Common use of Master Lease Clause in Contracts

Master Lease. 7.1. Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master Lessor." 7.2. This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. The Terms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with for the benefit of Sublessor and Master Lessor each and every obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom ________________________________________________. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.16.1. Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993", wherein Northern Trust of CaliforniaBTP Investors, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessorLLC, hereinafter referred to as the "Master Lessor", is the lessor by way of assignment by JER Bayside, LLC." 7.26.2. This Second Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.36.3. The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Second Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Second Sublease in which event the terms of this Second Sublease document shall control over the Master Lease. Therefore, for the purposes of this Second Sublease, wherever in the master Master Lease the word "LessorLandlord" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "LesseeTenant" is used it shall be deemed to mean the Sublessee herein. 7.46.4. During the term of this Second Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Second Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: Article 2 in its entirety; 3.3; 4.6; 5.l(B); 5.l(C); 5.2(B); 5.2(D); 6.3; Article 7 in its entirety; Article 10 in its entirety; l3.12(C)(2); 13.12(C)(3); and Exhibit E. 7.56.5. The obligations that Sublessee has assumed under paragraph 7.4 6.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 6.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.66.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.76.7. Sublessor agrees to maintain the Master Lease during the entire term of this Second Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.86.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.16.1. Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993", wherein Northern Trust of CaliforniaJER Bayside, N.A.LLC, a national banking associationDelaware Limited liability Company, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master Lessor"." 7.26.2. This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.36.3. The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master ____________ 2 The Base Rent shall be shared equally between Master Lessor and Sublessor. Over the Term of 17 months each party will receive a gross amount prior to electrical/NNN's of $36,125. Lease the word "LessorLandlord" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "LesseeTenant" is used it shall be deemed to mean the Sublessee herein. 7.46.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: Article 2 in its entirety; 3.3; 4.6; 5.l(B); 5.l(C); 5.2(B); 5.2(D); 6.3; Article 7 in its entirety; Article 10 in its entirety; 13.12(C)(2); 12.12(C)(3); and Exhibit E. 7.56.5. The obligations that Sublessee has assumed under paragraph 7.4 6.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 6.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.66.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.76.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.86.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993B, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is Fran▇ ▇▇▇▇▇▇▇▇ ▇▇▇ Nath▇▇ ▇▇▇▇▇▇ ▇▇ the lessor, hereinafter referred to as the "Master Lessor.MASTER LESSOR" 7.2. This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word work "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every applicable obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom ________________________________________________Master Lease. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A.10 Faraday Partners, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 California general partnership is the lessor, hereinafter referred to as the "Master Lessor.MASTER LESSOR" 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: Sections 7.1(b), 7.1(c), 10.2, and 11. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 210, 1993, 1996 wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 ▇▇▇ ▇▇▇▇▇▇▇▇▇ is the -------------- ------------- lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes purpose of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, . Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom therefrom: _________________________________________________ Paragraphs 1, 2, & 3 of the Addendum to Master lease dated April 10, 1997. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2January 24, 19931996 wherein Daishin U.S.A. Co., wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Ltd. is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word work "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this the Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to ______ perform and comply with for the benefit of Sublessor and Master Lessor each and every obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom _________________ of Sublessor and Master Lessor, each and every obligation of Sublessor under the Master Lease________________________________. 7.5. 7.5 The obligations that Sublessee sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.Remaining

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2wherein The ▇▇▇▇▇▇ Family Investment Partnership L.P., 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 A California Limited Partnership is the lessor, hereinafter referred to as the "Master LessorMASTER LESSOR"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Lease Master lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: 1.5, 1.7, 5, Lease Addendum Items 1, 5, 6, 18, 32, 38, and Exhibit B. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that to Sublessor's actual knowledge no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1", dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 wherin ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ LLC is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: N/A . 7.5. 7.5 The obligations that Sublessee Sublesee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations.. AD ---- ------- ---- ------- Initials Page 4 of 8 Initials 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.15.1. Sublessor is the lessee Subject to Section 5.3 below, this Sublease and all of Sublessee's rights hereunder are and shall remain in all respects subject and subordinate to all of the Premises by virtue terms and provisions of a lease, hereinafter referred to as the "Master Lease," , a true and complete copy of which is attached hereto marked as Exhibit 1B. Sublessee shall in no case have any rights under this Sublease greater than Sublessor's rights as tenant under the Master Lease. The foregoing provisions shall be self-operative and no further instrument of subordination shall be necessary to effectuate such provisions unless required by Landlord or Sublessor, dated April 2in which event Sublessee shall, 1993upon demand by Landlord or Sublessor at any time and from time to time, wherein Northern Trust execute, acknowledge and deliver to Sublessor and Landlord any and all instruments that Sublessor or Landlord, in the reasonable discretion of Californiaeither of them, N.A.may deem necessary or proper to confirm such subordination of this Sublease and the rights of Sublessee hereunder, a national banking associationsubject to Section 5.3 hereof. Notwithstanding the foregoing or anything contained herein to the contrary, Sublessor shall use its best efforts to obtain Landlord's, and any future mortgagee's agreement, not individuallyto disturb Sublessee's tenancy under this Sublease. 5.2. Sublessee agrees that it shall neither act, but nor omit to act, in its capacity such a manner as special trustee to result in a default under Trust #22-81962 is the lessorMaster Lease, hereinafter referred provided that in no event shall Sublessee be responsible for acts and omissions of Sublessor or Sublessor's agents, employees or contractors. To the extent not otherwise inconsistent with the agreements and understandings expressed in this Sublease or applicable to as the "Master Lessor." 7.2. This Sublease is and shall be at all times subject and subordinate original parties to the Master Lease. 7.3. The Terms, conditions and respective obligations all of Sublessor and Sublessee to each other under this Sublease shall be the terms terms, covenants and conditions of the master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with for the benefit of Sublessor and Master Lessor each and every obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom ________________________________________________. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject(excluding , however, Articles 1, 2, 3, 5, 6, 9, 11, 14, 26, 29, 31, 41, 42, 43, 49, 51, 50, 52, 53 and 54 and Exhibits B, C, E and F) are hereby incorporated herein by reference on the following understandings: * CONFIDENTIAL PORTIONS OMITTED AND FILED SEPARATELY WITH THE COMMISSION PURSUANT TO AN APPLICATION FOR CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 UNDER THE SECURITIES ACT OF 1933, AS AMENDED. (a) The term "Landlord" as used therein shall refer to any earlier termination of the Master Lease without the fault of the Sublessor, its -------- successors and permitted assigns, the term "Tenant" as used therein shall refer ------ to comply with or perform Sublessor's Remaining Obligations Sublessee, its successors and to hold Sublessee free and harmless of and from all liabilitypermitted assigns, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party term "Premises" as used -------- therein shall refer to the Master LeaseDemised Premises and the term "Rent" as used therein ---- shall refer to Rent herein.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred and shall be at all times subject and subordinate to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, "A," wherein Northern Trust of California, N.A.North Coast Business Park, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 California Limited Partnership is the lessor, hereinafter referred to as the "Master LessorMASTER LESSOR"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom therefrom: NONE________________________________________________. 7.5. ________ The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.5 Sublessee shall hold Sublessor free and harmless of and from all liability, judgmentsliability judgements, costs, damages, claims or demands, demands including reasonable attorneys attorneys' fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.6 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, Sublease and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.7 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust City of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Long Beach is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessor herein and wherever in the Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: N/A. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a true and complete copy of which is attached hereto marked Exhibit 1A, dated April 2the 26TH OF DECEMBER 1996 wherein ▇▇▇▇ ▇▇▇▇▇▇▇▇▇, 1993OR HIS SUCCESSOR TRUSTEE, wherein Northern Trust of CaliforniaUTA DATED 7/20/77 (ARRILLAGA FAMILY TRUST) AS AMENDED, N.A.AND ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇, a national banking associationTRUSTEE OR HIS SUCCESSOR TRUSTEE, not individually, but in its capacity as special trustee under Trust #22-81962 UTA DATED 7/20/77 (▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇ SEPARATE PROPERTY TRUST) AS AMENDED is the lessorLessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used used, it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except EXCEPT for the following paragraphs which are excluded therefrom ________________________________________________therefrom: PAYMENT OF RENT AND EXPENSES TO MASTER LESSOR. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not NOT assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorney's fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease. Sublessor cannot warrant that there will be no default under the Master Lease as of the Commencement Date, but is willing to make the non-existence of a default a condition of Sublessee's liability under the lease, providing the default is material.

Master Lease. 7.1. 6.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993", wherein Northern Trust of California, N.A.G&I VIII Sorrento LP, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Delaware limited partnership is the lessor, hereinafter referred to as hereina er the "Master Lessor"." 7.2. 6.2 This Sublease is and shall be at all times mes subject and subordinate to the Master theMaster Lease. 7.3. 6.3 The Termsterms, conditions condi ons and respective obligations respec ve obliga ons of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions condi ons of the master Master Lease except for those provisions of the master theMaster Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master theMaster Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 6.4 During the term of this Sublease and for all periods subsequent for obligations obliga ons which have arisen prior to the termination termina on of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with for the benefit of Sublessor and Master Lessor each and every obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.DocuSign Envelope ID: 1D06B274-FBF4-41FA-9AA7-D35062EFD72F 7.5. 6.5 The obligations obliga ons that Sublessee has assumed under paragraph 7.4 6.4 hereof are hereinafter hereina er referred to as the "Sublessee's Assumed Obligations." Obliga ons". The obligations obliga ons that Sublessee sublessee has not assumed under paragraph 7.4 6.4 hereof are hereinafter hereina er referred to as the "Sublessor's Remaining ObligationsRemainingObliga ons"." 7.6. 6.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys a orneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed ObligationsObliga ons. 7.7. 6.7 Sublessor agrees to maintain the Master Lease during the entire en re term of this Sublease, subject, however, to any earlier termination termina on of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations Obliga ons and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining ObligationsRemainingObliga ons. 7.8. 6.8 Sublessor represents to Sublessee that the Master theMaster Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2May 17, 1993, 1994 wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Pflueger Partners is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, . Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.____________ 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2June 1, 1993, 1990 wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Oliv▇▇ ▇▇▇tners is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: 2 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a leaselease and amendments one and two, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 218, 1993, 1995 wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22WHC-81962 SIX REAL ESTATE LIMITED PARTNERSHIP is the lessor, hereinafter referred to as the "Master Lessor"; WMP II Real Estate Limited Partnership, a Delaware Limited Partnership, by WMP II GEN-PAR, Inc., a Delaware Corporation, General Partner is the Successor Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted contraindicated by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs by those terms and conditions which are excluded therefrom ________________________________________________modified, and specified within this Sublease agreement. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease. 7.9 No changes or modifications shall be made to this Sublease without the consent of Master Lessor.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993", wherein Northern Trust Marcel George and Joanne Marie George, Trustees of CaliforniaMarcel George Fam▇▇▇ ▇▇▇▇▇▇ ▇▇ Sept▇▇▇▇▇ ▇, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the ▇▇▇▇ ▇▇ ▇▇e lessor, hereinafter referred to as the ,herei▇▇▇▇▇▇ ▇▇▇ "Master ▇aster Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee Subleasee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "'Lessee" is used it shall be deemed to mean the Sublessee Subleasee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations oblibations which have arisen prior to the termination of this Sublease, Sublessee Subleasee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor Subleassor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: YHL Initials 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee Sublesses free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 W▇▇▇▇▇▇ ▇. and E▇▇▇ ▇. ▇▇▇▇▇▇ dba South Coast Business Park is the lessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes purpose of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Lease Master Lease, including without limitation, the obligations set forth in paragraph 4.2 and Article 10 of the Master Lease, except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: paragraph 26 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a leaseLease, hereinafter referred to wherein Szel▇▇ ▇▇▇l Estate Development Company is the lessor (the "Master Lessor"), true copies of which are attached hereto as Exhibit A (the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master Lessor)." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions conditons of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "LessorLandlord" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "LesseeTenant" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease (and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease), Sublessee does hereby expressly assume and agree to perform and comply with for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: Section 3., 4., 22. and the Special Provisions 1., 3. and 4.. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsObligation." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term terms of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to the “Master Lease”, wherein ▇▇▇▇ and ▇▇▇▇ ▇▇▇▇▇, jointly, are the Lessor, hereinafter as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master “Lessor”." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to all of the terms and conditions of the Master Lease., except as specifically excluded herein and agreed in the Lessor’s consent to this Sublease (hereinafter the “Lessor Consent Agreement”), attached hereto as Exhibit C. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be include the terms and conditions of the master Master Lease except for those the following provisions of the master Master Lease which are directly contradicted by expressly excluded from this Sublease in which event the terms of this Sublease document shall control over the Master Sublease: Lease: Paragraphs: 1, 2.2, 2.5, 3, 5, 8.8, 13.4, 15, 18, 23, 31, 37, 38, 39, 44. Addendum: ▇▇▇▇▇▇▇▇▇▇ ▇, ▇, ▇, ▇, ▇, ▇, ▇, ▇▇. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "“Lessor" ” is used (except Paragraph 7.4, see Paragraph 17 of this Sublease) it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "“Lessee" ” is used it shall be deemed to mean the Sublessee herein. Capitalized terms used herein shall have the meaning given in the Master Lease, to the extent not defined in this Sublease. 7.4. 7.4 During the term of this Sublease and for all periods subsequent thereto for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________from this Sublease pursuant to Paragraph 7.3 of this Sublease. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.5 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.6 Neither Sublessor represents nor Sublessee shall do or permit to Sublessee that be done anything which would constitute a violation or breach of any of the terms, conditions or provisions of the Master Lease is in full force and effect and that no default exists on or which would cause the part Master Lease to be terminated or forfeited by virtue of any party to the Master Leaserisks of termination or forfeiture reserved by or vested in Lessor.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2wherein LDT Company, 1993Caro▇ ▇. ▇▇▇▇▇▇, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 ▇▇vi▇ ▇▇▇▇▇▇ ▇▇▇ Tim ▇▇▇▇▇▇ ▇▇ Partners is the lessor, hereinafter referred to as the "Master Lessor.MASTER LESSOR" 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: ------------------------------------------------------------- -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- Page 1 of 3 2 -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorneys' fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. Sublessor 5.1 Sublessee acknowledges that it has read and is familiar with the lessee terms of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master Lessor." 7.2. This Lease and agrees that this Sublease is and shall be at subject in all times subject respects to the terms of, and subordinate to the rights of the Master Landlord under, the Master Lease. 7.3, and that any termination of the Master Lease shall likewise terminate this Sublease and all sub-subtenancies and other occupancy rights of persons claiming by, through or under Sublessee. Sublessee understands and agrees to be subject to and bound by all of the covenants, agreements, terms, provisions and conditions of the Master Lease, subject to the modifications contained in this Section 5 and in Section 6 hereof. The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, except as modified in this Section 5 and in Section 6 hereof, or as otherwise specifically set forth to the contrary in this Sublease, and except that: (a) except as otherwise provided herein, wherever in the Master Lease the word “Tenant” appears, for the purposes of this Sublease, the word “Sublessee” shall be substituted; (b) except as otherwise provided herein, wherever in the master Master Lease the word “Lease” appears, for the purposes of this Sublease, the word “Sublease” shall be substituted; (c) except as otherwise provided herein, wherever in the Master Lease the word “Landlord” appears, for the purposes of this Sublease, the word “Sublessor” shall be substituted; (d) wherever in the Master Lease the word “Premises” appears, for purposes of incorporation into this Sublease, the word “Subleased Premises” shall be substituted; (e) wherever in the Master Lease the phrase “Commencement Date” appears, for the purposes of this Sublease, the phrase “Commencement Date” shall be substituted; (f) wherever in the Master Lease the words “Tenant Party” appear, for the purposes of this Sublease, the words “Sublessee Party” shall be substituted; (g) wherever in the Master Lease the phrase “Expiration Date” appears, for the purposes of this Sublease, the phrase “End Date” shall be substituted; (h) in the last sentence of Section 5.D of the Master Lease, in the first grammatical paragraph of Section 12.C of the Master Lease, and in Sections 8.A, Article 13, Section 26.C, Section 27.B, Section 27.C and 27.D of the Master Lease wherever the word “Landlord” appears, for purposes of incorporation into this Sublease, the words “Master Landlord and/or Sublessor” shall be substituted; (i) in Sections 5.C, 5.D (excluding the last two sentences), 7.A, the sixth and last sentences of Section 7.B, 8.D, the first grammatical paragraph of Article 9, the third sentence of the second grammatical paragraph of Article 9, Sections 12.B and 12.C, Article 26 (excluding Section 26.C), Article 28, and Sections 29.L, 29.O and 30.A of the Master Lease wherever the word “Landlord” appears (other than the third to last sentence of Section 7.A), for purposes of incorporation into this Sublease, the words “Master Landlord” shall be substituted; (j) in Article 21 of the Master Lease, wherever the word “Lease” appears, for purposes of incorporation into this Sublease, the words “Sublease and/or Master Lease” shall be substituted; and (k) for purposes of Article 21 of the Master Lease, as incorporated herein, Sublessor shall have no liability or responsibility for the acts or omissions of Master Landlord or anyone claiming by, through or under Master Landlord including, without limitation, any lender, trust deed holder or mortgagee of Master Landlord. Except as modified in this Section 5 and in Section 6 hereof, or except as specifically set forth to the contrary in this Sublease, the covenants, agreements, terms, provisions and conditions of the Master Lease are made a part of and incorporated into this Sublease as if recited herein in full. 5.2 Incorporation of any Master Lease provision into this Sublease where reference to "LessorLandlord" is used it deemed under Section 5.1 above to refer to "Master Landlord" is for convenience only and does not mean, and shall not be construed to mean, that Master Landlord has any obligation to perform or observe the provision in favor of or for the benefit of Sublessee, that Sublessee is a third party beneficiary of such provision, or that Sublessor has any obligation to cause Master Landlord to perform or observe such provision. Sublessee acknowledges and agrees that Sublessor is not in a position to render any of the services or to perform any of the obligations required of Master Landlord by the terms of the Master Lease and that Sublessee does not guaranty Master Landlord’s performance of any such obligations. Therefore, notwithstanding anything to the contrary contained in this Sublease, and notwithstanding the incorporation into this Sublease of any portions of the Master Lease that would place any such obligation onto Sublessor, Sublessee agrees that Sublessor shall have no obligation whatsoever to provide, render or otherwise make available to Sublessee any of the services or obligations of the Master Landlord under the Master Lease, whether or not such obligations or services are incorporated into this Sublease. This Sublease shall remain in full force and effect notwithstanding Master Landlord’s failure or refusal to comply with any of the provisions of the Master Lease and Sublessee shall pay the Base Rent and Additional Rent, all other Rent, and all other charges provided for herein without any abatement, deduction or offset whatsoever. 5.3 Sublessee recognizes that, wherever Sublessor has a right under this Sublease by virtue of the incorporation of the terms of the Master Lease herein, Master Landlord shall also have the right of consent under the Master Lease with respect to the item in question (including, without limitation, consent to an assignment of this Sublease or the subletting of the Subleased Premises, and consent to Alterations or improvement of any portion of the Subleased Premises). In such cases, if requested in writing by Sublessee, Sublessor agrees to request such consent on behalf of Sublessee at Sublessee’s sole cost and expense without liability or obligation to Sublessor. Sublessor shall not be liable to Sublessee, nor shall Sublessee have any claim against Sublessor, for any failure by the Master Landlord to give such consent, and whenever Master Landlord withholds its consent or approval Sublessor’s withholding of Sublessor’s consent or approval by reason thereof shall conclusively be deemed reasonable. If Sublessee notifies Sublessor in writing that Sublessee believes Master Landlord has defaulted in a specific obligation or obligations under the Master Lease beyond all applicable notice and cure periods afforded under the Master Lease and Sublessor concurs that such default has occurred, Sublessor will use commercially reasonable efforts to enforce the applicable Master Lease provision(s) against Master Landlord so as to cause Master Landlord to cure such default, but in no event shall Sublessor be required to commence a legal action, arbitration or other proceeding to enforce the applicable Master Lease provision(s) against Master Landlord; provided, however, if (a) Sublessee in good faith notifies Sublessor in writing that Master Landlord is in default (beyond all applicable cure periods) of Master Landlord’s covenants under Section 7.C and Articles 10 and 11 of the Master Lease to ▇▇▇▇▇ Rent as provided therein, Master Landlord’s covenants under Articles 10 and 11 of the Master Lease to repair or restore the Subleased Premises in the event Master Landlord or Sublessor does not terminate the Master Lease as provided therein, Master Landlord’s repair and maintenance covenants under Section 12.B of the Master Lease, or Master Landlord’s quiet enjoyment covenants under Article 21 of the Master Lease (any such default(s), a “Master Landlord Default”), (b) Sublessee is not in default under this Sublease, and (c) the following assignment would not put Sublessor in default under the Master Lease, Sublessor, at Sublessee’s written request, shall assign to Sublessee such rights of Sublessor under the Master Lease as are necessary for Sublessee to enforce said provisions of the Master Lease against Master Landlord solely with respect to the applicable Master Landlord Default. At Sublessor’s sole option, said assignment shall be deemed rescinded and of no force or effect upon the first to mean occur of (i) Sublessee’s default under this Sublease, or (ii) the Sublessor herein and wherever in the master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the expiration or sooner termination of this Sublease, and in either such event Sublessee does hereby expressly assume and agree shall execute such assignment documents as are reasonably required by Sublessor to perform and comply with for the benefit of assign back to Sublessor and Master Lessor each and every obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom ________________________________________________. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred all rights previously assigned to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. Sublessee shall indemnify, defend (with counsel acceptable to Sublessor) and hold Sublessor free harmless from and harmless of against any and from all liabilitylosses, judgmentsexpenses (including, costswithout limitation, reasonable attorneys’ fees and disbursements), damages, claims or actions, suits, proceedings, demands, including reasonable attorneys fees, claims and liabilities arising out of or in any way related to the assignments described above or Sublessee's failure to comply with ’s enforcement or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination attempted enforcement of the Master Lease including, without limitation, any action, proceeding or arbitration taken or instituted by Sublessee involving Master Landlord and/or Sublessor. The foregoing indemnity shall survive the fault of End Date. 5.4 Sublessee acknowledges and agrees that Sublessor shall have the Sublessorright to make all elections, exercise or elect not to exercise any rights, and to comply with give or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that withhold any consents under the Master Lease is which are afforded to the “Tenant” under the Master Lease. Sublessee covenants not to take any action or do or perform any act or fail to perform any act which would result in full force and effect and that no default exists the failure or breach of any of the covenants, agreements, terms, provisions or conditions of the Master Lease on the part of any party to the Master Lease“Tenant” thereunder.

Master Lease. 7.1. 6.1 Sublessor is the lessee Lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1dated January 26, dated April 2, 19932000, wherein Northern Trust of California, N.A.▇▇▇▇▇▇ ▇.▇., a national banking associationCalifornia Limited Partnership, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessorLessor, hereinafter referred to as the "Master Lessor." 7.2. 6.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 6.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 6.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs paragraphs, which are excluded therefrom therefrom: None ------ . /s/ /s/ ________________ _________________________________._ Sublessor's Initials Sublessee's Initials 7.5. 6.5 The obligations that Sublessee has assumed under paragraph 7.4 6.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 6.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. 6.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 6.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, Sublessor and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costscost, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 6.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee Lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2May , 19931997, wherein Northern Trust of California▇▇▇▇ And ▇▇▇▇ Enterprises, N.A.Inc., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 California Corporation is the lessorLessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: Term, Rent, Security Deposit, 1.1, 2.1, 20, 25, 34, 35 A & B, 33.5 7.5. 7.5 The obligations that Sublessee has assumed agreed to perform under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed agreed to perform under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorney's fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 ARDEN REALTY LIMITED PARTNERSHIP is the lessor, hereinafter referred to as the "Master LessorLease"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes purpose of this Sublease, wherever in the master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee hereinherin. 7.4. 7.4 During the term of this Sublease and for all periods the ▇▇▇▇ods subsequent for the obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: N/A. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform performs Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that that, to its knowledge, no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April July 2, 1993, 1992 wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Ocean Point Tech Centre is the lessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, . Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except EXCEPT for the following paragraphs which are excluded therefrom ________________________________________________therefrom:1.12 (a), 3.01 December 23, 1992 Rent Schedule, 1.05 (Lease Term), 1.07 (Tenant's Guarantor), 1.08 (Brokers), 1.09 (Commission Payable to Landlord's Brokers), 1.10 (Security Deposit) and Article 14 (Brokers). Sublessee shall be entitled to all rights of the Tenant under the Master Lease, except as provided herein. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not NOT assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Remain Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2October 27, 1993, 1995 wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is Santa Rosa Corporate Center Associate▇ ▇▇ the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor each Lessor, each, and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________as otherwise set forth in Addendum No. 1. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2July 3, 1993, 1997 wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 CarrAmerica Realty Corporation is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except EXCEPT for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: n/a 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not NOT assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "“Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993”, wherein Northern Trust of California1515 S. Manchester, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 LLC is the lessor, hereinafter referred to as the "“Master Lessor”." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "“Lessor" ” is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "“Lessee" ” is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Lease Master Lease, with respect to the Premises hereunder only, except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: 1.3, 1.5, 3.1, 4.3, 6.2(e), 6.2(f), 7.1(b), 7.2, 7.4(b), the parenthetical clause in 7.4 (c), 8.2, 8.3, 11, 13.1(c)(ii), 20, 22, 25, 30, 42, 51. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "“Sublessee's ’s Assumed Obligations." ”. The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "“Sublessor's ’s Remaining Obligations”." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's ’s failure to comply with or perform Sublessee's ’s Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's ’s Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's ’s failure to comply with or perform Sublessor's ’s Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1B, dated April 2March 23, 19931994, as amended by a First Amendment dated May 25, 1994 and a Second Amendment dated October 5, 1994 wherein Northern Trust of California, N.A.Hacienda Park Associates, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 California General Partnership is the lessorLessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted contraindicated by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except EXCEPT for the following paragraphs which are excluded therefrom ________________________________________________and pursuant to which Sublessee has no rights: PARAGRAPH 2(C) BROKERS, PARAGRAPH 2(D) COMMENCEMENT, PARAGRAPH 2(F) EXPENSE STOP, PARAGRAPH 2(J) RENTAL INSTALLMENTS, PARAGRAPHS 2(O) AND 7 SECURITY DEPOSIT; PARAGRAPH 2(R) TENANT'S PROPORTIONATE SHARE, PARAGRAPH 5.3 PROJECT OPERATING EXPENSES, PARAGRAPH 29, TENANT IMPROVEMENT ALLOWANCE; PARAGRAPH 40, REMOVAL OF TENANT'S FURNITURE & FIXTURES, PARAGRAPH 41 OPTION TO RENEW; PARAGRAPH 2 OF FIRST AMENDMENT AND PARAGRAPHS 1 AND 2 OF SECOND AMENDMENT. COLLIERS ▇▇▇▇▇▇▇ INTERNATIONAL, INC. IS PLEASED TO BE ABLE TO PROVIDE THE ABOVE INFORMATION AND IN SO DOING BELIEVES ITS VALIDITY. HOWEVER, WE CANNOT GUARANTEE ITS ACCURACY OR TAKE RESPONSIBILITY FOR ITS USE. 7.5. 7.5 Sublessee's permitted use of the Premises shall be for general office use, notwithstanding Paragraph 2(s) of the Master Lease, which specifies the Tenant's use as payroll services. 7.6 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.7 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.8 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, reasonable attorneys' fees, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.9 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Security Capital Industrial Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master LessorMASTER LESSOR"." 7.2. This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "LessorLESSOR" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "LesseeLESSEE" is used it shall be deemed to mean the Sublessee herein. 7.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease with respect to the Premises except for the following paragraphs which are excluded therefrom ________________________________________________and/or the following paragraphs shall not apply to or benefit Sublessee: 40, 41, Addendum One, Addendum Two, Exhibit 1, and Addendum Three. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof including the obligations with respect to Sublessor's retrained space are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations, Sublessee's obligations under this Sublease, or Sublessee's activities on the Premises. 7.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that that, to Sublessor's actual knowledge, the Master Lease is in full force and effect and that no default exists on the part of any party to the Sublessor or Master LeaseLessor.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A.G&W/Redwood Associates Joint Venture, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 California General Partnership is the lessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: none ---- 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, . including reasonable attorneys attorneys' fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2June 14, 19931993 wherein Ruffin Associates, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 now Ruffin San ▇▇▇▇▇ Corporation c/o ▇▇▇▇▇▇an Realty Advisors is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those thoses provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent subsquent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with for the benefit of Sublessor and Master Lessor Lease, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________none. 7.5. 7.5 The obligations obilgations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that tnat Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease Laase during the tha entire term of this Subleaset▇▇▇ ▇ublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims cliams or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," (together with two Amendments) a copy of which is attached hereto marked Exhibit 1, dated April 2, 19934 "B", wherein Northern Trust of California, N.A.Fortune Investment Co., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 general partnership is the lessor, hereinafter referred to as herein after the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: 1.1, 1.2, 1.3, 1.4, 1.5, 1.6, 1.7, 1.10, 1.11, 3.1, 3.2 and 15. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "SublessorSublessee's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorneys' fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on of the part of any party Party to the Master LeaseLease and that the Master Lease has not been amended except as set forth in Paragraph 7.1, above.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A.PAFCO LP, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 California Limited Partnership is the lessorLessor, hereinafter referred to as the "Master LessorMASTER LESSOR"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: see paragraphs 13, 14 of this document. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorney's fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.the

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," Lease a copy of which is attached hereto marked Exhibit 11 wherein 18301 Associate, dated April 2LP, 1993, wherein Northern Trust of California, N.A.formerly KZ3, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 California limited partnership is the lessor, hereinafter referred to as the "Master Lessor."Lessee' 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee Subleases to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, . Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: (1) (m) (o) (p) (q) (r) (s) and exhibit 'B' work letter. 7.5. 7.5 The obligations that Sublessee Subleases has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, . damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, . and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2wherein Sublessor leased the Premises from LAOP IV, 1993, wherein Northern Trust of California, N.A.LLC, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessorNevada --------------------------------------------------------- Limited Liability Company, hereinafter referred to as the "Master Lessor."" ------------------------- 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: Basic Lease Information Sections 3, 4, 5, 6, 11, 12 and 13, ----------------------------------------------------------- Lease Sections 1.2, 1.3, 1.4, 2.2, 2.5.3, 3.1*. ---------------------------------------------- 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorneys' fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations.. ----------------------- *(third paragraph commencing with word "Notwithstanding"), 4.1 (first paragraph), 22.24, 22.32, 22.33, Exhibit B (sections A, C and D), and Exhibit C. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1A, dated April 2February 16, 19931998 wherein ▇▇▇▇▇▇▇ -- French #86, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Limited Partnership is the lessor, lessor hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: none. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph Paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2March 26, 19931996, together with Summary of Basic Lease Terms and Exhibits A, E, F, H, I, and J attached thereto, and First Addendum to Lease dated March 26, 1996, wherein Northern Trust of CaliforniaAMB Property, N.A.L.P., a national banking associationDelaware limited partnership (successor in interest to AMB Property, not individuallyL.P., but in its capacity as special trustee under Trust #22-81962 a Delaware limited partnership) is the lessor, hereinafter referred to as the "Master LessorMASTER LESSOR"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: None. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, fees and costs arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that to Sublessor's actual knowledge no default exists on the part of any party Party to the Master Lease.. -COPYRIGHT-1997 - AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION FORM SBL-1-3/97

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity ▇▇▇ ▇▇ ▇▇▇▇▇ ▇▇▇ as special trustee under Trust #22-81962 suceeded by ▇▇▇ ▇▇▇▇▇ is the lessor, hereinafter referred to as the "Master Lessor.MASTER LESSOR" 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: Sections 1.1, 1.3, 1.5, 1.6, 1.7, 1.8, 1.10, 1.11, 50, 52, 55, 56, 57, and Exhibit C 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorneys' fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.Master

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2January 1991 wherein ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇ and ▇▇▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇, 1993TTEE, wherein Northern U/A.D 10-31-1990 FBO ▇▇▇▇▇ Family Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master LessorLease"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes purpose of this Sublease, wherever in the master Master Lease the word work "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: NIL. /s/DBR /s/WCM 1/20/97 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and an from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a leaselease and First Amendment to the Lease, jointly, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust Spie▇▇▇ ▇▇▇perties #22-81962 179 Limited Partnership is the lessor, hereinafter referred to as the "Master LessorMASTER LESSOR"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: First Amendment #3, 4. Lease: 2, 3, 40, 45, Exhibits A and B. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. Sublessor This Sublease is subject to all the lessee terms, covenants and conditions of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," a copy of , which is attached hereto marked and incorporated herein as Exhibit B. (a) Notwithstanding the foregoing, the following provisions of the Master Lease will not apply to the Sublease if set forth below, or will apply as modified by the parentheticals following the paragraph reference: Basic Lease Provisions (Numbers (a), (b), (c), (e), (f), (g), (h), (i), (k), (l), (m), (n), and (o) shall be deleted); Sections 3, 4, 5, 6, 7, 13.3 (to the extent not applicable to the acts or omissions of Subtenant), 14.2 (Sublandlord to make available Garage Parking Permits for thirteen (13) automobiles at Subtenant's expense), 23.3 and 23.17, Exhibit "A" (as to the ▇▇▇ ▇▇▇▇▇), Exhibit A-2, Exhibit B, Exhibit C, Addendum #1, dated April Addendum #2, 1993Amendment #1 to Lease, wherein Northern Trust Second Amendment to Lease. (b) Subtenant shall not commit or suffer any act or omission that will violate any of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master Lessor." 7.2. This Sublease is and shall be at all times subject and subordinate to provisions of the Master Lease. 7.3(c) Subtenant shall undertake and perform each and every covenant, undertaking, obligation or action required (except for payment of Base Rent which shall be in accordance with the terms stated in this Sublease and those deleted sections of the Master Lease referenced in Section 7(a) above) of Sublandlord under the terms of the Master Lease. The TermsIn such regard, conditions Subtenant agrees to assume as to the Premises all maintenance and respective repair obligations of Sublessor and Sublessee Sublandlord under the Master Lease. Subtenant agrees to each other do nothing inconsistent with Sublandlord's obligations under this Sublease shall be the terms and conditions Master Lease. It is further agreed that if Subtenant is in default of the master Lease except for those provisions of the master Lease Master Lease, 91 (d) Notwithstanding anything herein contained, the only services or rights to which Subtenant is entitled hereunder are directly contradicted those to which Sublandlord is entitled under the Master Lease; and for all such services and rights Subtenant will look to the Landlord under the Master Lease. Subtenant recognizes that Sublandlord is not in a position to render any of the services or to perform any of the obligations required of Landlord by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for despite anything to the purposes of contrary in this Sublease, wherever Subtenant agrees that performance by Sublandlord of its obligations under this Sublease is conditioned on performance by the Landlord of its corresponding obligations under the Master Lease, and Sublandlord will not be liable to Subtenant for any default of Landlord under the Master Lease. If Landlord fails to perform its obligations under the Master Lease, Sublandlord agrees to use commercially reasonable efforts to obtain that performance on behalf of Subtenant. Such commercially reasonable efforts shall include efforts to contact (in the master Lease the word "Lessor" is used it person, by telephone and/or in writing) and negotiate with Landlord, but shall be deemed to mean the Sublessor herein and wherever in the master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee hereinnot include instituting litigation or any other proceedings. 7.4. During the term (e) Provided that there exists no Event of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with for the benefit of Sublessor and Master Lessor each and every obligation of Sublessor Default by Sublandlord under the master Lease except for Master Lease, Subtenant will not have any claim against Sublandlord based on the following paragraphs which are excluded therefrom ________________________________________________. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of SublesseeMaster Landlord's failure or refusal to comply with or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain any of the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination provisions of the Master Lease without unless that failure or refusal is a result of Sublandlord's act or failure to act. Despite the fault of the Sublessor, and Master Landlord's failure or refusal to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless any of and from all liability, judgments, costs, damages, claims or demands arising out those provisions of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is Lease, this Sublease will remain in full force and effect and that no default exists on Subtenant will pay the part Base Rent and Additional Rent and all other charges provided for in this Sublease without any abatement, deduction or setoff unless Master Landlord's failure or refusal to comply is due to Sublandord's breach of any party its obligation to pay rent under the Master Lease. (f) By entering into this Sublease Sublandlord and Subtenant agree that if Subtenant breaches an obligation under this Sublease which would also constitute a default by Sublandlord under the Master Lease if not cured within the applicable grace period, then Landlord shall have all rights and remedies against Subtenant that it also has against Sublandlord for such a default. Subtenant shall have no rights or claims against Landlord and shall not have the right to enforce against Landlord any of Sublandlord's rights and remedies under the Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2date June 27, 1993, 1951 wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 The Irvine Company is the lessor, lessor hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, . Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor each and every obligation obligations of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: Article I Paragraphs 6, 9. Article II Section 3.1, 4.1. Sublessee shall have no rights or obligations under section 22.8 and Exhibits X and Y. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master master Lease without the fault of the Sublessor, and to 4 comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. Sublessor is the lessee of the Premises by virtue of a leaseExcept as specifically set forth herein, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master Lessor." 7.2. This this Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. The Terms, conditions and respective obligations all of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master lease executed on August 19, 1988, ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇, ▇▇▇▇▇ ▇, ▇ California General Partnership ("Master Lessor") and Conn▇▇ ▇▇▇ipherals, a California Corporation ("Lessee" and now "Sublessor" under this Sublease), amended by that certain First Amendment to lease made and entered into on December 2, 1988 and that certain Second Amendment dated June 8, 1990, and that certain Third Amendment dated May 18, 1994, and a Fourth Amendment dated August 19, 1999. The Lease, First Amendment, Second Amendment, Third Amendment, and Fourth Amendment are collectively referred to herein as the "Master Lease". Sublessee hereby assumes and agrees to perform the obligations of Lessee under the Master Lease except for those provisions of applicable to the master Lease which are directly contradicted Subleased Premises and as more particularly limited by this Sublease Paragraph 1.2 set forth hereafter. Unless otherwise defined, all capitalized terms used herein shall have the same meanings as given them in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for A copy of the purposes of Master Lease is attached hereto as Exhibit "B" and incorporated herein by this Sublease, wherever in the master Lease the word "Lessor" is used it shall be deemed reference and to mean the Sublessor herein and wherever in the master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with for the benefit of Sublessor and Master Lessor each and every obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom ________________________________________________. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6reasonable knowledge is a true and correct copy of the Master Lease. Sublessee shall not commit or permit to be committed any act or omission which would violate any term or condition of the Master Lease. Sublessee shall neither do nor permit anything to be done which would cause the Master Lease to be terminated or forfeited by reason of any right of termination or forfeiture reserved or vested in Master Lessor under the Master Lease, and Sublessee shall indemnify and hold Sublessor free harmless from and harmless of and from against all liability, judgments, costs, damages, claims or demands, including reasonable attorneys feesclaims, arising out and damages of Sublessee's any kind whatsoever (including, without limitation, attorneys' fees and court costs) by reason of any failure on the part of Sublessee to comply with or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain any of the obligations of Lessee under the Master Lease during which Sublessee has become obligated hereunder to perform. In the entire term event of this Sublease, subject, however, to any earlier the termination of Sublessor's interest as Lessee under the Master Lease for any reason other than for Sublessor's breach, then this Sublease shall terminate automatically upon such termination without any liability of Master Lessor or Sublessor to Sublessee. Sublessor shall not exercise any discretionary right to terminate the Master Lease without the fault prior consent of Sublessee, which consent shall not be unreasonably withheld. Sublessee represents and warrants to Sublessor that it has read and is familiar with the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8Master Lease. Sublessor represents reserves the right to negotiate an "Amended and Restated" Master Lease to which Sublessee that agrees will be deemed the Master Lease is in full force under this Sublease except to the extent any of Sublessee's obligations under this Sublease are materially adversely affected, and effect Sublessee will reasonably cooperate with an amendment to this Sublease incorporating the Amended and that no default exists on the part of any party Restated Master Lease and amending all references to Sections or Articles or amendment to the Master LeaseLease herein accordingly.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, wherein ▇▇▇ Pharmaceuticals Leased from Art Weiss, Lessor, the building, Lease is dated April 216, 19931990. Also, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Amendment No. 1 To 1470 Santa ▇▇▇▇▇ Lease. Art ▇▇▇▇▇ is the lessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom therefrom: ___________________________ ________________________________________________. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLEASOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a leaseLease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 218, 19931996, wherein Northern Trust of CaliforniaAirpark Investors 99, N.A.LLC, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 an Arizona limited liability company is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee Sublessees to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease Sublessee in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: N/A 7.5. 7.5 The obligations that Sublessee has assumed under paragraph Paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph Paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2July 10, 19931990 wherein ▇▇▇▇▇▇▇, wherein Northern Trust of California▇▇▇▇▇▇▇ and ▇▇▇▇▇▇▇ and Lease modification extension dated June 29, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 1995 is the lessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, . Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________Paragraph 12.a of the Master Lease. Lessee's utility costs except telephone and trash collection are included in the Sublease payments to Sublessor. 7.5. 7.5 The obligations obligation that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligationsobligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2May 8, 1993, 1996 wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is Joan▇▇ ▇. ▇▇▇▇▇▇ ▇▇ the lessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom therefrom: ____________________________________ ________________________________________________._____________________________ 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked _____ Exhibit 1, dated April 2October 10, 19931991 wherein ▇▇▇▇▇▇ ▇. ▇▇▇▇▇, wherein Northern Trust of CaliforniaTrustee, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessorSublessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee Lessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________Paragraphs 8.3 (Property Insurance) and 10.1 (Real Property Taxes) except that Sublessee shall pay to Sublessor any increases in the preceding over first year of the Sublease ("Base Year"). (See also Sublease Paragraph B). 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 223, 1993, wherein Northern Trust of California, N.A.Provident Central Credit Union, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 California cooperative financial institution is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used used, it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublease Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that the Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2December 16, 19931994 wherein APT - CABOT ----------------- -- ------------------- California II, wherein Northern Trust Inc., assignee of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Glico Harmony Foods Corporation -------------------------------------------------------------------------------- is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever whereever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word ""Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liabilitytherefrom: Addendum Sections 1.4, judgments1.5, costs39, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.49 -------------------------------------------------------------

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A.JMB/Pennsylvania Associates - IV L.P., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Delaware Limited Partnership is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee Sublessor herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: ------------------------------------------------------------ -------------------------------------------------. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A.Mt. ▇▇▇▇▇▇ Properties, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 California Corporation is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Terms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation obligations of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: 1.3, 1.4, 1.5, 1.6, 1.9, 51, Exhibit B in its entirety. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph Paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph Paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorneys' fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", and Amendment No. 1 to lease, a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, and 2 wherein Northern ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ Survivor's Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under and ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇ Separate Property Trust #22-81962 is the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this the Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever whenever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, . Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and the Master Lessor Lessor, each and every obligation of the Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: 3, 4, 39, Amendment No. 1 to Lease paragraphs: 6, 7, 43 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorneys' fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of [ILLEGIBLE] at the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all any liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 Shorebreeze Associates is the lessor, lessor hereinafter referred to as the ----------------------- "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. The Terms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to during the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: Insert 7.4 ---------- 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred referred, to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto thereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 ▇▇▇▇▇▇▇ D AND ▇▇▇▇ ▇. ▇▇▇▇▇▇ DBA SOUTH COAST BUSINESS PARK is the lessor, hereinafter referred to as the "Master Lessor.MASTER LESSOR" 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master LeaseLease and shall be subject to consent of Master Lessor. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be subordinate to - the terms and conditions of the master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" ' is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: 2.1 PREMISES SHALL BE AMENDED TO REFLECT SUBLESSEE'S PREMISES AS 9,000 SF 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgmentsjudgment, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that to Sublessor's knowledge, no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a leaseLease, hereinafter referred to as the "Master Lease," a copy of which is attached hereto marked Exhibit 1, dated April 2APRIL 10, 19931997, wherein Northern Trust of CaliforniaAIRPARK INVESTORS 183, N.A.L.L.C., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 AN ARIZONA LIMITED LIABILITY COMPANY is the lessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: N/A. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph Paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not NOT assumed under paragraph Paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," MASTER LEASE", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 PRINCIPAL MUTUAL LIFE INSURANCE COMPANY is the lessor, hereinafter referred to as the "Master Lessor.MASTER LESSOR" 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, and only with respect to the Premises covered by this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: PARAGRAPH 14e 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." SUBLESSEE'S ASSUMED OBLIGATIONS". The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining ObligationsSUBLESSOR'S REMAINING OBLIGATIONS"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, including reasonable attorneys fees, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, lease and addenda and other modifications to the lease hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is Arth▇▇ ▇▇▇ Elis▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇ the lessor, hereinafter referred to as the "Master Lessor"." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used sued it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: 4, 5, 46, 48, 49, 50, 51, 52, 53, 3.1, 3.2 and 15. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 216, 19931990 wherein Art ▇▇▇▇▇, wherein Northern Trust of California, N.A.Inc., a national banking associationCalifornia Corporation, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master Lessor". This Master Lease has been modified by "Final Settlement Agreement for Various Leases All Dated April 16, 1990," dated May 25, 2000." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Lease Master Lease, except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except EXCEPT for the following paragraphs which are excluded therefrom ________________________________________________therefrom: Base Tax Year is 2000-2001. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not NOT assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 230, 19931997, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22DM Group VIII & DM GROUP VIII-81962 E is the lessor, hereinafter referred to as the "Master Lessor." 7.2. This 7.2 The Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________therefrom: paragraphs 4.a, 5.b, 6.a., 24. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "“Master Lease," ”, a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 ▇▇▇▇▇▇▇ ▇. and ▇▇▇▇ ▇. ▇▇▇▇▇▇ dba South Coast Business Park is the lessor, hereinafter referred to as herinafter the "“Master Lessor."” 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master LeaseLease and shall be subject to consent of Master Lessor. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be Subordinate to the terms and conditions of the master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "“Lessor" ” is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "“Lessee" ” is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "“Sublessee's ’s Assumed Obligations." ”. The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "“Sublessor's ’s Remaining Obligations”." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's ’s failure to comply with or perform Sublessee's ’s Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's ’s Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's ’s failure to comply with or perform Sublessor's ’s Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that to Sublessor’s knowledge no default exists on the part of any party Party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "“Master Lease," a copy of which is attached hereto marked Exhibit 1” wherein ▇▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇ and ▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ Trust, dated April 23/8/05, 1993and ▇▇▇▇ ▇▇▇▇▇▇ are, wherein Northern Trust of Californiacollectively, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "“Master Lessor."” 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for All applicable terms and conditions of the Master Lease are incorporated into and made part of this Sublease. For the purposes of this Sublease, wherever in the master Master Lease the word "“Lessor" ” is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "“Lessee" ” is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which that have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom ________________________________________________Master Lease. 7.5. 7.5 The obligations that Sublessee has assumed under paragraph Section 7.4 hereof are hereinafter referred to as the "“Sublessee's ’s Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations."” 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys attorneys’ fees, arising out of Sublessee's ’s failure to comply with or perform Sublessee's ’s Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease. 7.9 Sublessee shall have the right to assign or sublet the subleased Premises in accordance with the terms and conditions of Section 12 of the Master Lease. Sublessee shall not assign or sublet all or any part of Sublessee’s interest in this Sublease or in the Premises without first complying with the terms and conditions of Section 12 of the Master Lease. Sublessee acknowledges and agrees to the provisions contained in Section 12 of the Master Lease pertaining to assignment and subletting of the Premises.

Master Lease. 7.15.1. Sublessor is the lessee Subject to Section 5.3 below, this Sublease and all of Sublessee's rights hereunder are and shall remain in all respects subject and subordinate to all of the Premises by virtue terms and provisions of a lease, hereinafter referred to as the "Master Lease," , a true and complete copy of which is attached hereto marked as Exhibit 1B. Sublessee shall in no case have any rights under this Sublease greater than Sublessor's rights as tenant under the Master Lease. The foregoing provisions shall be self-operative and no further instrument of subordination shall be necessary to effectuate such provisions unless required by Landlord or Sublessor, dated April 2in which event Sublessee shall, 1993upon demand by Landlord or Sublessor at any time and from time to time, wherein Northern Trust execute, acknowledge and deliver to Sublessor and Landlord any and all instruments that Sublessor or Landlord, in the reasonable discretion of Californiaeither of them, N.A.may deem necessary or proper to confirm such subordination of this Sublease and the rights of Sublessee hereunder, a national banking associationsubject to Section 5.3 hereof. Notwithstanding the foregoing or anything contained herein to the contrary, Sublessor shall use its best efforts to obtain Landlord's, and any future mortgagee's agreement, not individuallyto disturb Sublessee's tenancy under this Sublease. 5.2. Sublessee agrees that it shall neither act, but nor omit to act, in its capacity such a manner as special trustee to result in a default under Trust #22-81962 is the lessorMaster Lease, hereinafter referred provided that in no event shall Sublessee be responsible for acts and omissions of Sublessor or Sublessor's agents, employees or contractors. To the extent not otherwise inconsistent with the agreements and understandings expressed in this Sublease or applicable to as the "Master Lessor." 7.2. This Sublease is and shall be at all times subject and subordinate original parties to the Master Lease. 7.3. The Terms, conditions and respective obligations all of Sublessor and Sublessee to each other under this Sublease shall be the terms terms, covenants and conditions of the master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with for the benefit of Sublessor and Master Lessor each and every obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom ________________________________________________. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject(excluding , however, to any earlier termination of the Master Lease without the fault of the SublessorArticles 1, 2, 3, 5, 6, 9, 11, 14, 26, 29, 31, 41, 42, 43, 49, 51, 50, 52, 53 and to comply with or perform Sublessor's Remaining Obligations 54 and to hold Sublessee free Exhibits B, C, E and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists F) are hereby incorporated herein by reference on the part of any party to the Master Leasefollowing understandings: * CONFIDENTIAL PORTIONS OMITTED AND FILED SEPARATELY WITH THE COMMISSION PURSUANT TO AN APPLICATION FOR CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 UNDER THE SECURITIES ACT OF 1933, AS AMENDED.

Master Lease. 7.1. Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 11 dated March 6, dated April 2, 19931992, wherein Northern Trust of California, N.A.Renco Equities IV, a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 general partnership is the lessor, lessor hereinafter referred to as the "Master Lessor"." 7.2. This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________Article 1.1E, 1.1F, 1.1G, 1.1I, 1.1K, 1.1N, 1.1S. 2.7, 13.2, 13.10, 14.2, First Addendum to Lease ▇▇▇▇▇▇▇▇▇▇ ▇, ▇, ▇, ▇▇, ▇▇▇▇▇▇▇ "C", Exhibit "D", Option to Renew Lease. 7.5. The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not NOT assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2October 6, 19931992 wherein Bardon of Hollywood, wherein Northern Trust of California, N.A.Inc., a national banking associationCalifornia Corporation, not individuallydba Bardon, but in its capacity as special trustee under Trust #22-81962 Inc. is the lessor, hereinafter referred to as the "Master Lessor." 7.2. 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. 7.3 The Termsterms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Master Lease except for those provisions of the master Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with with, for the benefit of Sublessor and Master Lessor Lessor, each and every obligation of Sublessor under the master Master Lease except for the following paragraphs which are excluded therefrom ________________________________________________.therefrom: see paragraph 12 7.5. 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party to the Master Lease.

Master Lease. 7.1. 7.1 Sublessor is the lessee of the Premises by virtue of a lease, hereinafter referred to as the "Master Lease," ", a copy of which is attached hereto marked Exhibit 1, dated April 2, 1993, wherein Northern Trust of California, N.A., a national banking association, not individually, but in its capacity as special trustee under Trust #22-81962 is the lessor, hereinafter referred to as the "Master Lessor." 7.2. This Sublease is and shall be at all times subject and subordinate to the Master Lease. 7.3. The Terms, conditions and respective obligations of Sublessor and Sublessee to each other under this Sublease shall be the terms and conditions of the master Lease except for those provisions of the master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, wherever in the master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.4. During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with for the benefit of Sublessor and Master Lessor each and every obligation of Sublessor under the master Lease except for the following paragraphs which are excluded therefrom S.L.O. Newport Inc. -------------------- ________________________________________________________________________________ is the lessor, hereinafter the "Master Lessor" 7.2 This Sublease is and shall be at all times subject and subordinate to the Master Lease. Initials ________ Initials ________ 7.3 The terms, conditions and respective obligations of Sublessor and Sublessee to each other this Sublease shall be the terms and conditions of the Master Lease except for those provisions of the Master Lease which are directly contradicted by this Sublease in which event the terms of this Sublease document shall control over the Master Lease. Therefore, for the purposes of this Sublease, whenever in the Master Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein and wherever in the Master Lease the word "Lessee" is used it shall be deemed to mean the Sublessee herein. 7.5. 7.4 During the term of this Sublease and for all periods subsequent for obligations which have arisen prior to the termination of this Sublease, Sublessee does hereby expressly assume and agree to perform and comply with, for the benefit of Sublessor and Master Lessor, each and every obligation of Sublessor under the Master Lease except for the following paragraphs which are excluded therefrom:_____________________________________________________________ ________________________________________________________________________________ 7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations." ". The obligations that Sublessee sublessee has not assumed under paragraph 7.4 hereof are hereinafter referred to as the "Sublessor's Remaining Obligations"." 7.6. 7.6 Sublessee shall hold Sublessor free and harmless of and from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fees, arising out of Sublessee's failure to comply with or perform Sublessee's Assumed Obligations. 7.7. 7.7 Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master Lease without the fault of the Sublessor, and to comply with or perform Sublessor's Remaining Obligations and to hold Sublessee free and harmless of and from all liability, judgments, costs, damages, claims or demands arising out of Sublessor's failure to comply with or perform Sublessor's Remaining Obligations. 7.8. 7.8 Sublessor represents to Sublessee that the Master Lease is in full force and effect and that no default exists on the part of any party Party to the Master Lease.