safety,care,and cleanlinessofthe grounds,the parkingand unloadingofvehicles andthe preservaƟonofgood order,as wellasfor theconvenience of otheroccupants ortenants oftheBuilding andthe Projectand theirinvitees. TheLessee agreestoabide byand conformtoall suchRules and RegulaƟons, andshall useits best eﬀorts tocauseits employees,suppliers, shippers,customers, contractorsandinvitees toso abideandconform. Lessor shallnotbe responsibleto Lessee forthe noncompliancewith saidRulesand RegulaƟonsby othertenants oftheProject.

2.10 Common Areas-Changes. Lessor shallhavethe right,in Lessor'ssole discreƟon, from Ɵme to Ɵme:
(a) Tomakechanges totheCommon Areas,including, without limitaƟon, changesinthe locaƟon,size, shapeandnumber ofthe lobbies,windows, stairways,air shaŌs,elevators, escalators,restrooms,driveways, entrances,parking spaces,parking areas,loadingand unloadingareas, ingress,egress, direcƟon of traﬃc,landscaped areas,walkways and uƟlityraceways;
(b) Toclose temporarilyany oftheCommon Areasfor maintenancepurposesso longas reasonableaccess tothePremises remainsavailable; (c) Todesignate otherland outsidetheboundaries ofthe Projectto beapart ofthe CommonAreas; (d) Toadd addiƟonalbuildings andimprovementsto theCommon Areas; (e) TousetheCommon Areaswhile engagedin making addiƟonalimprovements, repairsor alteraƟonstothe Project,or any porƟonthereof; and (f) Todoandperform suchother actsandmake suchother changesin,to orwith respectto theCommonAreas andProject asLessormay,inthe exerciseof soundbusiness judgment,deemto beappropriate.

3. Term.

3.1 Term. The CommencementDate, ExpiraƟonDateand OriginalTermofthisLease areas speciﬁedinParagraph 1.3.

3.2 Early Possession. Anyprovision herein granƟngLessee EarlyPossession ofthePremises issubject toand condiƟoned uponthe Premisesbeing availablefor suchpossession priorto theCommencement Date. Any grantof EarlyPossessiononly conveysa non-exclusiverightto occupythe Premises. If Lesseetotally or parƟallyoccupies thePremises priortothe CommencementDate, the obligaƟon topayBase Rentshall beabatedfor theperiod ofsuchEarly Possession. Allother termsof thisLease (includingbutnot limitedto the obligaƟons topayLessee's Shareof theOperaƟngExpense Increase)shall bein eﬀect duringsuch period. Any suchEarly Possessionshall not aﬀectthe ExpiraƟonDate.

3.3 Delay InPossession. Lessor agreestouse commerciallyreasonable eﬀortstodeliver exclusivepossession ofthePremises toLessee bythe CommencementDate. If, despitesaid eﬀorts, Lessoris unableto deliverpossessionby suchdate, Lessorshallnot besubject toanyliability therefor,nor shallsuch failure aﬀect thevalidity ofthisLease orchange the ExpiraƟon Date. Lessee shallnot, however,beobligated topay Rentorperform itsother obligaƟons unƟl Lessor deliverspossession ofthe Premisesandany periodof rentabatement thatLesseewould otherwisehave enjoyedshallrun fromthe dateofdelivery ofpossession and conƟnuefor aperiod equaltowhat Lesseewould otherwisehave enjoyedunderthe termshereof,butminusany daysof delaycausedby theacts oromissions of Lessee. Ifpossession isnotdelivered within60 days aŌer theCommencementDate, asthe samemaybe extendedunder thetermsof anyWork LeƩerexecuted by ParƟes,Lessee may,at its opƟon,by noƟcein wriƟngwithin 10days aŌer theend ofsuch60 dayperiod, cancelthisLease, inwhich eventthe ParƟesshallbe dischargedfrom all obligaƟons hereunder. If such wriƩen noƟceis notreceivedby Lessorwithin said10day period,Lessee's righttocancel shallterminate. If possessionof thePremises isnotdelivered within120 days aŌer theCommencementDate, thisLease shallterminateunless otheragreements arereachedbetween Lessorand Lessee,in wriƟng.

3.4 Lessee Compliance. Lessorshall notberequired todeliver possessionofthe Premisesto Lessee unƟlLessee complieswith its obligaƟon toprovide evidenceof insurance(Paragraph 8.5). Pending deliveryof suchevidence, Lesseeshallbe requiredto performallof its obligaƟons underthisLease fromand aŌerthe StartDate, includingthe paymentofRent, notwithstandingLessor's elecƟonto withholdpossessionpending receiptof suchevidenceof insurance. Further,ifLessee isrequired toperform anyother condiƟons priorto orconcurrent withtheStart Date,the StartDateshall occurbut Lessormayelect towithhold possession unƟl such condiƟonsare saƟsﬁed.

4. Rent.
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4.1 Rent Deﬁned. Allmonetary obligaƟonsofLessee toLessor undertheterms ofthis Lease(exceptfor theSecurity Deposit)are deemedtobe rent("Rent").

4.2 OperaƟng ExpenseIncrease. Lessee shallpayto Lessorduring thetermhereof,in addiƟon totheBase Rent,Lessee's Shareof theamountby whichall OperaƟngExpenses foreach ComparisonYearexceedstheamount ofall OperaƟngExpensesfor theBase Year,suchexcess being hereinaŌer referredtoas the "OperaƟngExpense Increase",in accordancewiththe followingprovisions:
(a) "Base Year"is as speciﬁedin Paragraph1.9.
(b) "Comparison Year" is deﬁned aseachcalendar yearduring thetermof thisLease subsequentto theBaseYear;provided,however,Lesseeshallhave no obligaƟon topay ashareof the OperaƟng ExpenseIncrease applicabletothe ﬁrst12 monthsofthe LeaseTerm(otherthansuch asare mandatedby a governmentalauthority,asto whichgovernmentmandated expensesLessee shallpay Lessee'sShare,notwithstanding theyoccur duringthe ﬁrst twelve(12) months).

Lessee'sShare ofthe OperaƟngExpenseIncrease forthe ﬁrstand lastComparisonYearsofthe LeaseTermshall beprorated accordingtothat porƟonof such ComparisonYearasto whichLesseeis responsiblefor ashare ofsuchincrease. (c) Thefollowing costs relaƟng totheownership and operaƟon ofthe Project,calculatedas ifthe Projectwasat least95% occupied,are deﬁned as "OperaƟngExpenses":
(i) Costs relaƟng tothe operaƟon,repair,andmaintenancein neat,clean, safe,goodorder and condiƟon, butnotthe replacement(see subparagraph(g)), ofthe following:
(aa) The CommonAreas, includingtheirsurfaces, coverings, decoraƟve items,carpets,drapes andwindow coverings,andincluding parking areas,loading andunloading areas,trashareas, roadways,sidewalks, walkways,stairways, parkways,driveways,landscaped areas,striping, bumpers, irrigaƟon systems,Common Area lighƟng faciliƟes,buildingexteriors androofs, fencesand gates; (bb) All heaƟng,air condiƟoning,plumbing, electrical systems,life safetyequipment,communicaƟon systemsand otherequipmentused in commonby,orfor the beneﬁtof,tenantsor occupantsof theProject,including elevatorsand escalators,tenantdirectories, ﬁre detecƟon systemsincludingsprinkler systemmaintenance andrepair.
(cc) Allotherareas andimprovements thatarewithin theexterior boundariesofthe Projectbut outsideof thePremisesand/or anyother spaceoccupied bya tenant.
(ii) Thecostof trashdisposal, janitorialand securityservices,pest controlservices, andthecosts ofany environmental inspecƟons; (iii) The costofany otherservice tobeprovided byLessor thatis elsewhereinthis Leasestated tobean "OperaƟngExpense"; (iv) The costofthe premiumsfor theinsurance policiesmaintainedby Lessorpursuant toparagraph8 andany deducƟble porƟonof aninsured loss concerningthe Buildingor theCommonAreas;
(v) Theamount oftheReal PropertyTaxespayablebyLessor pursuantto paragraph10; (vi) The costofwater,sewer,gas, electricity,and otherpubliclymandated servicesnot separatelymetered; (vii) Labor,salaries, andapplicablefringe beneﬁtsand costs,materials, suppliesandtools, usedin maintainingand/orcleaning theProject and accounƟngand managementfees aƩributabletothe operaƟonof theProject; (viii) The costof anycapitalimprovement tothe Buildingorthe Projectnot coveredunder theprovisionsof Paragraph2.3 provided;however,that Lessorshall allocatethe costofany suchcapital improvement overa12 yearperiod andLesseeshall notbe requiredtopay morethan Lessee'sShare of1/144thof thecost ofsuch CapitalExpenditurein anygiven month;
(ix) The costto replaceequipment orimprovementsthat havea usefullifefor accounƟngpurposes of5years orless. (x) Reservesset asidefor maintenance,repairand/or replacementof CommonAreaimprovements andequipment. (d) Anyitem of OperaƟng Expensethatis speciﬁcally aƩributable tothePremises, theBuilding orto anyotherbuilding inthe Projectorto the operaƟon, repairand maintenancethereof, shallbeallocated enƟrelyto suchPremises, Building,orother building. However,anysuch itemthat isnot speciﬁcally aƩributableto theBuilding orto anyotherbuilding orto the operaƟon, repairandmaintenance thereof,shall beequitablyallocated byLessor toallbuildings inthe Project. (e) The inclusionofthe improvements, faciliƟes andservices setforthin Subparagraph4.2(c) shallnotbe deemedto imposean obligaƟon uponLessor to eitherhave saidimprovements or faciliƟesor toprovide thoseservices unlesstheProject alreadyhas thesame,Lessor alreadyprovides theservices,or Lessorhas agreedelsewhere inthis Leasetoprovide thesame orsome ofthem. (f) Lessee's Shareof OperaƟng ExpenseIncrease ispayablemonthly onthe samedayas theBase Rentis duehereunder. Theamount ofsuchpayments shallbe basedon Lessor's esƟmateof the OperaƟng Expenses. Within90 60 days aŌer wriƩen request(but notmorethan onceeach year)Lessor shalldeliverto Lesseea reasonablydetailed statementshowingLessee's Shareof theactual CommonArea OperaƟng Expensesfor theprecedingyear. If Lessee'spaymentsduring suchYearexceedLessee's Share,Lesseeshall creditthe amountof suchover-paymentagainst Lessee'sfuture payments. If Lessee'spayments duringsuchYearwere lessthan Lessee'sShare, Lesseeshallpay toLessor theamount ofthe deﬁciency within10 days aŌerdelivery byLessor toLesseeof saidstatement. Lessor andLessee shallforthwith adjustbetween thembycash paymentany balancedetermined toexistwith respectto that porƟonof thelast ComparisonYearfor whichLessee is responsibleas to OperaƟng ExpenseIncreases,notwithstanding thatthe Leaseterm mayhaveterminated beforethe endofsuch ComparisonYear. (g) OperaƟng Expensesshall notinclude thecostsof replacementfor equipmentorcapital componentssuch astheroof, foundaƟons,exterior wallsor a CommonArea capitalimprovement, suchasthe parkinglot paving,elevators, fencesthathave auseful lifefor accounƟng purposesof 5yearsor more. (h) OperaƟngExpenses shallnot includeanyexpenses paidby anytenantdirectly tothird parƟes,or astowhich Lessoris otherwisereimbursedby any thirdparty,othertenant, orbyinsurance proceeds.

4.3 Payment. Lessee shallcause paymentofRent tobe receivedbyLessor inlawful moneyofthe UnitedStates onor beforetheday onwhich itisdue, without oﬀset or deducƟon (exceptas speciﬁcally permiƩedin thisLease). Allmonetary amountsshall beroundedto thenearest wholedollar. Inthe eventthat any invoiceprepared byLessor isinaccuratesuch inaccuracyshall not consƟtute awaiverand Lesseeshall beobligatedto paythe amountsetforth inthis Lease. Rentfor anyperiod duringthe termhereofwhich isfor lessthan onefullcalendar monthshall beproratedbased uponthe actualnumberof daysof saidmonth. Paymentof Rentshall bemade toLessorat itsaddress statedherein ortosuch otherpersons orplaceas Lessormay from Ɵmeto Ɵmedesignate in wriƟng. Acceptanceof a paymentwhich isless thantheamount thendue shallnot beawaiver ofLessor's rightstothe balanceof suchRent,regardless ofLessor's endorsementof anycheck so staƟng. In theeventthat anycheck, draŌ,or otherinstrumentof paymentgiven byLesseeto Lessoris dishonoredforany reason,Lessee agreesto paytoLessor thesum of$25 in addiƟonto anyLate Chargeand Lessor,atits opƟon,may requireallfuture Rentbe paidbycashier's check. Paymentswill beapplied ﬁrst toaccrued latecharges and aƩorney's fees,secondto accruedinterest, thento BaseRentand CommonArea OperaƟngExpenses,and anyremaining amounttoany other outstandingcharges orcosts.

5. SecurityDeposit. Lesseeshall depositwith Lessorupon execuƟon hereofthe SecurityDeposit assecurityfor Lessee'sfaithful performanceofits obligaƟons underthis Lease. IfLesseefails topay Rent,or otherwiseDefaultsunder thisLease, Lessormayuse, applyor retainallor any porƟon ofsaid SecurityDepositfor the paymentof anyamount alreadydueLessor,forRents whichwill beduein thefuture, and/orto reimburseor compensateLessorfor anyliability,expense,loss or damagewhich Lessormay suﬀerorincur byreason thereof. IfLessoruses orapplies allorany porƟonof theSecurityDeposit, Lesseeshall within10 days aŌer wriƩenrequest therefordeposit monieswithLessor suﬃcientto restoresaid SecurityDepositto thefull amountrequiredby thisLease. If theBaseRent increases ________ ________
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duringthe termof thisLease,Lessee shall,upon wriƩenrequest fromLessor,deposit addiƟonalmonies withLessorso thatthe totalamountof theSecurity Deposit shallat all Ɵmes bearthesame proporƟonto theincreased BaseRentas the iniƟal SecurityDepositbore tothe iniƟalBaseRent. Should theAgreed Usebeamended toaccommodate amaterial changeinthe businessof Lesseeor toaccommodatea sublesseeor assignee,Lessorshall havethe righttoincrease theSecurity Deposit tothe extentnecessary, inLessor'sreasonable judgment,to accountfor anyincreasedwear andtear thatthePremises may suﬀer asaresult thereof. Ifa changein controlof Lesseeoccurs duringthisLease andfollowing suchchange the ﬁnancial condiƟon ofLessee is,inLessor's reasonablejudgment, signiﬁcantlyreduced,Lessee shalldeposit such addiƟonal monieswithLessor asshall be suﬃcient tocausethe SecurityDeposit tobeat acommercially reasonablelevelbased onsuch changein ﬁnancial condiƟon. Lessor shallnotbe requiredto keepthe SecurityDepositseparate fromits generalaccounts. Within60 90days aŌerthe expiraƟon or terminaƟonof thisLease, Lessorshallreturn that porƟon ofthe SecurityDepositnot usedor appliedbyLessor. Lessor shallupon wriƩen requestprovide Lesseewith an accounƟng showinghow that porƟonof theSecurity Depositthat wasnotreturned wasapplied. Nopart ofthe SecurityDepositshall beconsidered tobe heldin trust,to bearinterest ortobe prepaymentfor anymonies tobepaid byLessee underthisLease. THE SECURITYDEPOSITSHALL NOTBE USEDBY LESSEEINLIEU OF PAYMENTOF THELAST MONTH'SRENT.

6. Use.

6.1 Use. Lessee shalluse andoccupythe Premisesonly fortheAgreed Use,or anyotherlegal usewhich isreasonably comparablethereto,and forno other purpose. Lesseeshall notuseor permitthe useof thePremisesin amanner thatisunlawful, createsdamage, wasteora nuisance,or thatdisturbs occupantsofor causesdamage toneighboring premisesor properƟes. Other thanguide, signalandseeing eyedogs, Lesseeshallnot keepor allowinthe Premisesany pets,animals, birds, ﬁsh, or repƟles. Lessorshall notunreasonably withholdor delayitsconsent toany wriƩenrequestfor a modiﬁcaƟon oftheAgreed Use,so longas thesamewill notimpair thestructural integrityofthe improvementsof theBuilding, willnotadversely aﬀectthe mechanical,electrical,HVAC,andother systemsofthe Building, and/orwill not aﬀect theexteriorappearance ofthe Building. IfLessorelects towithhold consent,Lessorshall within7 days aŌersuch requestgive wriƩen noƟﬁcaƟonof same,which noƟceshallinclude an explanaƟon ofLessor's objecƟonstothe changein theAgreedUse.

6.2 Hazardous Substances.
(a) Reportable UsesRequire Consent. The term"Hazardous Substance"as usedinthis Leaseshall meananyproduct, substance,or wastewhose presence,use, manufacture,disposal, transportaƟon,orrelease, eitherby itselfor incombinaƟonwith othermaterials expectedtobe onthe Premises,iseither: (i) potenƟallyinjurious tothe publichealth,safety orwelfare, theenvironment orthePremises, (ii)regulated ormonitoredby anygovernmental authority,or(iii) abasis for potenƟal liabilityof Lessortoany governmentalagency orthird partyunderany applicablestatute orcommonlaw theory. HazardousSubstancesshall include,but notbe limitedto, hydrocarbons,petroleum,gasoline, and/orcrude oilor anyproducts,byproducts or fracƟons thereof. Lessee shallnot engageinany acƟvityin oron thePremises which consƟtutes aReportableUse ofHazardous Substanceswithout theexpressprior wriƩenconsent ofLessorand Ɵmelycompliance (atLessee's expense)with allApplicable Requirements. "Reportable Use"shall mean(i) the installaƟonor useof anyaboveor belowground storagetank,(ii) the generaƟon, possession,storage,use, transportaƟon, ordisposalof aHazardous Substancethat requiresapermit from,or withrespectto whicha report, noƟce, registraƟon or businessplan isrequired tobe ﬁled with,any governmentalauthority,and/or(iii)the presenceat thePremisesof aHazardous Substancewithrespect towhich any ApplicableRequirements requiresthat a noƟcebe givento personsentering oroccupyingthe Premisesor neighboring properƟes. Notwithstandingthe foregoing, Lesseemay useany ordinaryandcustomary materialsreasonably requiredto beusedin thenormal courseofthe AgreedUse suchasordinary oﬃcesupplies (copier toner,liquid paper,glue, etc.)andcommon householdcleaning materials,so longassuch useis incompliancewith allApplicable Requirements,isnot aReportable Use,and doesnot exposethePremises orneighboring propertyto anymeaningfulrisk of contaminaƟon ordamageor exposeLessor toanyliability therefor. In addiƟon,Lessor may condiƟon itsconsentto anyReportable Useupon receivingsuch addiƟonal assurancesas Lessorreasonablydeems necessaryto protectitself,the public,the Premisesand/or theenvironmentagainst damage, contaminaƟon, injuryand/or liability,including,but notlimited to,the installaƟon (andremoval onor beforeLease expiraƟonor terminaƟon)of protecƟve modiﬁcaƟons(such asconcrete encasements)and/orincreasing theSecurity Deposit. (b) Dutyto InformLessor. IfLessee knows,or hasreasonablecause tobelieve, thata HazardousSubstancehas cometo belocatedin, on,under or aboutthe Premises,other thanaspreviously consentedto byLessor,Lesseeshallimmediately give wriƩen noƟceofsuch factto Lessor,andprovide Lessorwith a copyof anyreport, noƟce,claimor other documentaƟon whichit hasconcerningthe presenceof suchHazardousSubstance. (c) Lessee RemediaƟon. Lessee shallnotcause orpermit anyHazardous Substancetobe spilledor releasedin,on, under,or aboutthePremises (includingthrough theplumbing orsanitarysewer system)and shallpromptly,atLessee'sexpense, complywith allApplicableRequirements andtake all invesƟgatory and/orremedial acƟonreasonably recommended,whetheror notformally orderedor required,forthe cleanupof any contaminaƟonof,andfor themaintenance, securityand/or monitoringof thePremisesor neighboring properƟes, thatwas causedormaterially contributedto byLessee,or pertainingto orinvolvingany HazardousSubstance broughtonto thePremisesduring theterm ofthis Lease,byor forLessee, oranythird party. (d) Lessee IndemniﬁcaƟon. Lessee shallindemnify,defend andhold Lessor,itsagents, employees,lenders andground lessor,ifany,harmlessfrom and againstany andall lossofrents and/ordamages, liabiliƟes,judgments, claims,expenses,penalƟes, and aƩorneys' andconsultants'fees arisingout oforinvolving any HazardousSubstance broughtonto thePremisesby orfor Lessee,or anythirdparty (provided,however,thatLesseeshall haveno liabilityunderthis Leasewith respectto underground migraƟon ofanyHazardous Substanceunder thePremises fromareasoutside ofthe Projectnotcaused orcontributed tobyLessee). Lessee's obligaƟonsshall include,but notbelimited to,the eﬀectsof any contaminaƟonor injuryto person,propertyor theenvironment createdor suﬀered byLessee, and thecost of invesƟgaƟon, removal, remediaƟon, restoraƟon and/orabatement, andshall survivethe expiraƟon or terminaƟon ofthisLease. No terminaƟon, cancellaƟonor releaseagreement enteredintoby Lessorand Lesseeshall releaseLesseefrom itsobligaƟons underthisLease withrespect toHazardousSubstances, unless speciﬁcally soagreed byLessorin wriƟngat the Ɵme ofsuchagreement. (e) Lessor IndemniﬁcaƟon. Except asotherwise providedin paragraph8.7,Lessor andits successorsandassigns shallindemnify, defend,reimburseand holdLessee, itsemployees andlenders,harmless fromand againstany andallenvironmental damages,including thecostof remediaƟon,which resultfrom HazardousSubstances whichexisted onthePremises priorto Lessee'soccupancy orwhichare causedby thegrossnegligence orwillful misconductofLessor,its agentsor employees. Lessor's obligaƟons,as andwhen requiredby theApplicableRequirements, shallinclude, butnotbe limitedto,thecostof invesƟgaƟon, removal, remediaƟon, restoraƟonand/or abatement,andshall survivethe expiraƟonor terminaƟonofthis Lease. (f) InvesƟgaƟons and RemediaƟons. Lessorshall retaintheresponsibility andpay forany invesƟgaƟons or remediaƟon measuresrequired by governmental enƟƟes having jurisdicƟon withrespectto theexistence ofHazardous Substancesonthe Premisesprior toLessee'soccupancy, unlesssuch remediaƟon measureis requiredas aresultof Lessee'suse (including "AlteraƟons", as deﬁnedin paragraph7.3(a) below)ofthe Premises,in whicheventLessee shallbe responsiblefor suchpayment. Lesseeshall cooperatefully inany such acƟviƟesat therequest ofLessor,including allowingLessor andLessor'sagents tohave reasonableaccess tothe Premisesatreasonable Ɵmesin orderto carryoutLessor's invesƟgaƟveand remedial responsibiliƟes. (g) Lessor T erminaƟonOpƟon. If aHazardousSubstance CondiƟon(see Paragraph9.1(e))occurs duringthe termofthis Lease,unless Lesseeis legally responsibletherefor(inwhich caseLesseeshall makethe invesƟgaƟonand remediaƟonthereofrequired bythe ApplicableRequirementsand thisLease shall conƟnue infull forceand eﬀect,butsubject toLessor's rightsunder Paragraph6.2(d)and Paragraph13), Lessormay,at Lessor's opƟon, either(i) invesƟgate andremediate such HazardousSubstance CondiƟon,if required,assoon asreasonably possibleat Lessor'sexpense,in whichevent thisLeaseshall conƟnuein fullforceand eﬀect,or (ii)if the esƟmated costto remediatesuch condiƟon exceeds12 Ɵmesthe thenmonthlyBase Rentor $100,000,whicheveris greater,give wriƩen noƟceto Lessee,within ________ ________
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30days aŌerreceipt byLessorof knowledgeof theoccurrence ofsuchHazardous Substance CondiƟon, ofLessor'sdesire toterminate thisLeaseas ofthe date60 daysfollowing thedate ofsuch noƟce. In theevent Lessorelectsto givea terminaƟon noƟce,Lessee may,within 10days thereaŌer ,give wriƩen noƟceto Lessorof Lessee'scommitment topay theamountby whichthe costof the remediaƟonof suchHazardous Substance CondiƟonexceeds anamount equalto12 Ɵmesthe then monthlyBase Rentor $100,000,whicheveris greater. Lesseeshall provideLessorwith saidfunds or saƟsfactoryassurance thereofwithin 30daysfollowing such commitment. Insuch event,thisLease shall conƟnue infull forceand eﬀect, andLessor shallproceedto makesuch remediaƟonassoon asreasonably possible aŌer therequired fundsare available. If Lesseedoes notgive such noƟceand providethe requiredfundsor assurancethereof withinthe Ɵme provided,this Leaseshall terminateas ofthe date speciﬁedin Lessor's noƟce of terminaƟon.

6.3 Lessee's Compliance with ApplicableRequirements. Exceptas otherwiseprovided inthisLease, Lesseeshall, atLessee'ssole expense,fully,diligentlyand ina Ɵmelymanner,materiallycomplywith allApplicable Requirements,the requirementsofany applicable ﬁre insuranceunderwriteror raƟngbureau, andthe recommendaƟonsof Lessor'sengineers and/orconsultantswhich relatein anymanner tothePremises, withoutregard towhethersaid ApplicableRequirements are nowin eﬀector become eﬀecƟve aŌer theStart Date. Lesseeshall,within 10days aŌerreceiptof Lessor's wriƩen request,provideLessor withcopies ofall permits andother documents,and other informaƟonevidencing Lessee'scompliance withany ApplicableRequirements speciﬁed byLessor,andshallimmediately upon receipt, noƟfy Lessorin wriƟng(withcopies ofany documentsinvolved) ofanythreatened oractual claim, noƟce, citaƟon, warning,complaint orreportpertaining to orinvolving thefailure ofLesseeor thePremises tocomply withanyApplicable Requirements. Likewise,Lesseeshall immediatelygive wriƩen noƟceto Lessorof: (i) anywater damageto thePremisesand anysuspected seepage,pooling, dampnessorother condiƟonconducive tothe producƟon ofmold; or(ii)any musƟnessor otherodors thatmight indicatethepresence ofmold inthe Premises.

6.4 InspecƟon; Compliance. Lessorand Lessor's"Lender"(as deﬁnedin Paragraph30)and consultantsauthorized byLessorshall havethe rightto enterinto Premisesat any Ɵme, inthecase ofan emergency,and otherwiseatreasonable Ɵmes, aŌer reasonable noƟce,for thepurpose of inspecƟngand/or tesƟngthe condiƟonof thePremises and/orforverifying complianceby Lesseewith thisLease. Thecost ofanysuch inspecƟonsshall bepaidby Lessor,unless a violaƟon of ApplicableRequirements, ora HazardousSubstance CondiƟon (seeParagraph9.1(e))is foundtoexist orbe imminent,orthe inspecƟonis requestedorordered bya governmentalauthority. In suchcase,Lessee shallupon requestreimburse Lessorforthe costof such inspecƟon,so longas such inspecƟonis reasonablyrelated to the violaƟon or contaminaƟon. In addiƟon, Lesseeshall providecopies ofallrelevant materialsafety datasheets(MSDS) toLessor within10days ofthe receiptof wriƩenrequest therefor. Lesseeacknowledges that anyfailure onits parttoallow such inspecƟons or tesƟngwill exposeLessor torisksand potenƟallycause Lessor toincur costsnot contemplatedbythis Lease,the extentof whichwillbe extremely diﬃcult toascertain. Accordingly,should theLesseefail toallow such inspecƟons and/or tesƟng ina Ɵmelyfashionthe BaseRentshallbe automaƟcallyincreased,without anyrequirement for noƟceto Lessee,by anamountequal to10% ofthe then exisƟng BaseRent or$100,whichever isgreater forthe remaindertothe Lease. The ParƟesagree thatsuch increaseinBase Rentrepresents fairand reasonable compensaƟonfor the addiƟonal risk/coststhatLessor willincur byreason ofLessee'sfailure toallow such inspecƟonand/or tesƟng. Suchincreasein BaseRentshall inno event consƟtute awaiverof Lessee'sDefault orBreach withrespectto suchfailure norpreventthe exerciseof anyofthe otherrights andremedies granted hereunder.

7. Maintenance;Repairs; UƟlity InstallaƟons;TradeFixturesand AlteraƟons.

7.1 Lessee's ObligaƟons. NotwithstandingLessor's obligaƟontokeep thePremises ingood condiƟon andrepair,Lesseeshallbe responsiblefor paymentof thecost thereofto Lessoras addiƟonal rentfor that porƟon ofthecost ofany maintenanceandrepair ofthe Premises,orany equipment(wherever located)that servesonly Lesseeor thePremises,to theextent suchcost is aƩributableto abuseor misuse. In addiƟon,Lessee ratherthanthe Lessorshall beresponsible forthe costof painƟng,repairing orreplacingwall coverings,and torepair orreplaceany similarimprovements withinthePremises. Lessor may,atits opƟon,upon reasonable noƟce, electto haveLesseeperform any parƟcular suchmaintenance orrepairsthe costof whichisotherwise Lessee'sresponsibility hereunder."

7.2 Lessor's ObligaƟons. Subjectto theprovisionsof Paragraphs2.2 (CondiƟon),2.3(Compliance), 4.2 (OperaƟng Expenses),6(Use), 7.1(Lessee's ObligaƟons),9 (Damageor DestrucƟon)and14 (CondemnaƟon), Lessor,subjectto reimbursementpursuantto Paragraph4.2, shallkeepin goodorder, condiƟonand repairthe foundaƟons,exterior walls,structural condiƟon ofinterior bearingwalls, exteriorroof, ﬁre sprinklersystem, ﬁrealarmand/or smoke detecƟon systems, ﬁre hydrants,and theCommon Areas.

7.3 UƟlity InstallaƟons;TradeFixtures; AlteraƟons.
(a) DeﬁniƟons. The term"UƟlity InstallaƟons" refersto all ﬂoor andwindowcoverings, airlines, vacuumlines,power panels,electrical distribuƟon, securityand ﬁre protecƟon systems, communicaƟoncabling, lighƟng ﬁxtures, HVACequipment, andplumbingin oron thePremises. Theterm "TradeFixtures"shall meanLessee's machineryand equipmentthatcan beremoved withoutdoing materialdamageto thePremises. Theterm "AlteraƟons"shall meanany modiﬁcaƟon ofthe improvements,other than UƟlity InstallaƟons orTradeFixtures,whether by addiƟonor deleƟon. "LesseeOwned AlteraƟons and/or UƟlity InstallaƟons"are deﬁnedas AlteraƟonsand/or UƟlity InstallaƟonsmade byLessee thatare notyetowned byLessor pursuanttoParagraph7.4(a). (b) Consent. Lesseeshall notmakeany AlteraƟonsor UƟlity InstallaƟonsto thePremises withoutLessor's prior wriƩenconsent. Lessee may,however, makenon-structural AlteraƟonsor UƟlity InstallaƟonsto theinterior ofthe Premises(excludingthe roof)without suchconsentbut upon noƟce toLessor,as longas theyare notvisible fromtheoutside, donot involvepuncturing, relocaƟngorremoving theroof, ceilings, ﬂoorsor any exisƟng walls,willnot aﬀectthe electrical, plumbing,HVAC, and/orlife safetysystems,do nottrigger therequirement for addiƟonal modiﬁcaƟons and/orimprovements tothePremises resulƟngfrom ApplicableRequirements, suchas compliancewithTitle 24,and the cumulaƟve costthereofduring thisLease asextendeddoes notexceed$25,000 $2000.

Notwithstandingthe foregoing,Lessee shallnotmake orpermit anyroof penetraƟonsand/orinstall anythingon theroofwithout theprior wriƩenapprovalof Lessor.

Lessormay,asa precondiƟonto granƟng suchapproval, requireLessee to uƟlizea contractorchosen and/orapprovedby Lessor. Any AlteraƟonsor UƟlity InstallaƟonsthat Lesseeshall desiretomake andwhich requirethe consentofthe Lessorshall bepresentedto Lessorin wriƩenformwith detailedplans. Consent shallbe deemed condiƟoned uponLessee's: (i)acquiring allapplicable governmentalpermits,(ii) furnishing Lessor withcopiesof boththe permitsandthe plansand speciﬁcaƟonsprior tocommencement ofthework, and(iii) compliancewith all condiƟonsof saidpermits andotherApplicable Requirementsin apromptand expediƟousmanner. Any AlteraƟonsor UƟlity InstallaƟonsshall beperformed inaworkmanlike mannerwith goodand suﬃcient materials. Lesseeshallpromptly upon compleƟon furnishLessor withas-builtplans and speciﬁcaƟons. For workwhichcosts anamount inexcessof onemonth's BaseRent,Lessor may condiƟon its consentupon Lesseeproviding alienand compleƟonbond inan amountequalto 150%of the esƟmatedcost ofsuch AlteraƟonor UƟlity InstallaƟonand/or upon Lessee's posƟng an addiƟonal SecurityDepositwith Lessor. (c) Liens;Bonds. Lessee shallpay,when due,all claimsfor laborormaterials furnishedor allegedtohave beenfurnished toorfor Lesseeat orfor useon thePremises, whichclaims areormay besecured byany mechanic'sormaterialmen's lienagainst thePremisesor anyinterest therein. Lessee shallgive Lessornot lessthan 10days noƟcepriorto thecommencement ofany workin,on orabout thePremises,and Lessorshall havetheright topost noƟcesof non-responsibility. If Lesseeshall contestthe validityofany suchlien, claimor demand,thenLessee shall,at itssoleexpense defendand protectitself,Lessor andthe Premisesagainst the sameand shallpay and saƟsfyany suchadverse judgmentthat mayberendered thereonbefore theenforcementthereof. If Lessorshallrequire, Lesseeshall furnish asurety bondin anamountequal to150% ofthe amountofsuch contestedlien, claimordemand, indemnifyingLessor againstliabilityfor thesame. If Lessorelects to parƟcipate inany such acƟon,Lessee shallpay Lessor's aƩorneys' feesandcosts. ________ ________
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7.4 Ownership; Removal;Surrender; and RestoraƟon.
(a) Ownership. Subject toLessor'sright torequire removalor electownershipas hereinaŌerprovided, all AlteraƟonsand UƟlity InstallaƟons madeby Lesseeshall bethe propertyofLessee, butconsidered apart ofthePremises. Lessor may,atany Ɵme,elect in wriƟngto bethe ownerof allorany speciﬁedpart of theLessee Owned AlteraƟons and UƟlity InstallaƟons. Unless otherwiseinstructed perparagraph7.4(b) hereof,all LesseeOwned AlteraƟons and UƟlity InstallaƟons shall,at the expiraƟon or terminaƟonof thisLease, becomethe propertyofLessor andbe surrenderedbyLessee withthe Premises. (b) Removal. Bydelivery toLesseeof wriƩen noƟce fromLessor notearlierthan 90and notlaterthan 30days priortothe endof theterm ofthisLease, notlaterthan180dayspriortotheendofthetermofthisLease. Lessormayrequire thatany orallLessee Owned AlteraƟons or UƟlity InstallaƟonsbe removedby the expiraƟonor terminaƟonof thisLease. Lessormay requirethe removalatany Ɵmeof allorany partof anyLessee Owned AlteraƟons or UƟlity InstallaƟonsmade withouttherequired consent.
(c) Surrender; RestoraƟon. Lessee shallsurrenderthe Premisesby the ExpiraƟon Dateorany earlier terminaƟon date,withall ofthe improvements, partsand surfacesthereof cleanandfree ofdebris, andin good operaƟngorder, condiƟonand stateofrepair,ordinarywear andtearexcepted. "Ordinary wearand tear"shall notinclude anydamageor deterioraƟonthat wouldhave beenpreventedby goodmaintenance pracƟce. Notwithstanding theforegoing andtheprovisions ofParagraph7.1(a),if theLesseeoccupies thePremises for12 monthsorless, thenLessee shallsurrenderthe Premisesin thesame condiƟon asdelivered toLessee onthe StartDate withNOallowance forordinary wearand tear. Lessee shallrepair anydamageoccasioned bythe installaƟon,maintenanceor removalof Trade Fixtures,Lessee owned AlteraƟons and/or UƟlity InstallaƟons, furnishings,and equipmentas wellasthe removalof anystoragetank installedby orforLessee. Lessee shallalso removefrom thePremisesany andall HazardousSubstances broughtontothe Premisesby orforLessee, orany thirdparty(except HazardousSubstances whichwere depositedvia underground migraƟonfrom areasoutside ofthe Premises)tothe levelspeciﬁed inApplicableRequirements. TradeFixturesshallremain theproperty ofLessee andshallbe removedby Lessee. Anypersonalproperty ofLessee notremovedon orbefore the ExpiraƟonDate orany earlier terminaƟon date shallbe deemedto havebeenabandoned byLessee andmay bedisposedof orretained byLessoras Lessormay desire. The failureby Lesseeto Ɵmelyvacatethe Premisespursuant tothis Paragraph7.4(c)without theexpress wriƩenconsent ofLessorshall consƟtutea holdoverunderthe provisionsof Paragraph26below.

8. Insurance;Indemnity.

8.1 Insurance Premiums. Thecost ofthepremiums forthe insurancepoliciesmaintained byLessor pursuanttoparagraph 8are includedas OperaƟng Expenses(see paragraph4.2 (c)(iv)). Said costsshall includeincreases inthepremiums resulƟngfrom addiƟonalcoveragerelated torequirements oftheholder ofa mortgageor deedof trustcoveringthe Premises,Building and/orProject, increased valuaƟonof thePremises, Buildingand/orProject, and/ora generalpremiumrate increase. Saidcosts shallnot,however,includeany premiumincreases resulƟngfromthe natureof theoccupancyof anyother tenantofthe Building. Ifthe Project wasnot insuredfor the enƟretyof theBase Year,then thebasepremium shallbe thelowestannual premiumreasonably obtainableforthe requiredinsurance asof theStart Date,assuming themostnominal usepossible ofthe Buildingand/orProject. In noevent,however,shallLessee beresponsiblefor any porƟon ofthe premiumcost aƩributableto liabilityinsurancecoverage inexcess of$2,000,000 procuredunderParagraph8.2(b).

8.2 Liability Insurance.
(a) Carried byLessee. Lesseeshall obtainand keepin forceaCommercial GeneralLiability policyofinsurance protecƟngLessee andLessoras an addiƟonalinsured againstclaims forbodilyinjury,personalinjury andproperty damagebasedupon orarising outofthe ownership,use, occupancyormaintenance of thePremises andall areasappurtenantthereto. Such insuranceshall beonan occurrencebasis providingsinglelimit coveragein anamountnot lessthan $1,000,000 peroccurrence withan annualaggregateof notless than$2,000,000. Lesseeshall addLessor asan addiƟonal insuredby meansofan endorsementat leastas broad asthe InsuranceService OrganizaƟon's "AddiƟonalInsured-Managers orLessors ofPremises" Endorsementandcoverage shallalso beextendedto includedamage causedby heat,smoke orfumesfrom a hosƟle ﬁre. Thepolicyshall notcontain anyintra-insuredexclusions asbetween insuredpersonsor organizaƟons,but shall includecoverage forliability assumedunderthis Leaseas an"insured contract"forthe performanceof Lessee'sindemnity obligaƟons underthis Lease. The limitsof saidinsurance shallnot, however,limitthe liabilityof Lesseenor relieveLesseeof any obligaƟon hereunder. Lessee shallprovide anendorsementon itsliability policy(ies)which providesthat itsinsuranceshall beprimary toand notcontributorywith anysimilar insurancecarriedby Lessor,whose insuranceshallbe considered excessinsurance only.
(b) Carriedby Lessor. Lessorshallmaintain liabilityinsurance asdescribedin Paragraph8.2(a), in addiƟon to,andnot inlieu of,theinsurance requiredto bemaintained byLessee. Lesseeshall notbe namedas an addiƟonalinsured therein.

8.3 Property Insurance- Building,Improvements andRentalValue. (a) Building andImprovements. Lessorshall obtainand keepin forceapolicy orpolicies ofinsurancein thename ofLessor,with losspayable toLessor, anyground-lessor,andto anyLenderinsuring lossor damageto theBuildingand/or Project. Theamountof suchinsurance shallbeequal tothe fullinsurable replacementcost ofthe Buildingand/orProject, asthe sameshall existfrom Ɵme to Ɵme, ortheamount requiredby anyLender,but inno eventmore thanthe commerciallyreasonable andavailable insurablevaluethereof. Lessee Owned AlteraƟons and UƟlity InstallaƟons, TradeFixtures, andLessee'spersonal propertyshall beinsured byLessee notbyLessor. If thecoverage isavailableand commerciallyappropriate, suchpolicyor policiesshall insureagainstall risksof directphysical loss ordamage (exceptthe perilsof ﬂood and/orearthquake unlessrequired byaLender), includingcoverage fordebrisremoval andthe enforcementofany Applicable Requirementsrequiring theupgrading, demoliƟon, reconstrucƟonor replacementof any porƟon ofthePremises asthe resultofa coveredloss. Saidpolicy orpolicies shallalso containan agreed valuaƟonprovision inlieu ofany coinsuranceclause,waiver ofsubrogaƟon, and inﬂaƟonguard protecƟoncausing anincreasein the annualproperty insurancecoverage amountbya factorof notless thantheadjusted U.S.Department ofLaborConsumer PriceIndex forAllUrban Consumersfor the citynearest towhere thePremisesare located. Ifsuch insurancecoveragehas a deducƟble clause,the deducƟble amountshall notexceed$5,000 peroccurrence. (b) RentalValue. Lessor shallalsoobtain andkeep inforcea policyor policiesin thenameof Lessorwith losspayableto Lessorand anyLender,insuring theloss ofthe fullRentfor oneyear withan extendedperiodof indemnityfor an addiƟonal180 days("Rental Valueinsurance"). Saidinsurance shallcontain an agreed valuaƟon provisionin lieuofany coinsuranceclause, andthe amountofcoverage shallbe adjustedannuallyto reﬂectthe projectedRentotherwise payableby Lessee,for thenext 12monthperiod.
(c) AdjacentPremises. Lessee shallpayfor anyincrease inthe premiumsforthe propertyinsurance oftheBuilding andfor theCommonAreas orother buildingsin theProject ifsaidincrease iscaused byLessee's acts,omissions,use oroccupancy ofthePremises. (d) Lessee'sImprovements. Since Lessoristhe InsuringParty,Lessorshallnot berequired toinsure LesseeOwned AlteraƟons and UƟlity InstallaƟons unlessthe itemin quesƟonhasbecome theproperty ofLessor undertheterms ofthis Lease.

8.4 Lessee's Property;Business InterrupƟonInsurance; Worker's CompensaƟon Insurance. (a) Property Damage. Lesseeshallobtain andmaintain insurancecoverage onallof Lessee'spersonal property,TradeFixtures, andLessee Owned AlteraƟonsand UƟlity InstallaƟons. Suchinsurance shallbe fullreplacement costcoveragewith a deducƟble ofnotto exceed$1,000 peroccurrence. Theproceeds fromany suchinsurance shallbeused byLessee forthe replacementofpersonal property,TradeFixturesandLessee Owned AlteraƟons and UƟlity InstallaƟons. (b) Worker's CompensaƟon Insurance. Lesseeshallobtain andmaintain Worker's CompensaƟonInsurance insuch amountas mayberequired by ApplicableRequirements. Such policyshallinclude a'Waiver of SubrogaƟon' endorsement. Lessee shallprovide Lessorwitha copyof suchendorsementalong with the cerƟﬁcate ofinsurance orcopyof thepolicy requiredby paragraph8.5. ________ ________
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(c) Business InterrupƟon. Lessee shallobtainand maintainloss ofincome andextraexpense insurancein amountsaswill reimburseLessee fordirector indirectloss ofearnings aƩributabletoall perilscommonly insuredagainst byprudentlessees inthe businessofLessee or aƩributable to prevenƟonof accessto the Premisesas aresult ofsuchperils.
(d) No RepresentaƟon ofAdequate Coverage. Lessor makesno representaƟonthatthe limitsor formsof coverageofinsurance speciﬁedherein are adequateto coverLessee's property,business operaƟons or obligaƟons underthis Lease.

8.5 Insurance Policies. Insurancerequired hereinshallbe bycompanies maintainingduringthe policyterm a"GeneralPolicyholders RaƟng"of atleast A-,VII, asset forthin themostcurrent issueof "Best'sInsurance Guide",orsuch other raƟng asmaybe requiredby aLender. Lesseeshall notdo orpermitto bedone anythingwhich invalidatesthe requiredinsurancepolicies. Lessee shall,prior totheStart Date,deliver toLessor cerƟﬁed copiesof policiesofsuch insuranceor cerƟﬁcateswith copiesof therequiredendorsements evidencingthe existenceand amountsofthe requiredinsurance. Nosuch policyshall becancelableor subject to modiﬁcaƟon except aŌer 10daysprior wriƩen noƟce toLessor. Lesseeshall, atleast 30daysprior tothe expiraƟonofsuch policies,furnish Lessorwith evidenceof renewalsor "insurancebinders" evidencingrenewalthereof, orLessor mayincrease hisliabilityinsurance coverageand chargethecost thereofto Lessee,which amountshall bepayable byLesseeto Lessorupon demand. Suchpoliciesshall befor atermof atleast oneyear,or thelength ofthe remainingtermof thisLease, whicheveris less. IfeitherParty shallfail toprocure andmaintainthe insurancerequired tobecarried byit, theotherParty may,but shallnot berequiredto,procure andmaintain thesame.

8.6 Waiver of SubrogaƟon. Without aﬀecƟnganyother rightsor remedies,Lesseeand Lessoreach herebyreleaseand relievethe other,and waivetheir enƟre rightto recoverdamages againsttheother,forloss ofor damagetoits propertyarising outofor incidentto theperilsrequired tobe insuredagainst herein. The eﬀectof suchreleases andwaiversis notlimited bythe amountofinsurance carriedor required,orby any deducƟbles applicablehereto. The ParƟes agreeto have their respecƟve propertydamage insurancecarrierswaive anyright to subrogaƟon thatsuchcompanies mayhave againstLessoror Lessee,as thecasemay be,so longas theinsurance isnotinvalidated thereby.

8.7 Indemnity. Except forLessor's grossnegligenceor willfulmisconduct, Lesseeshallindemnify,protect,defend andholdharmless thePremises, Lessorand itsagents, Lessor'smaster orgroundlessor,partnersand Lenders,from andagainstany andall claims,lossof rentsand/or damages,liens,judgments, penalƟes, aƩorneys'and consultants'fees, expensesand/or liabiliƟes arisingout of,involving, orinconnecƟon with,a Breachofthe Leaseby Lesseeand/orthe useand/or occupancyof thePremises and/orProjectby Lesseeand/or byLessee's employees,contractorsor invitees. Ifany acƟon orproceeding isbroughtagainst Lessorby reasonof anyof theforegoing maƩers, Lesseeshall upon noƟce defendthesame atLessee's expensebycounsel reasonably saƟsfactory toLessorand Lessorshall cooperatewith Lesseein suchdefense. Lessorneed nothave ﬁrstpaidany suchclaim inorderto bedefended or indemniﬁed.

8.8 ExempƟon ofLessor andits AgentsfromLiability. Notwithstanding thenegligenceor breachof thisLeaseby Lessoror itsagents, neitherLessornor its agentsshall beliable underanycircumstances for:(i) injuryor damagetothe personor goods,wares,merchandise orother propertyofLessee, Lessee'semployees, contractors,invitees, customers,or anyotherperson inor aboutthe Premises,whethersuch damageor injuryiscaused byor resultsfrom ﬁre, steam,electricity,gas, wateror rain,indoor airquality,the presenceof moldor fromthebreakage, leakage, obstrucƟon orotherdefects ofpipes, ﬁresprinklers,wires, appliances,plumbing, HVACor lighƟng ﬁxtures, orfromany othercause, whetherthe saidinjuryor damageresults from condiƟonsarising uponthe Premisesorupon other porƟons ofthe Building,or fromother sourcesorplaces, (ii)any damagesarising fromanyact orneglect ofanyother tenantof Lessororfrom thefailure ofLessor oritsagents to enforcethe provisionsof anyotherlease inthe Project,or (iii)injuryto Lessee'sbusiness orforany lossof incomeor proﬁt therefrom. Instead,it isintendedthat Lessee'ssole recoursein theeventof suchdamages orinjury beto ﬁle aclaim ontheinsurance policy(ies)that Lesseeisrequired tomaintain pursuantto the provisionsof paragraph8.

8.9 Failure toProvide Insurance. Lesseeacknowledgesthat anyfailure onitspart toobtain ormaintainthe insurancerequired hereinwill exposeLessorto risksand potenƟallycause Lessortoincur costsnot contemplatedby thisLease,the extentof whichwillbe extremely diﬃcult toascertain. Accordingly,for anymonth or porƟon thereofthat Lesseedoesnot maintainthe requiredinsurance and/ordoesnot provideLessor withtherequired bindersor cerƟﬁcatesevidencingthe existenceof therequired insurance,theBase Rentshall be automaƟcally increased,withoutany requirementfor noƟcetoLessee, byan amountequalto 10%of the then exisƟng BaseRent or$100,whichever isgreater. The parƟesagreethat suchincrease inBaseRent representsfair andreasonable compensaƟon forthe addiƟonalrisk/costs thatLessor willincurby reasonof Lessee'sfailure tomaintainthe requiredinsurance. Suchincrease inBase Rentshallin noevent consƟtutea waiverof Lessee'sDefault orBreachwith respectto thefailure tomaintainsuch insurance,prevent theexerciseof anyof theotherrights andremedies granted hereunder,nor relieveLessee ofits obligaƟon tomaintain theinsurance speciﬁedinthis Lease.

9. Damageor DestrucƟon.

9.1 DeﬁniƟons.
(a) "Premises ParƟalDamage" shallmeandamage or destrucƟon tothe improvementsonthe Premises,other thanLesseeOwned AlteraƟonsand UƟlity InstallaƟons,which canreasonably berepairedin 3months orless fromthedate ofthe damageor destrucƟon, andthe costthereofdoes notexceed asum equalto6 month'sBase Rent. Lessorshall noƟfy Lesseein wriƟngwithin 30daysfrom thedate ofthedamage or destrucƟon astowhether ornot thedamage is ParƟalor Total. (b) "PremisesTotal DestrucƟon"shall meandamageor destrucƟonto theimprovementson thePremises, otherthan LesseeOwned AlteraƟons and UƟlity InstallaƟons andTradeFixtures,whichcannot reasonablybe repairedin 3monthsor lessfrom thedateof thedamage or destrucƟonand/or thecost thereof exceedsa sumequal to6month's BaseRent. Lessor shall noƟfyLessee in wriƟng within30days fromthe dateofthe damageor destrucƟonas towhetheror notthe damageis ParƟalor Total.
(c) "InsuredLoss" shallmean damageor destrucƟon toimprovements onthe Premises,otherthan LesseeOwned AlteraƟonsand UƟlity InstallaƟonsand TradeFixtures, whichwas causedbyan eventrequired tobe coveredbythe insurancedescribed inParagraph8.3(a), irrespecƟveof any deducƟbleamounts or coveragelimits involved.
(d) "ReplacementCost" shallmean thecostto repairor rebuildtheimprovements ownedby Lessorat the Ɵmeof theoccurrence totheir condiƟon exisƟngimmediately priorthereto, including demoliƟon,debris removaland upgradingrequired bythe operaƟon ofApplicable Requirements,andwithout deducƟon for depreciaƟon.
(e) "Hazardous Substance CondiƟon"shall meanthe occurrenceor discoveryofa condiƟoninvolving thepresenceof,ora contaminaƟonby,a HazardousSubstance, in,on, orunderthe Premiseswhich requires restoraƟon.

9.2 ParƟal Damage- InsuredLoss. Ifa Premises ParƟal Damagethatis anInsured Lossoccurs,then Lessorshall, atLessor's expense,repairsuch damage(but notLessee's TradeFixtures orLesseeOwned AlteraƟonsand UƟlity InstallaƟons) assoonas reasonablypossible andthisLease shall conƟnue infullforce and eﬀect; provided,however,thatLessee shall,atLessor's elecƟon,make therepair ofanydamage ordestrucƟon thetotalcost torepair ofwhichis $5,000or less,and, insuch event,Lessor shallmake anyapplicableinsurance proceedsavailable toLessee onareasonable basisfor thatpurpose. Notwithstandingthe foregoing,ifthe required insurancewas notin forceorthe insuranceproceeds arenot suﬃcientto eﬀect suchrepair,theInsuringParty shallpromptly contributetheshortage inproceeds as andwhen requiredto completesaidrepairs. In theevent, however,suchshortage wasdue tothefact that,by reasonofthe uniquenature ofthe improvements,full replacementcost insurancecoveragewasnotcommercially reasonableand available,Lessor shallhaveno obligaƟonto payforthe shortagein insuranceproceedsor tofully restorethe uniqueaspectsof thePremises unlessLessee providesLessorwith thefunds tocoversame, oradequate assurancethereof,within 10days ________ ________
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followingreceipt of wriƩen noƟceofsuch shortageand requesttherefor. IfLessor receivessaid fundsoradequate assurancethereof withinsaid10 dayperiod, the partyresponsible formaking therepairsshall completethem assoon asreasonablypossible andthis Leaseshallremain infull forceand eﬀect. If suchfunds or assuranceare notreceived, Lessormaynevertheless electby wriƩen noƟce toLesseewithin 10days thereaŌerto: (i)make such restoraƟonand repairas is commerciallyreasonable withLessor payinganyshortage inproceeds, inwhich casethisLease shallremain infullforce and eﬀect, or(ii)have thisLease terminate30 days thereaŌer. Lessee shallnotbe enƟtledto reimbursementof anyfundscontributed byLessee torepairany suchdamage or destrucƟon. Premises ParƟal Damage dueto ﬂoodor earthquakeshallbe subjectto Paragraph9.3, notwithstandingthatthere maybe someinsurancecoverage, butthe netproceedsof anysuch insurance shallbe madeavailable fortherepairs ifmade byeither Party.

9.3 ParƟal Damage- UninsuredLoss. Ifa Premises ParƟal Damagethatis notan InsuredLossoccurs,unlesscaused bya negligentorwillful actof Lessee(in whichevent Lesseeshall maketherepairs atLessee's expense),Lessor mayeither: (i)repair suchdamageas soonas reasonablypossibleat Lessor'sexpense (subject toreimbursement pursuantto Paragraph4.2),in whichevent thisLease shall conƟnuein fullforce and eﬀect,or (ii)terminate thisLeaseby giving wriƩen noƟceto Lesseewithin 30days aŌerreceiptby Lessorof knowledgeof theoccurrenceof suchdamage. SuchterminaƟon shallbe eﬀecƟve60days followingthe dateof such noƟce. Inthe eventLessorelects toterminate thisLease, Lesseeshallhave theright within10days aŌerreceipt ofthe terminaƟon noƟceto give wriƩen noƟceto Lessorof Lessee'scommitment topayfor therepair ofsuch damagewithoutreimbursement fromLessor. Lesseeshall provideLessor withsaidfunds or saƟsfactory assurancethereof within30 days aŌermaking suchcommitment. In sucheventthis Leaseshall conƟnueinfull forceand eﬀect,andLessor shallproceed tomake suchrepairs assoon asreasonablypossible aŌerthe requiredfunds areavailable. IfLessee doesnotmake therequired commitment,thisLease shallterminate asof thedate speciﬁedin the terminaƟon noƟce.

9.4 Total DestrucƟon. Notwithstandingany otherprovisionhereof,ifa PremisesTotalDestrucƟon occurs,this Leaseshallterminate 60days followingsuch DestrucƟon. Ifthe damageor destrucƟon wascaused bythe grossnegligenceor willfulmisconduct ofLessee,Lessor shallhave therightto recoverLessor's damages fromLessee, exceptas providedinParagraph 8.6.

9.5 Damage NearEnd ofTerm. Ifat any Ɵme duringthelast 6months ofthisLease thereis damagefor whichthecost torepair exceedsonemonth's Base Rent,whether ornot anInsuredLoss, Lessormay terminatethis Lease eﬀecƟve60 daysfollowing thedateof occurrenceof suchdamageby givinga wriƩen terminaƟon noƟce toLessee within30days aŌerthe dateof occurrenceofsuch damage. Notwithstandingtheforegoing, ifLessee atthat Ɵme hasan exercisable opƟonto extendthis Leaseorto purchasethe Premises,then Lesseemaypreserve thisLease by,(a)exercising such opƟon and(b)providing Lessorwith anyshortage ininsurance proceeds(or adequateassurancethereof) neededto makethe repairsonor beforethe earlierof(i) thedate whichis10 days aŌer Lessee'sreceipt of Lessor's wriƩen noƟce purporƟng toterminatethis Lease,or (ii)the daypriorto thedate uponwhichsuch opƟonexpires. IfLessee dulyexercises such opƟon during suchperiod andprovides Lessorwithfunds (oradequate assurancethereof) tocoverany shortagein insuranceproceeds,Lessor shall,at Lessor'scommercially reasonableexpense, repairsuch damageassoon asreasonably possibleand thisLeaseshall conƟnuein fullforceand eﬀect. IfLesseefails toexercise such opƟon and providesuch fundsor assuranceduringsuch period,then thisLease shallterminateon thedate speciﬁedinthe terminaƟon noƟce andLessee's opƟon shallbe exƟnguished.

9.6 Abatement ofRent; Lessee'sRemedies.
(a) Abatement. In theeventof Premises ParƟal Damageor PremisesTotalDestrucƟon ora HazardousSubstance CondiƟon forwhich Lesseeisnot responsibleunder thisLease, theRentpayable byLessee forthe periodrequiredfor therepair,remediaƟonor restoraƟon ofsuch damageshallbe abatedin proporƟonto thedegree towhichLessee's useof thePremises isimpaired,but notto exceedtheproceeds receivedfrom theRentalValueinsurance. Allother obligaƟonsof Lesseehereunder shallbeperformed byLessee, andLessor shallhaveno liabilityfor anysuchdamage, destrucƟon, remediaƟon, repairor restoraƟon exceptas providedherein.
(b) Remedies. IfLessor isobligatedto repairor restorethePremises anddoes notcommence, ina substanƟal andmeaningful way,suchrepair or restoraƟonwithin 90days aŌersuch obligaƟon shallaccrue, Lesseemay,atany Ɵme priorto thecommencementof suchrepair or restoraƟon,give wriƩen noƟce to Lessorand toany Lendersofwhich Lesseehas actual noƟce, ofLessee's elecƟon toterminate thisLeaseon adate notlessthan 60days followingthe givingofsuch noƟce. IfLessee givessuch noƟce andsuch repairor restoraƟonisnot commencedwithin 30days thereaŌer ,thisLease shallterminateas ofthe date speciﬁed insaid noƟce. Ifthe repairor restoraƟoniscommenced withinsuch 30days,this Leaseshall conƟnueinfull forceand eﬀect. "Commence" shallmean eitherthe uncondiƟonal authorizaƟon ofthe preparaƟonofthe requiredplans, orthe beginningofthe actualwork onthePremises, whichever ﬁrst occurs.

9.7 TerminaƟon;AdvancePayments. Upon terminaƟonofthis Leasepursuant toParagraph6.2(g) orParagraph9,anequitable adjustmentshall bemade concerningadvance BaseRent andanyother advancepayments madeby LesseetoLessor. Lessor shall,in addiƟon, returnto Lesseesomuch ofLessee's Security Depositas hasnot been,oris notthen requiredto be,usedby Lessor.

10. Real PropertyTaxes.

10.1 DeﬁniƟons. Asused herein,the term"RealProperty Taxes"shall includeanyform ofassessment; realestate,general, special,ordinary orextraordinary,or rentallevy ortax (otherthaninheritance, personalincome orestatetaxes);improvementbond; and/orlicense feeimposedupon orlevied againstanylegal or equitableinterest ofLessor intheProject, Lessor'sright toother incometherefrom,and/or Lessor'sbusiness ofleasing, by anyauthority havingthedirect orindirect powerto taxand wherethefunds aregenerated withreferencetotheProject address. "RealPropertyTaxes" shallalso includeanytax, fee,levy,assessmentor charge,or anyincrease therein:(i)imposed byreason ofevents occurringduringthe termof thisLease,including butnot limitedto,a changein theownership ofthe Project,(ii) achange intheimprovements thereon,and/or (iii)levied orassessed on machineryor equipmentprovidedby Lessorto Lesseepursuantto thisLease.

10.2 Payment ofTaxes. Exceptas otherwiseprovidedin Paragraph10.3, Lessorshallpay theReal PropertyTaxesapplicable tothe Project,and saidpayments shallbe includedin the calculaƟonof OperaƟngExpenses inaccordance withtheprovisions ofParagraph 4.2.

10.3 AddiƟonal Improvements. OperaƟng Expensesshall notincludeReal PropertyTaxes speciﬁedinthe taxassessor's recordsandwork sheetsas being causedby addiƟonalimprovements placeduponthe Projectby otherlessees orbyLessor forthe exclusiveenjoymentof suchother lessees. Notwithstanding Paragraph10.2 hereof,Lessee shall,however,pay toLessor atthe Ɵme OperaƟngExpenses arepayable underParagraph4.2, the enƟrety ofanyincrease inReal PropertyTaxesifassessed solelybyreason of AlteraƟons, TradeFixtures or UƟlity InstallaƟons placedupon thePremisesby Lesseeor atLessee'srequest orby reason ofany alteraƟonsor improvementstothe Premisesmade byLessor subsequenttothe execuƟonof thisLeaseby the ParƟes.

10.4 Joint Assessment. If theBuilding isnotseparately assessed,Real PropertyTaxesallocated tothe Buildingshallbe anequitable proporƟonof theReal PropertyTaxesforall oftheland andimprovements includedwithin thetaxparcel assessed,such proporƟontobe determinedby Lessorfromthe respecƟve valuaƟonsassigned inthe assessor'sworksheets orsuch other informaƟon asmaybe reasonablyavailable. Lessor'sreasonable determinaƟonthereof,ingoodfaith, shallbe conclusive.

10.5 Personal PropertyTaxes. Lesseeshall paypriorto delinquency all taxesassessedagainst andlevied uponLesseeOwned AlteraƟonsand UƟlity InstallaƟons,TradeFixtures,furnishings, equipmentandall personalproperty ofLessee containedinthe Premises. Whenpossible,Lessee shallcause itsLessee Owned AlteraƟons and UƟlity InstallaƟons,TradeFixtures, furnishings,equipment andall otherpersonalproperty tobe assessedandbilled separatelyfrom thereal propertyof Lessor. Ifanyof Lessee'ssaid propertyshall beassessedwith Lessor'sreal property,Lesseeshall payLessor thetaxes aƩributable toLessee's property within10 days aŌer receiptofa wriƩenstatement seƫngforth thetaxesapplicable toLessee's property. ________ ________
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11. UƟliƟes andServices.

11.1 Services ProvidedbyLessor. Lessor shallprovide heaƟng, venƟlaƟon,air condiƟoning, reasonableamounts ofelectricity fornormal lighƟng and oﬃce machines,water forreasonable andnormaldrinking andlavatory usein connecƟonwithan oﬃce,and replacementlightbulbs and/or ﬂuorescent tubesandballasts forstandard overhead ﬁxtures. Lessorshall alsoprovide janitorialservices tothePremises andCommon Areas5 Ɵmes perweek, excludingBuildingHolidays, or pursuantto the aƩached janitorialschedule,if any. Lessorshall not,however,be requiredto providejanitorialservices tokitchens orstorageareas includedwithin thePremises.

11.2 Services ExclusivetoLessee. Notwithstanding theprovisionsof paragraph11.1, Lesseeshallpay forall water,gas,light, power,telephone andother uƟliƟesand servicesspecially orexclusivelysupplied and/ormetered exclusivelyto thePremisesor toLessee, togetherwithany taxesthereon. Notwithstandingthe provisionsof Paragraph4.2(vi), ifaservice isdeleted byParagraph1.13andsuch serviceis notseparatelymetered tothe Premises,Lesseeshall payat Lessor's opƟon, eitherLessee's Shareor areasonable proporƟon tobe determinedby Lessorofall chargesfor suchjointlymetered service.

11.3 Hours ofService. Saidservices and uƟliƟesshall beprovided during Ɵmesset forthin Paragraph1.12. UƟliƟesand servicesrequired atother Ɵmes shall besubject toadvance requestandreimbursement byLessee toLessor ofthecost thereof.

11.4 Excess UsagebyLessee. Lessee shallnotmake connecƟonto the uƟliƟesexcept byor through exisƟngoutlets andshall notinstall orusemachinery or equipmentin orabout thePremisesthat usesexcess water, lighƟng orpower,or suﬀeror permitanyact thatcauses extraburdenupon the uƟliƟes orservices, includingbut notlimited tosecurityand trashservices, overstandard oﬃceusagefor theProject. Lessorshall requireLessee toreimburseLessor forany excess expensesor coststhat mayariseout ofa breachof thissubparagraphby Lessee. Lessormay,in itssole discreƟon,installat Lessee'sexpense supplementalequipment and/orseparate meteringapplicable toLessee'sexcess usageor loading.

11.5 InterrupƟons. Thereshall beno abatementofrent andLessor shallnotbe liablein anyrespectwhatsoever forthe inadequacy,stoppage, interrupƟonor disconƟnuanceof any uƟlity orservicedue toriot, strike,labor dispute,breakdown,accident, repairor othercausebeyond Lessor'sreasonable controlorin cooperaƟonwith governmentalrequest or direcƟons.

11.6 Within ﬁŌeendaysof Lessor's wriƩen request,Lesseeagrees todeliver toLessorsuch informaƟon,documents and/or authorizaƟonas Lessorneeds in orderfor Lessorto complywithnew or exisƟng ApplicableRequirements relaƟngtocommercial buildingenergy usage, raƟngs, and/orthe reporƟngthereof.

12. Assignment and Subleƫng.

12.1 Lessor's ConsentRequired.
(a) Lessee shallnot voluntarilyorby operaƟonof lawassign, transfer,mortgageor encumber(collecƟvely, "assignorassignment") orsublet allorany partof Lessee'sinterest inthisLease orin thePremises withoutLessor'sprior wriƩenconsent. (b) UnlessLessee isa corporaƟonandits stockis publiclytradedon a naƟonal stockexchange, achangein thecontrol ofLesseeshall consƟtutean assignmentrequiring consent. Thetransfer,on a cumulaƟve basis,of 25%ormore ofthe voƟngcontrolof Lesseeshall consƟtuteachange incontrol forthis purpose. (c) Theinvolvement ofLessee oritsassets inany transacƟon,or seriesof transacƟons (byway ofmerger,sale, acquisiƟon, ﬁnancing, transfer,leveraged buyoutor otherwise), whether ornota formalassignment or hypothecaƟon ofthisLease orLessee's assetsoccurs,which resultsor willresultin a reducƟon ofthe NetWorthofLessee byanamount greaterthan 25%of suchNetWorth asit wasrepresentedat the Ɵme ofthe execuƟon ofthis Leaseor atthe Ɵme ofthe most recentassignment towhich Lessorhasconsented, oras itexists immediatelypriorto said transacƟon or transacƟons consƟtuƟng such reducƟon, whicheverwasor is greater,shall beconsidered anassignmentof thisLease towhich Lessormaywithhold itsconsent. "NetWorth ofLessee" shallmeanthe networth ofLessee (excludingany guarantors)established undergenerallyaccepted accounƟngprinciples. (d) Anassignment or subleƫng withoutconsentshall, atLessor's opƟon,bea Defaultcurable aŌer noƟce perParagraph13.1(d), ora non-curableBreach withoutthe necessityof any noƟceand graceperiod. If Lessorelectsto treatsuch unapprovedassignmentor subleƫngas anon-curableBreach, Lessormay either:
(i)terminate thisLease, or(ii)upon 30days wriƩen noƟce, increasethemonthly BaseRent to110%of theBase Rentthenin eﬀect. Further,in theeventof such Breachand rentaladjustment, (i)thepurchase priceof any opƟon topurchasethe Premisesheld byLesseeshall besubject tosimilaradjustment to110% ofthe price previouslyin eﬀect,and (ii)all ﬁxed andnon-ﬁxed rentaladjustments scheduledduringthe remainderof theLeaseterm shallbe increasedto110% ofthe scheduled adjustedrent.
(e) Lessee's remedyforany breachof Paragraph12.1 byLessorshall belimited tocompensatorydamages and/or injuncƟve relief. (f) Lessor mayreasonablywithhold consentto aproposedassignment or subleƫng ifLesseeis inDefault atthe Ɵmeconsentis requested. (g) Notwithstanding theforegoing, allowinga deminimis porƟon ofthe Premises,i.e.20 squarefeet orless,to beused bya thirdpartyvendor in connecƟonwith the installaƟon ofavending machineor payphoneshall not consƟtutea subleƫng.

12.2 Termsand CondiƟonsApplicable toAssignment and Subleƫng. (a) Regardless ofLessor's consent,noassignment or subleƫng shall: (i)be eﬀecƟvewithoutthe express wriƩen assumpƟon bysuch assigneeor sublesseeof the obligaƟons ofLesseeunder thisLease, (ii)release Lesseeofany obligaƟonshereunder,or(iii)alter theprimary liabilityofLessee forthe paymentof Rentor forthe performanceofany other obligaƟons tobe performedbyLessee. (b) Lessormay acceptRent orperformanceof Lessee's obligaƟons fromanyperson otherthan Lesseepending approvalordisapproval ofan assignment.

Neithera delayin theapprovalor disapprovalof suchassignment northeacceptance ofRent orperformanceshall consƟtutea waiverorestoppel ofLessor's rightto exerciseits remediesfor Lessee'sDefaultor Breach.
(c) Lessor'sconsent toany assignmentor subleƫng shallnot consƟtutea consenttoany subsequentassignment or subleƫng. (d) Inthe eventof anyDefaultor Breachby Lessee,Lessormay proceeddirectly againstLessee, anyGuarantorsor anyoneelse responsibleforthe performanceof Lessee's obligaƟons underthisLease, includingany assigneeor sublessee, without ﬁrst exhausƟngLessor's remediesagainstany otherperson or enƟtyresponsible thereforto Lessor,orany securityheld byLessor. (e) Each requestforconsent toan assignmentor subleƫngshallbe in wriƟng, accompaniedbyinformaƟon relevantto Lessor's determinaƟonas tothe ﬁnancialand operaƟonalresponsibility andappropriatenessof theproposed assigneeor sublessee,includingbut notlimited totheintended useand/or required modiﬁcaƟonof thePremises, ifany,together witha feeof $500as consideraƟon forLessor's consideringandprocessing saidrequest. Lesseeagrees toprovide Lessor withsuch otheror addiƟonal informaƟonand/or documentaƟonas maybe reasonablyrequested.(See alsoParagraph36) (f) Any assigneeof,or sublesseeunder,thisLeaseshall, byreason of accepƟngsuch assignment,entering intosuch sublease,orentering intopossession ofthe Premisesor any porƟonthereof,bedeemed tohave assumedandagreed toconform andcomplywith eachand everyterm,covenant, condiƟonand obligaƟon hereinto beobserved orperformedby Lesseeduring theterm ofsaidassignment orsublease, otherthansuch obligaƟonsas arecontraryto orinconsistent with provisionsof anassignment orsubleaseto whichLessor has speciﬁcally consentedtoin wriƟng. (g) Lessor's consentto anyassignment or subleƫngshall nottransfer totheassignee orsublessee any OpƟongranted tothe originalLessee bythisLease unlesssuch transferis speciﬁcallyconsentedto byLessor in wriƟng. (SeeParagraph39.2)

12.3 AddiƟonal Termsand CondiƟons Applicableto Subleƫng. The followingterms and condiƟonsshall applyto any subleƫngby Lesseeof allor anypartof ________ ________
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thePremises andshall bedeemedincluded inall subleasesunder thisLeasewhether ornot expresslyincorporatedtherein:
(a) Lessee herebyassigns andtransfersto Lessorall ofLessee's interestinall Rentpayable onanysublease, andLessor maycollectsuch Rentand apply sametoward Lessee's obligaƟons underthisLease; provided,however,that unƟl aBreachshall occurin theperformanceof Lessee's obligaƟons, Lesseemaycollect saidRent. In theeventthat theamount collectedby LessorexceedsLessee's thenoutstanding obligaƟonsanysuch excessshall berefundedto Lessee. Lessorshall not,by reasonof theforegoingor anyassignment ofsuch sublease,norby reasonof the collecƟonof Rent,be deemedliableto thesublessee forany failureofLessee toperform andcomply withanyof Lessee's obligaƟons tosuch sublessee. Lessee herebyirrevocably authorizesanddirects anysuch sublessee,uponreceipt ofa wriƩen noƟce fromLessor staƟngthata Breachexists inthe performanceofLessee's obligaƟonsunder thisLease,to payto LessorallRent dueand tobecome due underthe sublease. Sublesseeshallrely uponany such noƟce fromLessorand shallpay allRentsto Lessorwithout any obligaƟonor rightto inquireas towhether suchBreach exists,notwithstanding anyclaimfrom Lesseeto thecontrary. (b) Inthe eventof aBreachby Lessee,Lessor may,atits opƟon,require sublesseeto aƩorntoLessor,inwhich eventLessorshall undertakethe obligaƟonsof thesublessor undersuchsublease fromthe Ɵmeof theexerciseof said opƟon tothe expiraƟon ofsuch sublease;provided,however,Lessorshall notbe liablefor anyprepaid rentsorsecurity depositpaid bysuch sublesseetosuch sublessoror foranyprior Defaultsor Breachesofsuch sublessor. (c) Any maƩer requiringthe consentofthe sublessorunder asublease shallalsorequire theconsent ofLessor. (d) Nosublessee shallfurther assignorsublet allor anypartof thePremises withoutLessor's prior wriƩenconsent. (e) Lessor shalldelivera copyof any noƟce ofDefaultor Breachby Lesseetothe sublessee,who shallhavethe rightto curethe DefaultofLessee within thegrace period,if any, speciﬁedin such noƟce. The sublesseeshallhave aright ofreimbursementand oﬀsetfrom andagainstLessee forany suchDefaults curedby thesublessee.

13. Default; Breach;Remedies.

13.1 Default; Breach. A "Default"is deﬁnedasa failureby theLesseeto complywith orperformany ofthe terms,covenants, condiƟonsorRules and RegulaƟonsunder thisLease. A"Breach" is deﬁned asthe occurrenceofone ormore ofthefollowing Defaults,and thefailureof Lesseeto curesuch Defaultwithin anyapplicable graceperiod:
(a) The abandonmentof thePremises;the vacaƟngof thePremises priortothe expiraƟonor terminaƟonofthis Leasewithout providingacommercially reasonablelevel ofsecurity,orwherethe coverageof theproperty insurancedescribedin Paragraph8.3 isjeopardizedas aresult thereof,orwithout providing reasonableassurances tominimize potenƟalvandalism;or failureto deliverto Lessorexclusivepossession ofthe enƟrePremisesin accordanceherewith priortothe expiraƟonor terminaƟonof thisLease.
(b) Thefailure ofLessee tomakeany paymentof Rentorany SecurityDeposit requiredto bemadeby Lesseehereunder,whethertoLessor orto athird party,when due,to providereasonableevidence ofinsurance orsurety bond,orto fulﬁllany obligaƟonunderthis Leasewhich endangersorthreatens lifeor property,where suchfailure conƟnuesfora periodof 3business daysfollowing wriƩen noƟceto Lessee. THE ACCEPTANCEBY LESSOROFA PARTIALPAYMENTOF

RENTOR SECURITYDEPOSIT SHALLNOTCONSTITUTE AWAIVER OFANY OFLESSOR'SRIGHTS, INCLUDINGLESSOR'S RIGHTTORECOVER POSSESSIONOF THE PREMISES.
(c) Thefailure ofLessee toallowLessor and/orits agentsaccess tothePremises orthe commissionofwaste, actor acts consƟtuƟngpublic orprivate nuisance,and/or anillegal acƟvityonthe Premisesby Lessee,where such acƟons conƟnue fora periodof3 businessdays following wriƩen noƟce toLessee. In the eventthat Lesseecommits waste,anuisance oran illegal acƟvity asecond Ɵme then,the Lessormayelect totreat suchconductas anon-curable Breachrather thana Default.
(d) Thefailure byLessee toprovide(i) reasonable wriƩen evidenceofcompliance withApplicable Requirements,(ii) theservicecontracts, (iii)the rescissionof anunauthorized assignmentor subleƫng, (iv)an Estoppel CerƟﬁcate or ﬁnancialstatements, (v)a requested subordinaƟon,(vi) evidenceconcerning any guarantyand/or Guarantor,(vii) anydocumentrequested underParagraph 41,(viii) materialsafetydata sheets(MSDS), or(ix)any other documentaƟon or informaƟonwhich Lessormay reasonablyrequireof Lesseeunder theterms ofthisLease, whereany suchfailure conƟnues fora periodof10 daysfollowing wriƩen noƟceto Lessee.
(e) A DefaultbyLessee asto theterms, covenants, condiƟonsor provisionsof thisLease,or ofthe rulesadoptedunder Paragraph2.9 hereof,other than thosedescribed insubparagraphs 13.1(a),(b)or (c),above, wheresuch Default conƟnuesfor aperiod of30days aŌer wriƩen noƟce;provided,however,thatif the natureof Lessee'sDefault issuchthat morethan 30days arereasonablyrequired forits cure,thenit shallnot bedeemedto bea Breachif Lesseecommencessuch curewithin said30 dayperiodand thereaŌerdiligently prosecutessuch cureto compleƟon. (f) The occurrenceofany ofthe followingevents: (i)the makingofany generalarrangement orassignment forthe beneﬁt ofcreditors; (ii)becominga "debtor"as deﬁnedin 11U.S.C.§ 101or anysuccessor statutethereto(unless, inthe caseofa peƟƟon ﬁled againstLessee,the sameis dismissedwithin 60days);(iii) theappointment ofa trusteeorreceiver totakepossessionof substanƟallyallof Lessee'sassets locatedatthe Premisesor ofLessee'sinterest inthis Lease,where possessionis notrestored toLesseewithin 30days; or(iv) the aƩachment, execuƟon orother judicialseizureof substanƟallyall ofLessee'sassets locatedat the Premisesor ofLessee's interestinthis Lease,where suchseizure isnotdischarged within30 days;provided,however,inthe eventthatany provisionof this subparagraphis contraryto anyapplicablelaw,suchprovision shallbe ofnoforce or eﬀect, andnot aﬀect thevalidity oftheremaining provisions. (g) The discoverythat any ﬁnancial statementofLessee orof anyGuarantorgiven toLessor wasmateriallyfalse. (h) Ifthe performanceofLessee's obligaƟonsunder thisLease isguaranteed: (i)the deathofa Guarantor,(ii) the terminaƟonof aGuarantor's liability withrespect tothis Leaseotherthan inaccordance withthe termsofsuch guaranty,(iii) aGuarantor'sbecoming insolventor thesubjectof abankruptcy ﬁling,(iv) a Guarantor'srefusal tohonor theguaranty,or (v)a Guarantor'sbreach ofitsguaranty obligaƟonon an anƟcipatorybasis, andLessee's failure,within60 daysfollowing wriƩen noƟce ofany suchevent,to provide wriƩen alternaƟveassurance orsecurity,which, whencoupled withthethen exisƟngresources ofLessee,equals or exceedsthe combined ﬁnancial resourcesofLessee andthe Guarantorsthat existedatthe Ɵmeof execuƟonofthis Lease.

13.2 Remedies. IfLessee failstoperform anyof its aﬃrmaƟve duƟesor obligaƟons, within10 days aŌer wriƩen noƟce(or incaseof anemergency,without noƟce),Lessor may,at its opƟon,perform suchduty or obligaƟon onLessee'sbehalf,includingbut notlimitedto theobtaining ofreasonablyrequired bonds, insurancepolicies, orgovernmental licenses,permitsor approvals. Lesseeshall paytoLessor anamount equalto115% ofthe costsandexpenses incurredby Lessor insuch performanceupon receiptofan invoicetherefor. In theeventof aBreach, Lessormay,with orwithout further noƟceor demand,and without limiƟng Lessor inthe exerciseof anyrightor remedywhich Lessormay havebyreason ofsuch Breach:
(a) TerminateLessee'sright topossessionof thePremises byany lawfulmeans,in whichcase thisLeaseshall terminateand Lesseeshallimmediately surrenderpossession toLessor. Insuch eventLessor shallbe enƟtledtorecover fromLessee: (i)the unpaidRent whichhadbeen earnedat the Ɵme of terminaƟon; (ii)the worthat the Ɵmeof awardof theamount bywhichthe unpaidrent whichwouldhave beenearned aŌer terminaƟon unƟl the Ɵme ofaward exceedsthe amountof suchrental lossthatthe Lesseeproves couldhave beenreasonablyavoided; (iii)the worthatthe Ɵmeof awardofthe amountby whichthe unpaidrentfor thebalance ofthe term aŌerthe Ɵmeof awardexceedstheamountof suchrental lossthatthe Lesseeproves couldbereasonably avoided;and (iv)any otheramount necessaryto compensateLessor forallthe detrimentproximately causedby theLessee'sfailure toperform its obligaƟonsunder thisLease orwhichin theordinary courseof thingswould belikelyto resulttherefrom, includingbut notlimitedto thecost ofrecoveringpossession ofthe Premises,expensesof releƫng,including ________ ________
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necessary renovaƟon and alteraƟon ofthePremises, reasonable aƩorneys' fees,and that porƟonof anyleasing commissionpaidby Lessorin connecƟonwiththis Leaseapplicable tothe unexpiredtermof thisLease. The worthatthe Ɵmeof awardofthe amountreferredtoinprovision (iii)of theimmediately preceding sentenceshall becomputed by discounƟngsuch amountat thediscount rateofthe FederalReserve Bankofthe Districtwithin whichthePremises arelocated atthe Ɵmeof awardplus onepercent. Eﬀortsby Lessorto miƟgatedamagescaused byLessee's Breachofthis Leaseshall notwaiveLessor's rightto recoverany damagesto whichLessor isotherwise enƟtled. If terminaƟonof thisLease isobtainedthrough theprovisional remedyofunlawful detainer,Lessor shallhavethe rightto recover insuch proceedingany unpaidRentand damagesas arerecoverable therein,orLessor mayreserve therightto recoverall oranypart thereofin aseparate suit. If a noƟceand graceperiod requiredunderParagraph13.1was notpreviously given,a noƟce topay rentorquit, orto performorquit givento Lesseeunder theunlawful detainerstatute shallalso consƟtutethe noƟce requiredby Paragraph13.1. Insuch case,the applicablegraceperiod requiredby Paragraph13.1and theunlawful detainerstatute shallrun concurrently,andthe failureof Lesseeto curetheDefault withinthe greaterofthe twosuch graceperiodsshall consƟtuteboth anunlawful detainerand aBreach ofthisLease enƟtlingLessor tothe remediesprovidedfor inthis Leaseand/orby saidstatute. (b) ConƟnuethe Leaseand Lessee'srightto possessionand recovertheRent asit becomesdue, inwhichevent Lesseemay subletorassign, subjectonly toreasonable limitaƟons. Actsofmaintenance, eﬀortsto relet,and/or theappointmentof areceiver toprotectthe Lessor'sinterests, shallnot consƟtute a terminaƟonof theLessee's righttopossession.
(c) Pursueany otherremedy nowor hereaŌer availableunder thelaws orjudicialdecisions ofthe statewhereinthe Premisesare located. The expiraƟon or terminaƟon ofthis Leaseand/orthe terminaƟonof Lessee'sright topossessionshall notrelieve Lesseefromliability underany indemnityprovisionsof thisLease asto maƩersoccurring oraccruingduring theterm hereofor byreasonof Lessee'soccupancy ofthePremises.

13.3 Inducement Recapture. Any agreementfor freeorabated rentor othercharges,the costof tenantimprovementsfor Lesseepaid foror performedby Lessor,or forthe givingorpaying byLessor toor forLesseeof anycash orotherbonus, inducementor consideraƟonforLessee's enteringinto thisLease, allofwhich concessionsare hereinaŌerreferredtoas"Inducement Provisions,"shall bedeemed condiƟoneduponLessee's fulland faithfulperformanceof allof theterms, covenantsand condiƟonsof thisLease. UponBreach ofthis LeasebyLessee, anysuch InducementProvisionshall automaƟcallybe deemeddeletedfrom thisLease andof nofurther forceor eﬀect, andany rent,other charge,bonus,inducement or consideraƟon theretoforeabated,given orpaid byLessorunder suchan InducementProvision shallbe immediatelydueand payableby Lesseeto Lessor,notwithstandingany subsequentcure ofsaidBreach byLessee. Theacceptance by Lessorof rentor thecureof theBreach which iniƟated the operaƟonof thisparagraph shallnotbe deemeda waiverbyLessor ofthe provisionsof thisparagraph unless speciﬁcally sostated in wriƟngby Lessorat the Ɵme ofsuchacceptance.

13.4 Late Charges. Lessee herebyacknowledges thatlatepayment byLessee ofRentwill causeLessor toincurcosts notcontemplated bythis Lease,theexact amountof whichwill beextremely diﬃcult toascertain. Such costsinclude,but arenot limitedto,processing and accounƟng charges,andlate chargeswhich maybe imposedupon Lessorby anyLender. Accordingly,if anyRent shallnotbe receivedby Lessorwithin5 days aŌer suchamountshall bedue, then,without any requirementfor noƟceto Lessee,Lesseeshall immediatelypay toLessor aone-Ɵmelate chargeequal to10%of eachsuch overdueamountor $100,whichever is greater. The parƟes herebyagreethat suchlate chargerepresents afairand reasonable esƟmate ofthecosts Lessorwill incurbyreason ofsuch latepayment.

Acceptanceof suchlate chargebyLessor shallin noevent consƟtuteawaiver ofLessee's DefaultorBreach withrespect tosuchoverdue amount,nor preventthe exerciseof anyof theotherrights andremedies grantedhereunder. Inthe eventthat alatecharge ispayable hereunder,whetheror notcollected, for3 consecuƟve installmentsof BaseRent, thennotwithstandingany provisionof thisLease tothecontrary,BaseRent shall,atLessor's opƟon,become dueandpayable quarterlyin advance.

13.5 Interest. Anymonetary paymentdue Lessorhereunder,other thanlate charges,notreceived byLessor,whendueshall bearinterest fromthe 31stday aŌerit wasdue. Theinterest ("Interest")charged shallbe computedatthe rateof 10%perannum butshall notexceedthe maximumrate allowedby law. Interest is payablein addiƟonto the potenƟallate chargeprovided forin Paragraph13.4.

13.6 Breach byLessor.
(a) NoƟce ofBreach. Lessorshall notbe deemedin breachofthis Leaseunless Lessorfailswithin areasonable Ɵmetoperform an obligaƟon requiredto beperformed byLessor. Forpurposes ofthis Paragraph,a reasonable Ɵmeshall inno eventbeless than30 days aŌerreceipt byLessor,andany Lenderwhosename andaddress shallhave beenfurnishedto Lesseein wriƟngfor suchpurpose,of wriƩen noƟce specifyingwhereinsuch obligaƟonof Lessorhasnot beenperformed; provided,however,thatif thenatureof Lessor's obligaƟon issuch thatmorethan 30days arereasonablyrequired forits performance,thenLessor shallnot bein breachif performanceis commencedwithinsuch 30day periodand thereaŌerdiligentlypursued tocompleƟon. (b) Performanceby Lesseeon BehalfofLessor. In theeventthat neitherLessor norLender curessaidbreach within30 days aŌerreceipt ofsaid noƟce, orif havingcommenced saidcurethey donot diligentlypursue itto compleƟon, thenLessee mayelectto curesaid breachatLessee's expenseand oﬀsetfrom Rent theactual andreasonable costtoperform suchcure, provided,however,thatsuch oﬀset shallnot exceedanamount equalto thegreaterof onemonth's BaseRent or theSecurity Deposit,reserving Lessee'srightto seekreimbursement fromLessor foranysuch expensein excessofsuch oﬀset. Lesseeshalldocument thecost ofsaid cureand supplysaid documentaƟontoLessor.

14. CondemnaƟon. If thePremisesor any porƟon thereofaretakenunderthe powerof eminentdomainor soldunder thethreatof theexercise ofsaidpower (collecƟvely "CondemnaƟon"), thisLease shallterminateas tothe parttaken asofthe datethe condemningauthoritytakes Ɵtleor possession,whichever ﬁrst occurs.

Ifmore than10% oftherentable ﬂoorarea ofthe Premises,ormore than25% ofLessee'sReserved ParkingSpaces, ifany,are takenby CondemnaƟon,Lessee may,at Lessee's opƟon, tobe exercisedin wriƟng within10 days aŌer Lessorshallhave givenLessee wriƩen noƟceof suchtaking (orinthe absenceof such noƟce, within10 days aŌer thecondemning authorityshallhave takenpossession) terminatethis Leaseasof thedate thecondemningauthority takessuch possession. If Lesseedoes notterminate thisLease inaccordancewith theforegoing, thisLease shallremainin fullforce and eﬀectas tothe porƟonofthe Premisesremaining, exceptthat the BaseRent shallbe reducedin proporƟon tothe reducƟonin uƟlityofthe Premisescaused bysuch CondemnaƟon. CondemnaƟon awardsand/orpayments shallbe theproperty ofLessor,whethersuchaward shallbe madeas compensaƟonfor diminuƟon invalue oftheleasehold, thevalue ofthepart taken,or forseverance damages;provided, however,that Lesseeshallbe enƟtledto any compensaƟon paidbythe condemnorfor Lessee's relocaƟonexpenses, lossof businessgoodwill and/orTradeFixtures,without regardtowhether ornot thisLease isterminatedpursuant tothe provisionsofthis Paragraph. All AlteraƟonsand UƟlity InstallaƟons madeto thePremises byLessee,for purposesof CondemnaƟononly,shallbeconsidered theproperty oftheLessee andLessee shallbe enƟtled toany andall compensaƟonwhich ispayable therefor. In theevent thatthis Leaseisnot terminatedby reasonofthe CondemnaƟon,Lessor shallrepairany damageto the Premisescaused bysuch CondemnaƟon.

15. Brokerage Fees.

15.1 AddiƟonalCommission. In addiƟontothe paymentsowed pursuantto Paragraph1.10above, Lessoragrees that: (a) ifLessee exercisesany OpƟon, (b)if Lesseeor anyone aﬃliated withLesseeacquires fromLessor anyrights tothePremises orother premisesownedby Lessorand locatedwithinthe Project,(c) ifLessee remainsin possessionof thePremises,with theconsent ofLessor, aŌerthe expiraƟon ofthis Lease,or(d) ifBase Rentisincreased, whetherby agreementor operaƟonof an escalaƟon clauseherein,then, Lessorshall payBrokersafeein accordancewith thefeeschedule ofthe Brokersin eﬀect atthe Ɵmethe Leasewas executed. Theprovisions ofthisparagraph areintended tosupersede theprovisionsof anyearlier agreementtothe contrary. ________ ________
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15.2 AssumpƟon of ObligaƟons. Anybuyer ortransfereeof Lessor'sinterest inthisLease shallbe deemedtohave assumedLessor's obligaƟonhereunder.

Brokersshall bethird party beneﬁciariesof theprovisions ofParagraphs 1.10,15,22 and31. IfLessor failsto paytoBrokersanyamounts dueas andforbrokerage feespertaining tothis Leasewhendue, thensuch amountsshall accrueInterest. In addiƟon, ifLessorfails topay anyamountsto Lessee'sBroker whendue, Lessee's Brokermay send wriƩen noƟcetoLessor andLessee ofsuch failureandif Lessorfails topaysuch amountswithin 10days aŌer said noƟce, Lesseeshall paysaid moniesto itsBrokerand oﬀsetsuch amountsagainst Rent. In addiƟon,Lessee's Brokershall bedeemedto bea thirdparty beneﬁciary ofany commissionagreement enteredinto byand/or betweenLessorand Lessor'sBrokerforthe limitedpurposeof collecƟngany brokeragefeeowed.

15.3 RepresentaƟonsand IndemniƟesof Broker RelaƟonships. Lesseeand Lessoreach representandwarrant tothe otherthatit hashad nodealingswith any person, ﬁrm, broker,agent or ﬁnder(other thanthe Brokersand Agents,ifany) in connecƟon withthisLease, andthat nooneother thansaid namedBrokersand Agentsis enƟtledto anycommissionor ﬁnder'sfeein connecƟon herewith. Lessee andLessor doeachhereby agreeto indemnify,protect,defend andhold theother harmlessfrom andagainst liabilityfor compensaƟon orcharges whichmay beclaimedby anysuch unnamedbroker,ﬁnder orother similarpartyby reasonof any dealingsor acƟonsof theindemnifyingParty,includingany costs,expenses, aƩorneys'feesreasonably incurredwith respectthereto.

16. Estoppel CerƟﬁcates.
(a) Each Party(as "RespondingParty")shall within10 days aŌer wriƩen noƟcefrom theother Party(the"RequesƟng Party")execute, acknowledgeand deliverto the RequesƟng Partyastatement in wriƟng inform similartothe thenmost current"Estoppel CerƟﬁcate" formpublished byAIRCRE, plussuch addiƟonal informaƟon, conﬁrmaƟon and/orstatements asmaybe reasonablyrequested bythe RequesƟngParty. (b) Ifthe RespondingParty shallfailto executeor delivertheEstoppel CerƟﬁcatewithin such10 dayperiod,the RequesƟngParty mayexecutean Estoppel CerƟﬁcate staƟngthat: (i)theLease isin fullforce and eﬀectwithout modiﬁcaƟonexcept asmaybe representedby the RequesƟngParty,(ii)there areno uncureddefaults inthe RequesƟngParty'sperformance, and(iii) ifLessor isthe RequesƟng Party,not morethanone month'srent hasbeenpaid inadvance.

ProspecƟvepurchasers andencumbrancers mayrelyupon the RequesƟng Party'sEstoppel CerƟﬁcate,andthe RespondingParty shallbeestopped fromdenying the truthof thefacts containedinsaid CerƟﬁcate. In addiƟon, Lesseeacknowledgesthat anyfailure onitspart toprovide suchanEstoppel CerƟﬁcatewill exposeLessor torisks and potenƟally causeLessorto incurcosts notcontemplated bythisLease, theextent ofwhichwill beextremely diﬃculttoascertain. Accordingly,shouldthe Lesseefail toexecute and/ordelivera requestedEstoppel CerƟﬁcatein a Ɵmelyfashion themonthly BaseRentshall be automaƟcally increased,withoutany requirementfor noƟceto Lessee,byan amountequal to10% ofthethen exisƟngBase Rentor$100, whicheveris greaterforremainder ofthe Lease. The ParƟes agreethat suchincrease inBaseRent representsfair andreasonable compensaƟonforthe addiƟonalrisk/costs thatLessorwill incurby reasonofLessee's failureto providethe Estoppel CerƟﬁcate. Suchincrease inBase Rentshall innoevent consƟtutea waiverofLessee's Defaultor Breachwithrespect tothe failureto provide theEstoppel CerƟﬁcatenor preventtheexercise ofany ofthe otherrightsand remediesgranted hereunder. (c) IfLessor desiresto ﬁnance, reﬁnance,or sellthe Premises,or anypartthereof,Lesseeand allGuarantorsshall within10 days aŌer wriƩen noƟce fromLessor deliverto any potenƟallender orpurchaser designatedby Lessorsuch ﬁnancial statementsas maybereasonably requiredby suchlenderor purchaser, includingbut notlimited toLessee's ﬁnancial statementsfor thepast 3years. Allsuch ﬁnancialstatementsshall bereceived byLessorand suchlender orpurchaser in conﬁdenceand shallbe usedonlyfor thepurposes hereinset forth.

17. DeﬁniƟon ofLessor. Theterm "Lessor"as usedhereinshall meanthe owneror ownersatthe Ɵmein quesƟonofthe fee Ɵtle tothePremises, or,if thisis a sublease,of theLessee's interestinthe priorlease. In theeventof atransfer ofLessor's Ɵtle orinterest inthePremises orthis Lease,Lessor shalldeliverto the transfereeor assignee(in cashorby credit)any unusedSecurity Depositheldby Lessor. Uponsuchtransfer orassignment anddeliveryof theSecurity Deposit,as aforesaid,the priorLessor shallberelieved ofall liabilitywith respecttothe obligaƟonsand/or covenantsunderthis Lease thereaŌer tobeperformed bythe Lessor.

Subjectto theforegoing, the obligaƟonsand/or covenantsin thisLease tobeperformed bythe Lessorshallbe bindingonly upontheLessor ashereinabove deﬁned.

18. Severability. The invalidityofany provisionof thisLease,as determinedby acourt ofcompetent jurisdicƟon, shallin noway aﬀect thevalidity ofanyother provisionhereof.

19. Days. Unless otherwise speciﬁcallyindicated tothe contrary,theword "days"as usedin thisLeaseshall meanand refertocalendar days.

20. LimitaƟon onLiability. The obligaƟons ofLessor underthisLease shallnot consƟtutepersonal obligaƟonsofLessor,orits partners,members,directors, oﬃcers orshareholders, andLessee shalllookto theProject, andto nootherassets ofLessor,forthe saƟsfacƟon ofany liabilityofLessor withrespect tothis Lease,andshall notseek recourseagainst Lessor'spartners,members, directors, oﬃcers orshareholders, oranyof theirpersonal assetsforsuch saƟsfacƟon.

21. Time ofEssence. Timeis ofthe essencewithrespect tothe performanceof all obligaƟonsto beperformed orobservedby the ParƟes underthisLease.

22. No Prioror OtherAgreements;Broker Disclaimer. ThisLeasecontains allagreements betweenthe ParƟeswithrespect toany maƩer menƟonedherein, andno otherprior orcontemporaneous agreementorunderstanding shallbe eﬀecƟve. LessorandLessee eachrepresents andwarrantsto theBrokersthatithas made,and isrelying solelyupon, itsown invesƟgaƟon asto thenature, quality,characterand ﬁnancialresponsibility oftheother Partyto thisLeaseand asto theuse, nature, qualityand characterof thePremises. Brokershave noresponsibility withrespectthereto orwith respecttoany defaultor breachhereofby eitherParty.

23. NoƟces.

23.1 NoƟce Requirements. All noƟcesrequired or permiƩedby thisLease orapplicablelaw shallbe in wriƟngand maybe deliveredin person(byhand orby courier)or maybe sentbyregular, cerƟﬁedor registeredmail orU.S.PostalServiceExpress Mail,withpostage prepaid,or byfacsimiletransmission, orby email,and shallbe deemed suﬃciently givenifserved ina manner speciﬁed inthisParagraph23. Theaddressesnoted adjacentto aParty'ssignature onthis Leaseshall bethat Party'saddress fordelivery ormailingof noƟces. EitherParty mayby wriƩen noƟceto theotherspecify a diﬀerent addressfor noƟce, exceptthat uponLessee's takingpossession ofthe Premises,thePremises shall consƟtute Lessee'saddress for noƟce. Acopy ofall noƟces toLessor shallbeconcurrently transmiƩedto such partyor parƟesat suchaddressesas Lessormay from Ɵme to Ɵme hereaŌer designatein wriƟng.

23.2 Date of NoƟce. Any noƟce sentbyregistered or cerƟﬁed mail,returnreceipt requested,shall bedeemedgiven onthe dateof deliveryshownon the receiptcard, orif nodeliverydate isshown, thepostmark thereon. If sentby regularmailthe noƟceshall bedeemedgiven 72hours aŌerthe sameisaddressed as requiredherein andmailed withpostageprepaid. NoƟces deliveredby UnitedStatesExpress Mailor overnightcourierthat guaranteesnext daydeliveryshall be deemedgiven 24hours aŌerdeliveryof thesame tothe PostalServiceor courier. NoƟcesdeliveredby hand,or transmiƩedbyfacsimile transmissionor byemail shallbe deemeddelivered uponactualreceipt. If noƟceis receivedona Saturday,Sunday orlegalholiday,itshall bedeemedreceived onthe nextbusiness day.

23.3 OpƟons. Notwithstandingthe foregoing,in ordertoexercise any OpƟons (seeparagraph39), the NoƟce mustbesent by CerƟﬁed Mail(return receipt requested),Express Mail(signature required),courier(signature required)or someother methodologythatprovides areceipt establishingthedate the noƟce was receivedby theLessor.

24. Waivers.
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(a) No waiverby Lessorofthe Defaultor Breachof anyterm,covenant or condiƟon hereofbyLessee, shallbe deemedawaiver ofany otherterm, covenantor condiƟonhereof,orofany subsequentDefault orBreach byLesseeof thesame orofany otherterm, covenantor condiƟon hereof. Lessor'sconsent to, orapproval of,any actshallnot bedeemed torender unnecessarytheobtaining ofLessor's consentto,or approvalof,anysubsequentor similaract byLessee, orbe construedas thebasis ofanestoppel toenforce theprovision orprovisionsof thisLease requiringsuchconsent. (b) Theacceptance ofRent byLessorshall notbe awaiverof anyDefault orBreach byLessee. Anypayment byLesseemay beaccepted byLessoron accountof moniesor damagesdueLessor,notwithstandingany qualifyingstatements or condiƟonsmade byLessee in connecƟontherewith, whichsuch statements and/or condiƟons shallbe ofnoforce or eﬀect whatsoeverunless speciﬁcallyagreedto in wriƟng byLessorat orbefore the Ɵmeof depositof suchpayment. (c) THEPARTIESAGREETHATTHETERMSOF THISLEASE SHALLGOVERN WITHREGARDTOALLMATTERS RELATEDTHERETOAND HEREBYWAIVE THE PROVISIONSOF ANYPRESENT ORFUTURESTATUTETOTHE EXTENTTHATSUCHSTATUTEIS INCONSISTENTWITH THISLEASE.

25. Disclosures Regardingthe Natureofa RealEstate Agency RelaƟonship. (a) When enteringinto adiscussionwith areal estateagent regardingareal estate transacƟon, aLessoror Lesseeshould fromtheoutset understand whattype ofagency relaƟonshipor representaƟon ithas withthe agentoragents inthe transacƟon. Lessor andLessee acknowledgebeingadvised bythe Brokersin this transacƟon, asfollows:
(i) Lessor'sAgent. A Lessor'sagent undera lisƟng agreementwith theLessoracts asthe agentforthe Lessoronly. A Lessor'sagentor subagent hasthe following aﬃrmaƟve obligaƟons: TotheLessor: A ﬁduciarydutyof utmostcare, integrity,honesty,and loyaltyin dealingswiththe Lessor. Tothe Lesseeand theLessor: (a) Diligentexerciseof reasonableskills andcare inperformanceof theagent's duƟes. (b) Aduty ofhonestand fairdealing andgood faith. (c) Aduty to discloseall factsknown totheagent materially aﬀecƟng thevalue ordesirabilityof theproperty thatarenot knownto,orwithinthe diligent aƩenƟon and observaƟonof,the ParƟes. Anagent isnot obligatedto revealtoeither Partyany conﬁdenƟal informaƟonobtained fromthe otherPartywhich doesnot involvethe aﬃrmaƟve duƟes setforth above.
(ii) Lessee'sAgent. Anagent canagree toactas agentfor theLesseeonly. In these situaƟons,the agentis notthe Lessor'sagent,even ifby agreementthe agentmay receive compensaƟonfor servicesrendered, eitherin fullorin partfrom theLessor. Anagent acƟngonlyfor aLessee hasthe following aﬃrmaƟve obligaƟons. TotheLessee: A ﬁduciary dutyof utmostcare,integrity,honesty,and loyaltyindealings withthe Lessee. TotheLessee andthe Lessor: (a) Diligentexercise ofreasonable skillsandcare inperformance ofthe agent's duƟes. (b)A dutyofhonest andfair dealingandgood faith. (c)A dutytodisclose allfacts knownto theagent materially aﬀecƟngthe valueor desirabilityof thepropertythat arenot knownto,or withinthe diligent aƩenƟonand observaƟonof,the ParƟes.

Anagent isnot obligatedtoreveal toeither Partyany conﬁdenƟal informaƟonobtained fromthe otherPartywhich doesnot involvethe aﬃrmaƟve duƟesset forth above.
(iii) Agent RepresenƟngBothLessor andLessee. Areal estateagent, either acƟng directlyorthrough oneor moreassociatelicensees, canlegally be theagent ofboth theLessorand theLessee ina transacƟon,butonly withthe knowledgeandconsent ofboth theLessorand theLessee. In adualagency situaƟon, theagent hasthe following aﬃrmaƟve obligaƟons toboth theLessor andtheLessee: (a)A ﬁduciarydutyof utmostcare, integrity,honestyand loyaltyin thedealings witheither Lessoror theLessee. (b)Other duƟesto theLessorand theLessee asstatedabove insubparagraphs (i)or(ii). In represenƟngboth LessorandLessee, the agentmay not,without theexpresspermission ofthe respecƟveParty,disclosetothe otherParty conﬁdenƟal informaƟon,including, butnot limitedto,facts relaƟng toeither Lessee'sor Lessor's ﬁnancial posiƟon, moƟvaƟons,bargaining posiƟon,or otherpersonal informaƟon thatmay impactrent,including Lessor'swillingness to accepta rentless thanthe lisƟng rentor Lessee'swillingness topayrent greaterthan therentoﬀered. The above duƟesof theagent ina realestate transacƟon do notrelieve aLessor orLesseefrom theresponsibility toprotect theirowninterests. Lessor andLesseeshould carefullyread allagreementsto assurethat they adequatelyexpress theirunderstanding ofthe transacƟon. A realestateagentisa person qualiﬁed toadviseabout realestate. Iflegal ortax adviceis desired,consult acompetent professional. BothLessorand Lesseeshould stronglyconsider obtainingtaxadvice froma competentprofessionalbecause thefederal andstatetax consequencesof a transacƟon canbecomplex andsubject tochange. (b) Brokershave noresponsibility withrespectto anydefault orbreachhereof byeither Party. The ParƟesagree thatno lawsuitorother legal proceedinginvolving anybreach ofduty,error oromission relaƟngto thisLeasemay bebrought againstBrokermore thanone year aŌerthe StartDate andthat the liability(including courtcosts and aƩorneys'fees), ofany Brokerwith respecttoany suchlawsuit and/orlegalproceeding shallnot exceedthefee receivedby such Brokerpursuant tothis Lease;provided,however,thatthe foregoing limitaƟon oneachBroker'sliabilityshall notbeapplicable toany grossnegligenceor willful misconductof suchBroker.
(c) Lessorand Lesseeagree to idenƟfyto Brokersas "ConﬁdenƟal"any communicaƟonor informaƟon givenBrokersthatisconsidered bysuch Partyto be conﬁdenƟal.

26. No RightToHoldover. Lessee hasno righttoretain possessionof thePremises oranypart thereofbeyond the expiraƟonor terminaƟonof thisLease. Ator priorto the expiraƟon or terminaƟonof thisLease Lesseeshall deliverexclusivepossession ofthe PremisestoLessor. For purposesofthis provisionand Paragraph

13.1(a),exclusive possessionshall meanthatLessee shallhave vacatedthe Premises,removedall ofits personalpropertytherefrom andthat thePremiseshave been returnedin the condiƟon speciﬁedinthis Lease. Inthe eventthatLessee doesnot deliverexclusivepossession toLessor as speciﬁedabove, thenLessor's damages duringany holdoverperiod shallbecomputed atthe amountof theRent(as deﬁnedin Paragraph4.1)due duringthe lastfullmonth beforethe expiraƟonor terminaƟonof thisLease (disregardinganytemporary abatementof Rentthat mayhavebeen in eﬀect), butwithBase Rentbeing 150%ofthe BaseRent payable duringsuch lastfull month. Nothing containedherein shallbe construedasconsent byLessor toanyholding overby Lessee.

27. CumulaƟve Remedies. Noremedyor elecƟonhereunder shallbedeemed exclusivebut shall,wherever possible,be cumulaƟve withall otherremediesat lawor inequity.

28. Covenants and CondiƟons; ConstrucƟonofAgreement. All provisionsofthis Leaseto beobserved orperformedby Lesseeare bothcovenantsand condiƟons.

Inconstruing thisLease, allheadingsand Ɵtlesare forthe convenienceofthe ParƟesonly andshallnot beconsidered apartof thisLease. Whenever requiredbythe context,the singularshall includetheplural andvice versa. ThisLeaseshall notbe construedasif preparedby oneofthe ParƟes,but ratheraccording toitsfair meaningas awhole, asifboth ParƟeshad preparedit.

29. Binding Eﬀect;Choice ofLaw. ThisLease shallbebinding uponthe ParƟes,their personalrepresentaƟves,successors andassigns andbegoverned bythe laws ofthe Statein whichthePremises arelocated. Any liƟgaƟonbetweenthe ParƟeshereto concerningthisLease shallbe iniƟatedinthe countyin whichthe Premises arelocated. Signatures tothisLease accomplishedby meansof electronicsignatureor similartechnology shallbelegal andbinding.

30. SubordinaƟon; AƩornment;Non-Disturbance.

30.1 SubordinaƟon. ThisLease andany OpƟongrantedhereby shallbe subjectandsubordinate toany groundlease,mortgage, deedof trust,or other hypothecaƟonor securitydevice (collecƟvely,"SecurityDevice"), nowor hereaŌerplaced uponthePremises, toany andalladvances madeon thesecuritythereof, andto allrenewals, modiﬁcaƟons,andextensions thereof. Lesseeagrees thattheholders ofany suchSecurityDevices (inthis Leasetogetherreferredtoas "Lender") ________ ________
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shallhave noliability or obligaƟonto performany ofthe obligaƟonsofLessor underthis Lease. Any Lendermay electtohave thisLease and/orany OpƟongranted herebysuperior tothe lienofits SecurityDevice bygiving wriƩen noƟcethereof toLessee, whereuponthisLease andsuch OpƟonsshallbe deemedprior tosuch SecurityDevice, notwithstandingthe relaƟvedatesof the documentaƟon or recordaƟon thereof.

30.2 AƩornment. Inthe eventthat Lessortransfers Ɵtle tothe Premises,orthe Premisesare acquiredbyanother uponthe foreclosureor terminaƟonofa SecurityDevice towhich thisLeaseis subordinated(i) Lesseeshall, subjecttothe non-disturbanceprovisions ofParagraph30.3, aƩornto suchnewowner,andupon request,enter intoa newlease,containing allof theterms andprovisionsof thisLease, withsuchnew ownerfor theremainderof theterm hereof,or,atthe elecƟon ofthe newowner,thisLeasewill automaƟcallybecome anew leasebetweenLessee andsuch newowner,and (ii)Lessor shall thereaŌerbe relievedof anyfurther obligaƟonshereunder andsuch newownershall assumeall ofLessor's obligaƟons,exceptthat suchnew ownershallnot: (a)be liableforany actor omissionof any priorlessor orwith respecttoevents occurringprior to acquisiƟon ofownership;(b) besubject toany oﬀsets ordefenses whichLesseemight haveagainst anyprior lessor, (c)be boundbyprepayment ofmore thanone month'srent,or (d)be liableforthe returnof anysecuritydeposit paidto anyprior lessorwhichwas notpaid or creditedto suchnew owner.

30.3 Non-Disturbance. Withrespect toSecurity Devicesenteredinto byLessor aŌerthe execuƟon ofthis Lease,Lessee's subordinaƟon ofthis Leaseshall be subjectto receivinga commerciallyreasonablenon-disturbance agreement(a "Non-DisturbanceAgreement") fromtheLender whichNon-Disturbance Agreement providesthat Lessee'spossession ofthePremises, andthis Lease,including any opƟonsto extendthe termhereof,will notbe disturbedsolong asLessee isnot in Breachhereof and aƩorns totherecord ownerof thePremises. Further,within 60days aŌertheexecuƟon ofthis Lease,Lessorshall, ifrequested byLessee, useits commerciallyreasonable eﬀortsto obtainaNon-Disturbance Agreementfrom theholder ofanypre-exisƟng SecurityDevice whichissecured bythe Premises. In the eventthat Lessoris unabletoprovide theNon-Disturbance Agreementwithin said60days, thenLessee may,atLessee's opƟon,directly contactLenderand aƩempt to negoƟate forthe execuƟonanddelivery ofa Non-DisturbanceAgreement.

30.4 Self-ExecuƟng. Theagreements containedin thisParagraph30 shallbe eﬀecƟvewithoutthe execuƟonof anyfurtherdocuments; provided,however,that, upon wriƩen requestfrom Lessorora Lenderin connecƟonwith asale, ﬁnancing or reﬁnancing ofthePremises, Lesseeand Lessorshallexecute suchfurther wriƟngs asmay bereasonably requiredtoseparately documentany subordinaƟon, aƩornment and/orNon-DisturbanceAgreement providedfor herein.

31. AƩorneys' Fees. IfanyParty orBrokerbringsan acƟonorproceeding involvingthe Premiseswhether foundedintort, contractor equity,orto declarerights hereunder,the PrevailingParty (as hereaŌer deﬁned) inany suchproceeding, acƟon,orappeal thereon,shall be enƟtledto reasonable aƩorneys' fees. Such feesmay beawarded inthe samesuitor recoveredin aseparate suit,whetheror notsuch acƟonorproceeding ispursued todecisionor judgment. Theterm, "Prevailing Party"shall include,without limitaƟon,aParty orBrokerwho substanƟally obtainsor defeatstherelief sought,as thecasemay be,whether bycompromise, seƩlement,judgment, orthe abandonmentbythe otherParty orBroker ofits claimordefense. The aƩorneys'feesaward shallnot becomputedin accordancewith anycourt feeschedule, butshallbe suchas tofully reimburseall aƩorneys' feesreasonably incurred. In addiƟon,Lessor shallbe enƟtled to aƩorneys' fees,costs and expensesincurred inthe preparaƟonandservice of noƟces ofDefault and consultaƟonsin connecƟontherewith, whetherornot alegal acƟonissubsequently commencedin connecƟonwith suchDefaultor resulƟngBreach ($200is areasonableminimum peroccurrence forsuchservices and consultaƟon).

32. Lessor's Access;Showing Premises;Repairs. Lessorand Lessor'sagentsshall havethe rightto enterthePremises atany Ɵme,inthe caseof anemergency,and otherwiseat reasonable Ɵmes aŌerreasonableprior noƟcefor thepurpose ofshowingthe sameto prospecƟvepurchasers,lenders, ortenants, andmakingsuch alteraƟons,repairs, improvementsor addiƟonstothe Premisesas Lessormay deemnecessaryor desirableand the erecƟng,using andmaintaining of uƟliƟes, services,pipes andconduits throughthePremises and/orother premisesas longasthere isno materialadverse eﬀect onLessee's useofthe Premises. Allsuch acƟviƟesshall bewithout abatementofrent orliability toLessee.

33. AucƟons. Lessee shallnotconduct, norpermit tobeconducted, any aucƟon uponthe PremiseswithoutLessor's prior wriƩen consent. Lessor shallnot be obligatedto exerciseany standardofreasonableness indetermining whetherto permitan aucƟon.

34. Signs. Lessor mayplaceon thePremises ordinary"ForSale" signsat any Ɵme andordinary"For Lease"signs duringthelast 6months oftheterm hereof. Lessor maynot placeany signonthe exteriorof theBuilding thatcoversany ofthe windowsofthe Premises. Exceptforordinary "ForSublease" signswhich maybeplaced onlyon thePremises, Lesseeshallnot placeany signupon theProjectwithout Lessor'sprior wriƩenconsent. Allsigns mustcomplywith allApplicable Requirements.

35. TerminaƟon; Merger. Unless speciﬁcallystated otherwisein wriƟngbyLessor,thevoluntary orother surrenderofthis Leaseby Lessee,themutual terminaƟon or cancellaƟon hereof,or a terminaƟonhereof byLessor forBreach byLessee,shall automaƟcallyterminate anysubleaseor lesserestate inthePremises; provided, however,that Lessormay electto conƟnue anyone orall exisƟngsubtenancies. Lessor'sfailure within10days followingany sucheventto electto thecontrary by wriƩen noƟce tothe holderofany suchlesser interest,shall consƟtuteLessor's elecƟon tohave suchevent consƟtute the terminaƟon ofsuchinterest.

36. Consents. All requestsforconsent shallbe in wriƟng. Exceptas otherwiseprovided herein,whereverin thisLease theconsentof aParty isrequiredto anact by orfor theother Party,suchconsent shallnot beunreasonably withheldordelayed. Lessor's actualreasonablecosts andexpenses (includingbutnot limitedto architects', aƩorneys', engineers'and otherconsultants'fees) incurredin the consideraƟon of,orresponse to,a requestbyLessee forany Lessorconsent,including butnot limitedto consentstoan assignment,a subleƫngor thepresenceor useof aHazardousSubstance, shallbe paidbyLessee uponreceipt ofan invoiceand supporƟng documentaƟon therefor. Lessor'sconsentto anyact, assignmentor subleƫngshallnot consƟtutean acknowledgmentthatno Defaultor BreachbyLessee ofthis Leaseexists, norshallsuch consentbe deemeda waiverofany then exisƟng DefaultorBreach, exceptas maybeotherwise speciﬁcallystated in wriƟng by Lessorat the Ɵme ofsuchconsent. The failureto specifyhereinany parƟcular condiƟon toLessor'sconsent shallnot precludethe imposiƟon byLessor atthe Ɵmeof consentof suchfurther orother condiƟons asare thenreasonable withreferenceto the parƟcular maƩerforwhich consentis beinggiven. Inthe eventthat either Partydisagrees withany determinaƟonmadeby theother hereunderand reasonablyrequeststhe reasonsfor such determinaƟon,the determiningparty shallfurnish itsreasons in wriƟng andinreasonable detailwithin 10business daysfollowingsuch request.

37. Guarantor.

37.1 ExecuƟon. TheGuarantors,ifany,shalleachexecute aguaranty intheform mostrecently publishedbyAIR CRE.

37.2 Default. Itshall consƟtutea Defaultofthe Lesseeif anyGuarantorfails orrefuses, uponrequestto provide: (a)evidence ofthe execuƟon ofthe guaranty, includingthe authorityof thepartysigning onGuarantor's behalfto obligateGuarantor,and inthe caseofa corporateGuarantor,a cerƟﬁedcopy ofa resoluƟonof its boardof directorsauthorizing themakingof suchguaranty,(b)current ﬁnancialstatements,(c) anEstoppel CerƟﬁcate,or(d) wriƩen conﬁrmaƟon thattheguaranty is sƟllin eﬀect.

38. Quiet Possession. Subjecttopayment byLessee oftheRent andperformance ofall ofthecovenants, condiƟonsand provisionsonLessee's partto beobserved andperformed underthis Lease,Lesseeshall havequiet possessionand quietenjoymentof thePremises duringtheterm hereof.

39. OpƟons. If Lesseeisgranted any OpƟon, as deﬁnedbelow,thenthe followingprovisions shallapply. ________ ________
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39.1 DeﬁniƟon. "OpƟon"shall mean: (a)theright toextend orreducethe termof orrenewthis Leaseor toextend orreducethe termof orrenewany lease thatLessee hason otherpropertyof Lessor;(b) theright of ﬁrstrefusal or ﬁrst oﬀertolease eitherthe Premisesorother propertyof Lessor;(c) therightto purchase, theright of ﬁrst oﬀertopurchase orthe rightof ﬁrstrefusalto purchasethe Premisesorother propertyof Lessor.

39.2 OpƟonsPersonal ToOriginal Lessee. Any OpƟongranted toLessee inthisLease ispersonal totheoriginal Lessee,and cannotbeassigned orexercisedby anyoneother thansaid originalLesseeand onlywhile theoriginal Lesseeisin fullpossession ofthePremises and,if requestedbyLessor,withLessee cerƟfyingthat Lesseehas no intenƟon of thereaŌerassigning or subleƫng.

39.3 MulƟple OpƟons. In theeventthat Lesseehas any mulƟple OpƟonstoextend orrenew thisLease,a later OpƟon cannotbeexercised unlessthe prior OpƟonshave beenvalidly exercised.

39.4 Eﬀect ofDefaulton OpƟons.
(a) Lessee shallhave norightto exercisean OpƟon: (i)duringthe periodcommencing withthegiving ofany noƟceofDefault and conƟnuing unƟlsaid Defaultis cured,(ii) duringtheperiod of Ɵme anyRent isunpaid(without regardto whethernoƟcethereof isgiven Lessee),(iii)during the Ɵme Lesseeis inBreachof thisLease, or(iv) intheevent thatLessee hasbeen given3or more noƟces ofseparateDefault, whetheror nottheDefaults arecured, duringthe 12monthperiod immediatelypreceding theexercise ofthe OpƟon.
(b) Theperiod of Ɵme withinwhichan OpƟonmay beexercisedshall notbe extendedor enlargedbyreason ofLessee's inabilitytoexercise an OpƟon becauseof theprovisions ofParagraph39.4(a).
(c) An OpƟon shallterminate andbeof nofurther forceor eﬀect,notwithstandingLessee's dueand Ɵmelyexerciseof the OpƟon, if, aŌersuch exercise andprior tothe commencement ofthe extendedterm or compleƟon ofthepurchase, (i)Lessee failstopay Rentfor aperiodof 30days aŌersuch Rentbecomesdue (withoutany necessityof Lessortogive noƟcethereof), or(ii) ifLesseecommits aBreach ofthisLease.

40. Security Measures. Lesseeherebyacknowledges thatthe Rentpayableto Lessorhereunder doesnot includethecost ofguard serviceorother security measures,and thatLessor shallhaveno obligaƟonwhatsoever toprovide same. Lessee assumesall responsibility forthe protecƟonof thePremises,Lessee, its agentsand inviteesand theirpropertyfrom theacts ofthird parƟes. In theevent, however,thatLessor shouldelect toprovidesecurity services,then thecost thereof shallbe an OperaƟng Expense.

41. ReservaƟons.
(a) Lessor reservesthe right:(i)to grant,without theconsent orjoinderof Lessee,such easements,rightsand dedicaƟonsthat Lessordeemsnecessary, (ii)to causethe recordaƟonofparcel mapsand restricƟons,(iii) tocreateand/or installnew uƟlityraceways,so longas sucheasements,rights, dedicaƟons,maps, restricƟons,and uƟlityracewaysdonotunreasonably interferewith theuse ofthePremises byLessee. Lessormay also:change thename,address or Ɵtle ofthe Buildingor Projectupon atleast90 daysprior wriƩen noƟce; provideandinstall, atLessee's expense,Buildingstandard graphicson thedoorof thePremises andsuch porƟonsof theCommon AreasasLessor shallreasonably deemappropriate; granttoany lesseethe exclusiverightto conductany businessaslong assuch exclusive rightdoes not conﬂict withanyrights expresslygiven herein;and toplacesuch signs, noƟces ordisplaysas Lessorreasonably deemsnecessaryor advisable upon the roof,exterior ofthe Buildingorthe Projector onsigns intheCommon Areas. Lesseeagreesto signany documentsreasonablyrequested byLessor to eﬀectuate such rights. The obstrucƟon ofLessee'sview,air,or lightby anystructureerected inthe vicinityofthe Building,whether byLessoror third parƟes, shallin noway aﬀect thisLease orimpose anyliabilityupon Lessor.
(b) Lessoralso reservesthe righttomove Lesseeto otherspaceof comparablesize inthe BuildingorProject. Lessor mustprovideat least73045 days prior wriƩen noƟceof suchmove,and thenew spacemust containimprovementsof comparablequality tothosecontained withinthe Premises. Lessor shallpay the reasonableout ofpocket coststhatLessee incurswith regardto such relocaƟon,including theexpenses ofmovingand necessary staƟonary revisioncosts. Inno event,however,shallLessor berequiredto payan amountin excessoftwo monthsBase Rent. Lesseemaynot berelocated morethanonce duringthe termofthis Lease.
(c) Lesseeshall not: (i)usea representaƟon(photographic orotherwise) oftheBuilding orProject ortheirname(s) in connecƟon withLessee'sbusiness; or(ii) suﬀeror permitanyone,except inemergency,togo upontheroof ofthe Building.

42. Performance UnderProtest. Ifat any Ɵme adisputeshall ariseas toany amountorsum ofmoney tobepaid byone Partytothe otherunder theprovisions hereof,the Partyagainst whomthe obligaƟon topay themoney isassertedshall havethe righttomake payment"under protest"andsuch paymentshall notbe regardedas avoluntary paymentandthere shallsurvive theright onthepart ofsaid Partyto insƟtute suitfor recoveryofsuch sum. Ifit shallbeadjudged thatthere wasno legal obligaƟon onthepart ofsaid Partyto paysuchsum orany partthereof,said Partyshall be enƟtledto recoversuch sumor somuchthereof asit wasnot legallyrequired topay. AParty whodoes not iniƟate suitforthe recoveryof sumspaid"under protest"within 6monthsshall bedeemed tohave waiveditsright to protestsuch payment.

43. Authority; MulƟple ParƟes; ExecuƟon.
(a) If eitherParty heretoisa corporaƟon,trust, limitedliability company,partnership,or similar enƟty,eachindividual execuƟng thisLease onbehalfof such enƟty representsand warrantsthathe orshe isduly authorizedtoexecute anddeliver thisLeaseon itsbehalf. EachParty shall,within 30days aŌerrequest, deliverto theother Party saƟsfactoryevidence ofsuch authority. (b) Ifthis Leaseis executedbymore thanone personor enƟty as"Lessee", eachsuch personorenƟty shallbe jointlyandseverally liablehereunder. Itis agreedthat anyone ofthenamed Lesseesshall beempowered toexecuteany amendmentto thisLease,or otherdocument ancillarytheretoand bindall ofthe namedLessees, andLessor mayrelyon thesame asif allofthe namedLessees hadexecutedsuch document. (c) ThisLease maybe executedbythe ParƟesin counterparts,each ofwhichshall bedeemed anoriginaland allof whichtogethershall consƟtuteone andthe sameinstrument.

44. Conﬂict. Any conﬂictbetweenthe printedprovisions ofthisLease andthe typewriƩenor handwriƩenprovisionsshall becontrolled bythe typewriƩen or handwriƩenprovisions.

45. Oﬀer. PreparaƟon ofthisLease byeither partyortheir agentand submission of sametothe otherParty shallnotbe deemedan oﬀertolease tothe other Party. ThisLease isnotintended tobe binding unƟl executedanddelivered byall ParƟeshereto.

46. Amendments. This Leasemaybe modiﬁedonly in wriƟng,signed bythe ParƟesin interestatthe Ɵmeof the modiﬁcaƟon. Aslong astheydo notmaterially changeLessee's obligaƟonshereunder,Lesseeagreesto makesuch reasonablenon-monetary modiﬁcaƟonstothis Leaseas maybereasonably requiredby aLender in connecƟon withthe obtainingofnormal ﬁnancingor reﬁnancingof thePremises.

47. Waiver ofJury Trial. THE PARTIESHEREBY WAIVETHEIRRESPECTIVE RIGHTSTOTRIALBYJURYINANY ACTIONOR PROCEEDINGINVOLVINGTHE PROPERTY ________ ________
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ORARISING OUTOF THISAGREEMENT.

48. ArbitraƟon ofDisputes. AnAddendum requiringthe ArbitraƟonofall disputesbetween theParƟes and/orBrokersarising outof thisLease is isnot aƩachedto thisLease.

49. Accessibility; Americanswith DisabiliƟesAct.
(a) The Premises:
havenot undergonean inspecƟonbya CerƟﬁedAccess Specialist(CASp). Note:A CerƟﬁedAccess Specialist(CASp)can inspectthe subjectpremisesand determinewhether thesubject premisescomplywith allof theapplicable construcƟon-relatedaccessibilitystandards understate law.Althoughstate lawdoes not requirea CASp inspecƟon ofthesubject premises,the commercialproperty ownerorlessor maynot prohibitthelessee ortenant fromobtaininga CASp inspecƟon of thesubject premisesfor theoccupancyor potenƟaloccupancy ofthe lesseeortenant, ifrequested bythelessee ortenant. The parƟesshall mutuallyagree onthe arrangementsfor the Ɵme andmannerof theCASp inspecƟon,the paymentofthe feefor theCASpinspecƟon, andthe costofmaking anyrepairs necessaryto correct violaƟons of construcƟon-related accessibilitystandardswithin thepremises. haveundergone an inspecƟon bya CerƟﬁed AccessSpecialist (CASp)and itwasdetermined thatthe Premisesmetall applicable construcƟon-related accessibility standardspursuant toCalifornia CivilCode§55.51 etseq. Lessee acknowledgesthatit receiveda copyofthe inspecƟon report atleast48 hoursprior to execuƟng this Leaseand agreesto keepsuchreport conﬁdenƟal.
haveundergone an inspecƟon bya CerƟﬁed AccessSpecialist (CASp)and itwasdetermined thatthe Premisesdidnot meetall applicable construcƟon-related accessibilitystandards pursuantto CaliforniaCivilCode §55.51et seq. Lesseeacknowledgesthat itreceived acopyof the inspecƟon reportatleast 48hours priorto execuƟngthis Leaseand agreestokeep suchreport conﬁdenƟalexcept asnecessaryto completerepairs and correcƟonsof violaƟonsof construcƟonrelated accessibilitystandards.

Inthe eventthat thePremiseshave beenissued an inspecƟon reportbya CASpthe Lessorshallprovide acopy ofthedisability access inspecƟon cerƟﬁcateto Lessee within7 daysof the execuƟonof thisLease.
(b) Sincecompliance withthe Americanswith DisabiliƟes Act(ADA) andotherstate andlocal accessibilitystatutes aredependentupon Lessee's speciﬁc useof thePremises, Lessormakesno warrantyor representaƟonas towhetheror notthe Premisescomplywith ADAor anysimilar legislaƟon. In theevent that Lessee'suse ofthe Premisesrequires modiﬁcaƟons or addiƟons tothe Premisesinorder tobe incompliancewith ADAor otheraccessibilitystatutes, Lesseeagrees to makeany suchnecessary modiﬁcaƟonsand/or addiƟons atLessee's expense.

LESSORAND LESSEEHAVE CAREFULLYREADAND REVIEWEDTHIS LEASEAND EACHTERMAND PROVISIONCONTAINED HEREIN,ANDBYTHEEXECUTION OFTHIS LEASESHOW THEIRINFORMED ANDVOLUNTARYCONSENT THERETO. THEPARTIESHEREBYAGREETHAT,ATTHE TIMETHISLEASE ISEXECUTED, THETERMSOF THISLEASE ARECOMMERCIALLY REASONABLEANDEFFECTUATETHEINTENT ANDPURPOSE OFLESSORAND LESSEEWITH RESPECTTOTHE PREMISES.

ATTENTION: NOREPRESENTATIONORRECOMMENDATIONIS MADEBYAIRCRE ORBYANY BROKERAS TOTHELEGAL SUFFICIENCY,LEGAL EFFECT,ORTAX CONSEQUENCESOF THISLEASE ORTHETRANSACTION TOWHICH ITRELATES. THEPARTIESAREURGED TO:

1. SEEKADVICE OFCOUNSELAS TOTHE LEGALANDTAXCONSEQUENCESOF THISLEASE.

2. RETAINAPPROPRIATECONSULTANTSTOREVIEW ANDINVESTIGATETHECONDITIONOF THEPREMISES. SAID INVESTIGATIONSHOULDINCLUDE BUTNOT BE LIMITEDTO:THEPOSSIBLE PRESENCEOFHAZARDOUS SUBSTANCES,THE ZONINGAND SIZEOFTHE PREMISES,THE STRUCTURALINTEGRITY,THE CONDITIONOF

THEROOF ANDOPERATING SYSTEMS,COMPLIANCEWITH THEAMERICANS WITHDISABILITIES ACTANDTHE SUITABILITYOF THEPREMISESFOR LESSEE'S INTENDEDUSE.

WARNING: IFTHE PREMISESARELOCATEDINA STATEOTHER THANCALIFORNIA, CERTAINPROVISIONSOF THELEASEMAYNEEDTO BEREVISEDTOCOMPLYWITH THELAWS OFTHE STATEINWHICH THEPREMISES ARELOCATED.

The parƟes heretohave executedthisLease atthe placeand onthedates speciﬁedabove theirrespecƟvesignatures.

Executedat:

On:

ByLESSOR:

The City of Garden Grove
By:

NamePrinted:

Title:

Phone:

Fax:

Email:

By:

NamePrinted:

Title:

Phone:

Fax:

Email:

Address:

Executedat:

On:

ByLESSEE:

Farmers and Merchants Bank of Long Beach
By:

NamePrinted:

Title:

Phone:

Fax:

Email:

By:

NamePrinted:

Title:

Phone:

Fax:

Email:

Address:
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INITIALS INITIALS
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FederalID No.: FederalID No.:

BROKER
CBRE, Inc.

AƩn: Peter Wells and Taylor Friend
Title: First Vice President
Address: 3501 Jamboree Road, Suite 100 Newport
Beach, CA 92660
Phone: 949-413-5234 and 714-566-5998
Fax:

Email: [email protected] and
[email protected]
FederalID No.:

BrokerDRE License#:

AgentDRE License#: 01718361 and 01885394
BROKER
None
AƩn: None
Title:

Address:

Phone:

Fax:

Email:

FederalID No.:

BrokerDRE License#:

AgentDRE License#:

AIRCRE * hƩps://www.aircre.com * 213-687-8777 * [email protected] NOTICE: Nopart oftheseworks maybe reproducedin anyformwithout permissionin wriƟng. ________ ________
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RENTADJUSTMENT(S)
(ORIGINALTERM)

I. Consumer PriceIndex.
a. The monthlyBaseRentshallbe increasedon and every months thereaŌer duringtheOriginal Term("CPI Increase Date(s)")commensurate withthe increaseinthe CPI(as herein deﬁned) determinedasfollows: the monthlyBaseRent scheduledfor the ﬁrstmonth ofthe Original Termshall be mulƟplied bya fracƟon thedenominator ofwhich istheBase CPI(as herein deﬁned),and thenumerator ofwhichis theComparison CPI(as herein deﬁned). Theamount socalculatedshall consƟtutethe newBase Rent unƟlthe nextCPI IncreaseDate,but inno eventshallany suchnew BaseRent belessthan the BaseRent forthe monthimmediatelypreceding theapplicable CPIIncrease Date. b. Theterm "CPI"shallmean theConsumer PriceIndexof theBureau ofLabor StaƟsƟcs ofthe U.S.Department ofLaborfor (selectone): CPIW (UrbanWage Earnersand ClericalWorkers)or CPI U(AllUrban Consumers),for (ﬁllinUrban Area): or theareain whichthe Premisesis located,All Items(1982-1984 =100). Theterm "ComparisonCPI" shallmeanthe CPIof thecalendarmonth whichis 2fullmonths priorto theapplicable Original TermCPI IncreaseDate. Theterm "BaseCPI" shallmean theCPIof thecalendar monthwhichis 2full monthspriorto theCommencement Dateof theOriginalTerm. c. Ifthe compilaƟonand/or publicaƟon ofthe CPIistransferred toanother governmentaldepartment, bureauoragency oris disconƟnued,theninstead theindex mostnearly thesameas theCPI shallbe usedtocalculate theBase Rentincreaseshereunder. If the ParƟescannot agreeon such alternaƟve index,thenthe maƩershall be submiƩed fordecisionto theAmerican ArbitraƟon AssociaƟon inaccordancewith thethen rulesofsaid associaƟonand thedecisionof thearbitrators shallbe bindingupon the parƟes,with thecost ofsuch arbitraƟonbeingpaid equallyby the ParƟes.

II. Fixed Percentage. Themonthly BaseRentshall beincreased on the anniversary of the Commencement Date andevery 12 months thereaŌerduring theOriginal Term("PercentageIncrease Date(s)")by three percent ( 3 %)ofthe monthlyBase Rent scheduledto bepaid forthemonth immediatelypreceding theapplicable PercentageIncreaseDate.

III. FixedRentalAdjustment(s) ("FRA").

Themonthly BaseRent shallbeincreased tothe followingamounts onthedates setforth below:

On (ﬁll inFRA AdjustmentDate(s)): Thenew BaseRent shallbe:

BROKER'SFEE: For eachadjustmentin BaseRent speciﬁedabove, theBrokersshall bepaid aBrokerageFee inaccordance withparagraph15 ofthe Leaseor if applicable,paragraph 9of theSublease.

AIRCRE * hƩps://www.aircre.com * 213-687-8777 * [email protected]

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NOTICE: Nopart oftheseworks maybe reproducedin anyformwithout permissionin wriƟng. ________ ________
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OPTION(S)TOEXTEND TERM

STANDARDLEASEADDENDUM
Dated: September 5, 2024
ByandBetween
Lessor: The City of Garden Grove
Lessee: Farmers and Merchants Bank of Long Beach
PropertyAddress: 12966 Euclid Street, Suite 150, Garden Grove, CA 92840 (streetaddress, city,state, zip)
Paragraph: 51 OPTION(S) TOEXTEND TERM. Subject tothe terms, condiƟons andprovisionsof Paragraph39, LessorgrantsLessee two (2) opƟon(s)to extendthe termofthe Lease("Extension OpƟon(s)"),with eachExtension OpƟon beingfor atermof sixty (60) months,commencing when theprior termexpires ("OpƟonTerm(s)"). Inorder toexercise anExtension OpƟon, Lesseemust give wriƩen noƟce ofsuch elecƟontoLessor andLessor mustreceive such noƟce atleast nine (9) but notmorethan monthspriorto thedate thattheapplicable OpƟonTermwouldcommence, Ɵme beingof the essence. If Ɵmely andproper noƟﬁcaƟon ofthe exerciseof anExtension OpƟon isnot givenbyLessee and/orreceived byLessor,such Extension OpƟon shall automaƟcallyexpire. Except as speciﬁcally modiﬁed, theterms, condiƟonsand provisionsofthe Leaseshall applyduring OpƟon Termsbut theamountof Rentduring OpƟonTermsshallbe establishedbyusing themethod(s) selectedbelow (checkmethod(s)to beused and ﬁllin appropriately):

I. Consumer PriceIndex.
(a) Duringthe OpƟonTerm(s)whichstart(s) on ,the monthlyBaseRent shallbe increasedon and every months thereaŌerduring such OpƟon Term(s)("OpƟonTermCPIIncrease Date(s)")commensurate withtheincrease inthe OpƟonTermCPI (asherein deﬁned)determinedas follows: themonthly BaseRentscheduled forthe monthimmediately precedingthe ﬁrst occurringOpƟon TermCPIIncrease Dateshall be mulƟpliedby a fracƟon the denominatorof whichis the OpƟonTermBaseCPI (asherein deﬁned),andthe numeratorof whichisthe OpƟonTermComparison CPI(as herein deﬁned). The amountso calculatedshall consƟtutethenew BaseRent unƟlthe next OpƟonTermCPIIncrease Dateduringthe applicable OpƟon Term,butin noevent shallany suchnew BaseRent belessthan theBase Rentfor themonthimmediately precedingthe applicable OpƟonTermCPIIncrease Date. (b) Theterm"OpƟon TermCPI" shallmeanthe ConsumerPrice Indexofthe Bureauof Labor StaƟsƟcs oftheU.S. Department of Laborfor(select one):

CPIW (UrbanWageEarnersandClerical Workers)or CPIU(All UrbanConsumers), for(ﬁllin UrbanArea): or thearea inwhich thePremises is located,All Items(1982-1984 =100). Theterm "OpƟonTermComparison CPI"shall meanthe CPIofthe calendarmonth whichis2 fullmonths priorto theapplicable OpƟonTermCPIIncrease Date. The term"OpƟon TermBase CPI"shallmean theCPI ofthecalendar monthwhich is2full monthsprior to(select one):

CommencementDate ofthe OriginalTerm, start ofthe applicable OpƟonTerm,or (ﬁllin month) . (c) If compilaƟon and/or publicaƟon oftheCPI istransferredtoanothergovernmental department,bureau oragencyor is disconƟnued, theninstead the indexmost nearlythe sameasthe CPIshall beused tocalculatethe BaseRent increaseshereunder. Ifthe ParƟescannotagree onsuch alternaƟveindex, thenthe maƩershall be submiƩed fordecisionto theAmerican ArbitraƟon AssociaƟon inaccordancewith thethen rulesofsaid associaƟonand thedecisionof thearbitrators shallbe bindingupon the parƟes,with thecost ofsuch arbitraƟonbeingpaid equallyby the ParƟes.

II. Fixed Percentage. Duringthe OpƟon Term(s)which start(s)on , themonthly BaseRentshall beincreased on andevery months thereaŌerduring such OpƟon Term(s)("OpƟonTermPercentageIncrease Date(s)")by percent ( %)of themonthly BaseRent scheduled to bepaidfor themonth immediatelypreceding theapplicable OpƟon TermPercentage IncreaseDate.

III. FairMarket Value.
(a) Duringthe OpƟonTerm(s)whichstart(s) on the day following the Expiration Date ,theamount ofRentshallbethe amountforecastedtobe thefairmarket rentalvalue ofthe Premisesduringsuch OpƟonTermestablishedpursuantto theprocedures, terms, assumpƟons and condiƟonsset forthherein ("FairMarketValue"); provided,however,regardlessof suchFairMarket Value,Base Rentduringan OpƟonTermshallnotbe lessthan the BaseRent scheduled as ofwhenthe priorterm expires. StarƟngasof Lessee'sexercise oftheapplicable Extension OpƟon (butnotearlier thansix (6)months before startof theapplicable OpƟonTerm),the ParƟesshall forthirty (30)days("NegoƟaƟon Period") aƩempt toagreeupon theFair MarketValue. Ifduring the NegoƟaƟonPeriod the ParƟes donotagree onthe FairMarket Value,thenthe FairMarket Valueshallbe establishedpursuant totheprocedures setforth herein, whichshall bebinding.
(b) EachPartyshall, within ﬁŌeen (15)days aŌertheend ofthe NegoƟaƟonPeriod,in wriƟngsubmit totheother Partysuch Party's determinaƟon oftheFair MarketValue("SubmiƩedValue(s)"). Ifa Partyfails to Ɵmely providea SubmiƩed Value,then theotherParty's SubmiƩedValueshallbethe FairMarket Value. If both ParƟes Ɵmelyprovide SubmiƩedValues,then eachParty shall,within ﬁŌeen(15)days aŌerboth ParƟeshaveexchanged SubmiƩedValues,in wriƟng noƟfy the otherParty ofsuch Party'sselectedvaluator whoshall meetthe qualiﬁcaƟonssetforth herein("Advocate Valuator(s)"). Lessor andLessee mayselectan Advocate Valuatorwho isfavorabletosuchParty's posiƟonand may,prior toor aŌer appointmentof anAdvocateValuator,consultwith suchParty'sAdvocate Valuator. Ifa Partyfails to Ɵmely andproperlyprovide noƟceof suchParty's chosenAdvocateValuator,thenthe otherParty's SubmiƩed Valueshall betheFair MarketValue. (c) Ifboth ParƟes Ɵmely andproperlydesignate AdvocateValuators,thensuchAdvocate Valuatorsshall, within ﬁŌeen(15) days aŌer their selecƟon, choosea third(3rd) neutralvaluator whoshallmeet the qualiﬁcaƟons setforth herein("NeutralValuator"). The NeutralValuatorshall beengaged jointlybyLessor andLessee.

IfAdvocate Valuatorsfail toagreeupon and Ɵmely appointa NeutralValuator,then thePresident ofAIRCRE shallappoint suchNeutralValuatorwithin ﬁŌeen (15)

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days aŌer requestby eitherParty. Ifthe Presidentof AIRCREdoes not Ɵmely appointtheNeutral Valuator,then eitherPartymay ﬁlean appropriatelegal acƟonfora judgewith competent jurisdicƟon overthe ParƟes toappoint theNeutral Valuator. (d) TheAdvocateValuatorsandthe NeutralValuator("Valuator(s)")shallbe dulylicensed realestatebrokers orsalespersons ingoodstanding inthe statein whichthe Premisesis located,shallhave been acƟve overthe ﬁve(5)year periodbefore theirappointmentin theleasing of properƟessimilar tothe Premiseswithin thegeneral realestatemarketofthe Premises. TheNeutral Valuatorshall addiƟonally notbe relatedtoor aﬃliatedwith eitherPartyor AdvocateValuator,andshall nothave previouslyrepresented inareal estate transacƟon aParty oranyonerelated toor aﬃliatedwitha Party. All maƩersto bedetermined bythe Valuatorsshall bedecided bya majorityvoteof theValuators,witheach Valuatorhavingone (1)vote. TheValuators may,as theValuatorsdetermine, holdhearings andrequire briefs,including marketdata and addiƟonal informaƟon.
(e) Withinthirty (30)days aŌer selecƟonof theNeutral Valuator,the Valuatorsshall ﬁrst determinethe FairMarketValueestablishedby takingintoaccount theterms, assumpƟons and condiƟonssetforth herein("Valuators'MarketValue"), thendecidewhich Party's SubmiƩed Valueiscloser inmonetary amounttothe Valuators'Market Value("Selected MarketValue"),then providethe ParƟesa copyofthe Valuators'Market Valueand ﬁnally noƟfythe ParƟesofthe SelectedMarket Value. TheSelected MarketValueshall bethe FairMarket Value. The Valuatorsshall havenoright todecide aSelectedMarket Valuewhich isa compromiseto(or modiﬁcaƟonof) the SubmiƩed Values. The decisionof theValuatorsshallbebinding uponthe ParƟes. The Partywhose SubmiƩedValueis notthe SelectedMarket Valueshall, withinten (10)days aŌer theValuatorsdecidethe SelectedMarketValue,paythe feesandcosts ofall three(3)Valuators. (f) Ifthe FairMarketValue hasnot beenestablished beforethestart ofthe applicable OpƟonTerm, thenLessee shall conƟnueto payto Lessorrent inthe amountpayable forthe monthimmediatelypreceding thestart ofsuch OpƟonTermand Lessor'sacceptance ofsuchrent shallnot waive,adversely aﬀect orprejudice the ParƟes' rightto completeestablishmentof theFair MarketValueorLessor'sright tocollect thefullamount ofthe FairMarketValueoncethe FairMarket Valueis established. Lesseeshall, withinten(10) days aŌer establishmentof theFairMarket Value,pay toLessorany deﬁciencyin rentthendue forthe OpƟonTerm.

Followingestablishment ofFair MarketValue,the ParƟesshall, withinten (10)days aŌer requestby eitherParty,sign anamendment tothisLease to conﬁrm theFair MarketValueandthe expiraƟondateof thisLease, butthe ParƟes'failureto requestor tosignsuch anamendment shallnot aﬀect establishmentof theFair Market Valueor extensionof theLeaseterm.
(g) The Valuators,indeciding theValuators'MarketValue,shalltakeinto accountrent rates,rentabatements, periodicrent increases,realproperty taxes, insurancepremiums andother operaƟngexpenses,tenant improvementand otherapplicable allowances,buildingservices, lengthof leasetermand otherfactors professionalreal estatebrokers and/orappraiserscustomarily considerin determiningfair marketrentof propertyin anarm'slength transacƟonby ready,willingand able parƟes forspace ofcomparable locaƟon, size,age, condiƟon,quality,parking,visibility,view,signageand accessibilityifthe Premiseswere marketedina normal andcustomary mannerfor areasonablelength of Ɵme onthe openmarketto beleased toatenant with ﬁnancial strengthandcredit worthinesscomparable to Lesseeand guarantors(if any)ofthis Lease(as ofLessee's exerciseofthe Extension OpƟon) foraterm comparableto thelengthof theapplicable OpƟonTermand usedfor theAgreed Use(orother reasonablycomparable uses). TheValuators,in decidingthe Valuators'MarketValue, shallnot considerasa comparable transacƟonany ofthe following: a sublease,lease assignment,lease renewalorextension; leasewith atenantthat hasequity,isrelatedto or aﬃliated withthe landlord;or alease ofspacethat wassubject toa rightof ﬁrst refusal,right of ﬁrst oﬀer ,expansion opƟon orotherencumbrances. The Valuators,in decidingthe Valuators'Market Value,shall reducetheFair MarketValue onaccount of AlteraƟonsand improvementsmade byLesseeto theextent thecostthereof waspaid solely byLessee (inexcess ofanyapplicable improvementallowance, abatedrent inlieuof improvementallowance orother consideraƟon providedby LessorforLessee's improvementof thePremises), shallnotreduce theFair MarketValueonaccountof anyreal estatebrokeragecommission savingsby Lessor,andshall notreduce the FairMarket Valueon accountofdeferred maintenanceor repairof thePremisesfor whichLessee wasresponsibleunder theLease butdidnot perform.

IV. FixedRental Adjustment(s)("FRA").

Themonthly BaseRent shallbeincreased tothe followingamounts onthedates setforth below:

On (ﬁll inFRA AdjustmentDate(s)): Thenew BaseRent shallbe:

V. ConƟnuaƟonof OriginalTermAdjustments.

Themonthly BaseRent duringthe OpƟon Term(s)which start(s)on shall beincreased inaccordancewith thesame formulaprovidedin theLease tobe usedto calculateincreases intheBase Rentduring theOriginal Termofthe Lease.

BROKER'SFEE: For eachadjustmentin BaseRent speciﬁedabove, theBrokersshall bepaid aBrokerageFee inaccordance withparagraph15 ofthe Leaseor if applicable,paragraph 9of theSublease.

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RULESANDREGULATIONSFOR

STANDARDOFFICE LEASE
Date: September 5, 2024
ByandBetween
Lessor: The City of Garden Grove
Lessee: Farmers and Merchants Bank of Long Beach
PropertyAddress: 12966 Euclid Street, Suite 150, Garden Grove, CA 92840 (streetaddress, city,state, zip)

GENERALRULES

1. Lesseeshall not suﬀer orpermitthe obstrucƟonof anyCommonAreas, includingdriveways, walkwaysandstairways.

2. Lessorreserves theright torefuseaccess toany personsLessorin goodfaith judgestobe athreat tothe safetyand reputaƟon ofthe Projectandits occupants.

3. Lesseeshall notmake orpermitany noiseor odorsthatannoy orinterfere withotherlessees orpersons havingbusiness withintheProject.

4. Lesseeshall notkeep animalsorbirds withinthe Project,andshall notbring bicycles,motorcyclesor othervehicles intoareas notdesignatedas authorizedfor same.

5. Lesseeshall notmake, suﬀerorpermit liƩerexcept inappropriatereceptacles forthat purpose.

6. Lesseeshall notalter anylockor installnew or addiƟonallocks orbolts.

7. Lesseeshall beresponsible fortheinappropriate useof anytoiletrooms, plumbingor other uƟliƟes. Noforeign substancesof anykindare tobe insertedtherein.

8. Lesseeshall notdeface thewalls, parƟƟons orother surfacesofthe Premisesor Project.

9. Lesseeshall not suﬀer orpermitanything inor aroundthePremises orBuilding thatcausesexcessive vibraƟonor ﬂoorloading inanypart ofthe Project.

10. Furniture, signiﬁcantfreight andequipment shallbemoved intoor outofthe buildingonly withtheLessor's knowledgeand consent,and subjecttosuch reasonable limitaƟons, techniquesand Ɵming,asmay bedesignated byLessor. Lesseeshall beresponsible foranydamage tothe OﬃceBuildingProject arisingfrom anysuch acƟvity.

11. Lessee shallnot employany serviceorcontractor forservices orworkto beperformed intheBuilding, exceptas approvedby Lessor.

12. Lessor reservesthe rightto closeandlock theBuilding onSaturdays, Sundaysand BuildingHolidays, andon otherdays betweenthehours of 6:00 P.M.and 8:00 A.M. ofthefollowing day. IfLessee usesthePremises duringsuch periods,Lesseeshall beresponsible forsecurelylocking anydoors itmay haveopened forentry.

13. Lessee shallreturn allkeysatthe terminaƟon ofits tenancyandshall beresponsible forthecost ofreplacing anykeysthatarelost.

14. No windowcoverings, shadesor awningsshallbe installedor usedbyLessee.

15. No Lessee,employee orinvitee shallgoupon theroof oftheBuilding.

16. Lessee shallnot suﬀeror permitsmokingor carryingof lightedcigarsor cigareƩesin areasreasonablydesignated byLessor orby applicablegovernmental agenciesas non-smokingareas.

17. Lessee shallnot useany methodof heaƟng orair condiƟoningotherthan asprovided byLessor.

18. Lessee shallnot install,maintain oroperateany vendingmachines uponthePremises withoutLessor's wriƩenconsent.

19. The Premisesshall notbe usedforlodging ormanufacturing, cookingorfood preparaƟon.

20. Lessee shallcomply withall safety, ﬁre protecƟon and evacuaƟon regulaƟonsestablishedby Lessoror anyapplicablegovernmental agency.

21. Lessor reservesthe rightto waiveanyone ofthese rulesor regulaƟons, and/oras toanyparƟcular Lessee,and anysuch waivershallnot consƟtutea waiverof anyother ruleor regulaƟonorany subsequent applicaƟon thereofto suchLessee.

22. Lessee assumesall risksfrom theŌorvandalism andagrees tokeepits Premiseslocked asmaybe required.

23. Lessor reservesthe rightto makesuchother reasonablerules and regulaƟonsas itmay from Ɵmeto Ɵmedeem necessaryfor theappropriate operaƟon and safetyof theProject anditsoccupants. Lessee agreesto abidebythese andsuch rulesand regulaƟons.

PARKINGRULES

1. Parkingareas shallbe usedonlyfor parkingby vehiclesnolonger thanfull size,passengerautomobiles hereincalled "PermiƩedSize Vehicles."Vehiclesother than PermiƩed SizeVehicles arehereinreferred toas "OversizedVehicles."

2. Lessee shallnot permitorallow anyvehicles thatbelongto orare controlledbyLessee orLessee's employees,suppliers, shippers,customers,or inviteesto be loaded,unloaded, orparked inareasother thanthose designatedby Lessorforsuch acƟviƟes.

3. Parking sƟckers or idenƟﬁcaƟon devicesshallbe theproperty ofLessorand bereturned toLessorby theholder thereofupon terminaƟonofthe holder'sparking privileges. Lesseewill paysuchreplacement chargeas isreasonably establishedbyLessor forthe lossofsuch devices.

4. Lessorreserves theright torefusethe saleof monthly idenƟﬁcaƟondevices toany personor enƟty thatwillfully refusesto complywiththe applicablerules, regulaƟons,laws and/oragreements.

5. Lessorreserves theright torelocateall ora partofparking spacesfrom ﬂoorto ﬂoor,withinone ﬂoor ,and/or toreasonablyadjacent oﬀsite locaƟon(s), andto reasonablyallocate thembetween compactandstandard sizespaces, aslong asthesame complieswith applicablelaws,ordinances and regulaƟons.

6. Usersof theparking areawillobey allposted signsandpark onlyin theareasdesignated forvehicle parking.

7. Unlessotherwise instructed,every personusingthe parkingarea isrequiredto parkand lockhisown vehicle. Lessorwill notberesponsible forany damageto vehicles,injury topersons orlossof property,all ofwhich risksareassumed bythe partyusingthe parkingarea.

8. ValidaƟon,if established,will bepermissibleonly bysuch methodormethods asLessor and/oritslicensee mayestablish atratesgenerallyapplicableto visitor

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9. Themaintenance, washing,waxing orcleaningof vehiclesin theparkingstructure orCommon Areasisprohibited.

10. Lessee shallbe responsiblefor seeingthatall ofits employees,agentsand inviteescomply withtheapplicable parkingrules, regulaƟons,laws andagreements.

11. Lessorreserves theright tomodifythese rulesand/or adoptsuchother reasonableand non-discriminatoryrulesand regulaƟonsas itmay deemnecessaryfor theproper operaƟonof theparkingarea.

12. Suchparking useas ishereinprovided isintended merelyasa licenseonly andnobailment isintended orshall becreatedhereby.

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COMMENCEMENTDATEMEMORANDUM
Date: September 5, 2024
ByandBetween
Lessor: The City of Garden Grove
Lessee: Farmers and Merchants Bank of Long Beach
PropertyAddress: 12966 Euclid Street, Suite 150, Garden Grove, CA 92840 (streetaddress, city,state, zip)
THISMEMORANDUM, madeas of September 5, 2024 by andbetween The City of Garden Grove ("Lessor") and Farmers and Merchants Bank of Long Beach ("Lessee").

Recitals:

Lessorand Lesseeare parƟestothat certainLease, datedfor referencepurposes September 5, 2024 (the"Lease") forcertainpremises (the "Premises")commonly knownas (streetaddress,city,state,zip) 12966 Euclid Street, Suite 150, Garden Grove, CA 92840 .

Lesseeis nowin possessionofthe Premisesand theTermoftheLease hascommenced.

Lessorand Lesseedesire toenterinto thisMemorandum conﬁrmingthe CommencementDate,the ExpiraƟonDate andother maƩers underthe Lease.

NOW,THEREFORE, Lessorand Lesseeagreeas follows:

1. Theactual CommencementDate is N .

2. Theactual ExpiraƟonDate is N .

3. TheBase Rentshall beadjustedon thedates indicatedasfollows: (strike ifnot applicable)

4. Other: (strikeif notapplicable)

5. Capitalizedterms not deﬁned hereinshallhave thesame meaningasset forthin theLease. Signaturesto thisMemorandum accomplishedbymeans of electronicsignature orsimilar technologyshallbe legaland binding.

INWITNESS WHEREOF,the parƟesheretohave causedthis Agreementto beexecutedas ofthe dateandyear ﬁrstabove wriƩen.

ByLessor
The City of Garden Grove
By:

NamePrinted:

Title:

Phone:

Fax:

Email:

By:

NamePrinted:

Title:

Phone:

Fax:

Email:

Address:

FederalID No.:

ByLessee
Farmers and Merchants Bank of Long Beach
By:

NamePrinted:

Title:

Phone:

Fax:

Email:

By:

NamePrinted:

Title:

Phone:

Fax:

Email:

Address:

FederalID No.:

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Garden Grove City CouncilSeptember 10, 2024

Garden Grove City Council
September 10, 2024