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Proc-Type: 2001,MIC-CLEAR
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<SEC-DOCUMENT>0001144204-06-005442.txt : 20060213
<SEC-HEADER>0001144204-06-005442.hdr.sgml : 20060213
<ACCEPTANCE-DATETIME>20060213155608
ACCESSION NUMBER:		0001144204-06-005442
CONFORMED SUBMISSION TYPE:	8-K
PUBLIC DOCUMENT COUNT:		2
CONFORMED PERIOD OF REPORT:	20060210
ITEM INFORMATION:		Entry into a Material Definitive Agreement
ITEM INFORMATION:		Financial Statements and Exhibits
FILED AS OF DATE:		20060213
DATE AS OF CHANGE:		20060213

FILER:

	COMPANY DATA:	
		COMPANY CONFORMED NAME:			OXIS INTERNATIONAL INC
		CENTRAL INDEX KEY:			0000109657
		STANDARD INDUSTRIAL CLASSIFICATION:	PHARMACEUTICAL PREPARATIONS [2834]
		IRS NUMBER:				941620407
		STATE OF INCORPORATION:			DE
		FISCAL YEAR END:			1231

	FILING VALUES:
		FORM TYPE:		8-K
		SEC ACT:		1934 Act
		SEC FILE NUMBER:	000-08092
		FILM NUMBER:		06603609

	BUSINESS ADDRESS:	
		STREET 1:		6040 N CUTTER CIRCLE STE 317
		CITY:			PORTLAND
		STATE:			OR
		ZIP:			97217
		BUSINESS PHONE:		5032833911

	MAIL ADDRESS:	
		STREET 1:		6040 N CUTTER CIRCLE STE 317
		CITY:			PORTLAND
		STATE:			OR
		ZIP:			97217

	FORMER COMPANY:	
		FORMER CONFORMED NAME:	DDI PHARMACEUTICALS INC
		DATE OF NAME CHANGE:	19920703

	FORMER COMPANY:	
		FORMER CONFORMED NAME:	DIAGNOSTIC DATA INC /DE/
		DATE OF NAME CHANGE:	19850312
</SEC-HEADER>
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<TYPE>8-K
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      V035445 8-K
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</strong></font></div>
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      1.01.</strong></font><font id="TAB2" style="COLOR: black; LETTER-SPACING: 49.5pt">&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>Entry
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    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">On
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      Form Office Lease dated February 2, 2006 (&#8220;Lease Agreement&#8221;) with Westcore
      Peninsula Vintage, LLC. Pursuant to the Lease Agreement, OXIS will lease 4,136
      square feet of rentable office space located at 323 Vintage Park Drive, Suite
      B,
      Foster City, California 94404 (the "Property"). The Property will serve to
      accommodate the relocation and consolidation of OXIS&#8217; corporate headquarters and
      manufacturing facilities following its recent acquisition of a majority interest
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      term
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      March 31, 2009. The annual base rent under the Lease Agreement begins at
      $62,040.00 per year and increases incrementally to $65,818.20 by the end of
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      lease term. In addition to the base rent, OXIS will be responsible for its
      proportionate share of the building's operating expenses and real estate taxes
      as specified in the Lease Agreement. </font></div>
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      a renewal option to extend the Lease Agreement for one three-year period at
      the
      then-prevailing market rental value for rentable property in the same
      area.</font></div>
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      foregoing summary of the material terms of the Lease Agreement is qualified
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      its entirety by the text of the Lease Agreement attached as Exhibit 10.1 to
      this
      Current Report on Form 8-K and incorporated herein by reference. </font></div>
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      Exhibits</font></div>
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      Form Office Lease between OXIS International, Inc. and Westcore Peninsula
      Vintage, LLC dated February 2, 2006.</font></div>
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      to the Requirements of the Securities Exchange Act of 1934, the Registrant
      has
      duly caused this Report to be signed on its behalf by the Undersigned hereunto
      duly authorized. </font></div>
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          <tr valign="top" bgcolor="#ffffff">
            <td width="50%"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">&#160;</font></td>
            <td width="1%"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">&#160;</font></td>
            <td width="49%"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">&#160;</font></td>
          </tr>
          <tr valign="top" bgcolor="#ffffff">
            <td><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">&#160;</font></td>
            <td colspan="2"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: "><strong>OXIS
              INTERNATIONAL, INC.</strong></font></td>
          </tr>
          <tr valign="top" bgcolor="#ffffff">
            <td><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">&#160;<br>&#160;</font></td>
            <td><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">&#160;<br>&#160;</font></td>
            <td><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">&#160;<br>&#160;</font></td>
          </tr>
          <tr valign="top" bgcolor="#ffffff">
            <td><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">Dated:&#160;February
              13, 2006</font></td>
            <td><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">By:&#160;&#160;</font></td>
            <td><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">/s/&#160;MICHAEL
              D. CENTRON</font></td>
          </tr>
          <tr valign="top" bgcolor="#ffffff">
            <td colspan="2"><font style="FONT-FAMILY: " size="1">&#160;</font></td>
            <td align="left">
              <hr style="COLOR: black" align="left" noshade size="2" width="80%">
            </td>
          </tr>
          <tr valign="top" bgcolor="#ffffff">
            <td colspan="2"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">&#160;</font></td>
            <td>
              <div><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">Name:&#160;
                Michael D. Centron</font></div>
              <div><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: ">Title:&#160;&#160;&#160;
                Chief Financial Officer</font></div>
            </td>
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        <div style="WIDTH: 100%; TEXT-ALIGN: center">
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        </div>
      </div>
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      </div>
    </div><br>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>Exhibit
      Index </strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div>
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          <tr>
            <td align="left" valign="top" width="8%" style="border-bottom: black thin solid;">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>Exhibit&#160;No.</strong></font></div>
            </td>
            <td align="left" valign="top" width="2%" style="border-bottom: #ffffff solid;">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">&#160;&#160;</font></div>
            </td>
            <td align="left" valign="top" width="73%" style="border-bottom: black thin solid;">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>Description</strong></font></div>
            </td>
          </tr>
          <tr>
            <td align="left" valign="top" width="8%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 8pt; FONT-FAMILY: Times New Roman, serif"><a href="v035445_ex10-1.htm">EX-10.1</a></font></div>
            </td>
            <td align="left" valign="top" width="2%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">&#160;&#160;</font></div>
            </td>
            <td align="left" valign="top" width="73%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Standard
                Form Office Lease between OXIS International, Inc. and Westcore Peninsula
                Vintage, LLC dated February 2,
                2006.</font></div>
            </td>
          </tr>

      </table>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
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</DOCUMENT>
<DOCUMENT>
<TYPE>EX-10.1
<SEQUENCE>2
<FILENAME>v035445_ex10-1.htm
<TEXT>
<html>
  <head>
    <title>
      EX 10.1
</title><!-- Licensed to: vf-->
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    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="right"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>EXHIBIT
      10.1</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>STANDARD
      FORM OFFICE LEASE</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>BETWEEN</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>WESTCORE
      PENINSULA VINTAGE, LLC,</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>a
      Delaware limited liability company,</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>as
      Landlord,</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>AND</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>OXIS
      INTERNATIONAL, INC.,</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>a
      Delaware corporation</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>as
      Tenant</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>Dated:
      February 2, 2006</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>For
      Premises Located at:</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>VINTAGE
      PARK</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>Suite
      B</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>323
      Vintage Park Drive</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>Foster
      City, California 94404</strong></font></div>
    <div>&#160;</div>
    <div>&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
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        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
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        </div>
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    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>LEASE</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">This
      Standard Form Office Lease (this &#8220;Lease&#8221;) is made as of February 2, 2006 (the
&#8220;Lease Date&#8221;), by </font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>WESTCORE
      PENINSULA VINTAGE, LLC</strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">,
      a
      Delaware limited liability company (&#8220;Landlord&#8221;), and </font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>OXIS
      INTERNATIONAL, INC., </strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">a
      Delaware corporation (&#8220;Tenant&#8221;).</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      and Tenant, intending to be legally bound, and in consideration of their mutual
      covenants and all conditions of this Lease, covenant and agree as
      follows.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>BASIC
      LEASE PROVISIONS</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>DEFINED
      TERMS</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">In
      this
      Lease the following terms have the meanings set forth below.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Premises</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Approximately 4,136 rentable square feet, known as Suite B of the Building,
      as
      outlined on Exhibit A attached to and made a part of this Lease.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Building</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      The
      building containing approximately 25,503 rentable square feet, and all future
      alterations, additions, improvements, restorations or replacements, commonly
      known as 323 Vintage Park Drive, Foster City, California.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Term</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Three
      (3) years.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.4.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Commencement
      Date</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      April
      1, 2006, subject to adjustment as set forth in Article 3.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.5.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Expiration
      Date</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      March
      31, 2009, subject to adjustment as set forth in Article 3.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.6.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Base
      Rent</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Commencing on the Commencement Date and continuing throughout the Term, Tenant
      shall pay Base Rent in accordance with the following schedule:</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div>
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          <tr bgcolor="white">
            <td valign="top" width="19%" style="border-bottom: black thin solid;">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center">&#160;</div>
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Lease
                Year</font></div>
            </td>
            <td width="2%">&#160;</td>
            <td valign="top" width="22%" style="border-bottom: black thin solid;">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Monthly
                Base Rent</font></div>
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Per
                Rentable Square Foot</font></div>
            </td>
            <td width="2%">&#160;</td>
            <td valign="top" width="18%" style="border-bottom: black thin solid;">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center">&#160;</div>
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Monthly
                Base Rent</font></div>
            </td>
          </tr>
          <tr bgcolor="#ccffcc">
            <td valign="top" width="19%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1</font></div>
            </td>
            <td width="2%">&#160;</td>
            <td valign="top" width="22%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">$1.25</font></div>
            </td>
            <td width="2%">&#160;</td>
            <td valign="top" width="18%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">$5,170.00</font></div>
            </td>
          </tr>
          <tr bgcolor="white">
            <td valign="top" width="19%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">2</font></div>
            </td>
            <td width="2%">&#160;</td>
            <td valign="top" width="22%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">$1.29
                (rounded)</font></div>
            </td>
            <td width="2%">&#160;</td>
            <td valign="top" width="18%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">$5,325.10</font></div>
            </td>
          </tr>
          <tr bgcolor="#ccffcc">
            <td valign="top" width="19%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3</font></div>
            </td>
            <td width="2%">&#160;</td>
            <td valign="top" width="22%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">$1.33
                (rounded)</font></div>
            </td>
            <td width="2%">&#160;</td>
            <td valign="top" width="18%">
              <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">$5,484.85</font></div>
            </td>
          </tr>

      </table>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.7.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Security
      Deposit</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      $5,484.85.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.8.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Intentionally
      Omitted</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.9.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Tenant&#8217;s
      Proportionate Share of Operating Costs</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Approximately 16.22% of the Operating Costs as defined in Article 5 allocable
      to
      the Building, based upon the rentable square feet of the Premises, compared
      to
      the total rentable square feet of the Building.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.10.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Permitted
      Use</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Research and development and general office use and for no other use or purposes
      whatsoever.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.11.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Tenant&#8217;s
      Trade Name</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Oxis
      International, Inc.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.12.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Broker</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 144pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord&#8217;s:
      Cornish &amp; Carey Commercial</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 144pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant&#8217;s:
      Cornish &amp; Carey Commercial</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.13.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Guarantor(s)</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><u>:</u></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">
      None.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.14.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Intentionally
      Omitted</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.15.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Landlord&#8217;s
      Address</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 126pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">c/o
      Westcore Properties, LLC</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 126pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">235
      Pine
      Street, Suite 1150</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 126pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">San
      Francisco, California 94104</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 126pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Attention:
      Property Manager</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 108pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
        <div id="GLFTR" style="WIDTH: 100%" align="left">
        </div>
      </div>
      <div id="PN" style="PAGE-BREAK-AFTER: always">
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
        <div id="GLHDR" style="WIDTH: 100%" align="right">
        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 108pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 126pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">With
      a
      copy to:</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 108pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 126pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Westcore
      Properties, LLC</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 126pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">4445
      Eastgate Mall, Suite 210</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 126pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">San
      Diego, California 92121</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 126pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Attention:
      Asset Manager</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.16.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Tenant&#8217;s
      Address</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 117pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Before
      occupancy:</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 180pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">OXIS
      International</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 108pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font id="TAB1" style="MARGIN-LEFT: 36pt"></font><font id="TAB1" style="MARGIN-LEFT: 36pt"></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">6040
      North Cutter Circle</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 108pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font id="TAB1" style="MARGIN-LEFT: 36pt"></font><font id="TAB1" style="MARGIN-LEFT: 36pt"></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Suite
      317</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 108pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font id="TAB1" style="MARGIN-LEFT: 36pt"></font><font id="TAB1" style="MARGIN-LEFT: 36pt"></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Portland,
      Oregon 97217</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 108pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 117pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">After
      Occupancy:</font><font id="TAB2" style="COLOR: black; LETTER-SPACING: 27pt">&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      Premises</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.17.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Parking</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Twelve
      (12) unreserved spaces at the then prevailing rate in the Building, which rate
      is currently at no cost to Tenant.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">1.18.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Amount
      due on Execution of Lease</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Upon
      Tenant&#8217;s execution of this Lease, Tenant shall pay the following amount to
      Landlord:</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">
      <div align="center">
        <table border="0" cellpadding="0" cellspacing="0" id="ftable" width="60%">

            <tr bgcolor="white">
              <td align="left" valign="bottom" width="40%">&#160;</td>
              <td width="2%">&#160;</td>
              <td align="left" valign="bottom" width="1%">&#160;</td>
              <td align="right" valign="bottom" width="11%">&#160;</td>
              <td align="left" valign="bottom" width="1%">&#160;</td>
            </tr>
            <tr bgcolor="#ccffcc">
              <td align="left" valign="bottom" width="40%" style="border-bottom: #ccffcc;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Monthly
                  Rent:</font></div>
              </td>
              <td width="2%" style="border-bottom: #ccffcc;">&#160;</td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: #ccffcc;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0px"><font style="DISPLAY: inline; FONT-SIZE: 10pt; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; MARGIN-RIGHT: 0px; FONT-FAMILY: Times New Roman">$</font></div>
              </td>
              <td align="right" valign="bottom" width="11%" style="border-bottom: #ccffcc;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0px"><font style="DISPLAY: inline; FONT-SIZE: 10pt; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; MARGIN-RIGHT: 0px; FONT-FAMILY: Times New Roman">5,170.00</font></div>
              </td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: #ccffcc;">&#160;</td>
            </tr>
            <tr bgcolor="white">
              <td align="left" valign="bottom" width="40%" style="border-bottom: white;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">(For
                  the First Month of the Term)</font></div>
              </td>
              <td width="2%" style="border-bottom: white;">&#160;</td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: white;">&#160;</td>
              <td align="right" valign="bottom" width="11%" style="border-bottom: white;">&#160;</td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: white;">&#160;</td>
            </tr>
            <tr bgcolor="#ccffcc">
              <td align="left" valign="bottom" width="40%" style="border-bottom: #ccffcc;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Security
                  Deposit:</font></div>
              </td>
              <td width="2%" style="border-bottom: #ccffcc;">&#160;</td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: #ccffcc;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0px"><font style="DISPLAY: inline; FONT-SIZE: 10pt; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; MARGIN-RIGHT: 0px; FONT-FAMILY: Times New Roman">$</font></div>
              </td>
              <td align="right" valign="bottom" width="11%" style="border-bottom: #ccffcc;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0px"><font style="DISPLAY: inline; FONT-SIZE: 10pt; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; MARGIN-RIGHT: 0px; FONT-FAMILY: Times New Roman">5,484.85</font></div>
              </td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: #ccffcc;">&#160;</td>
            </tr>
            <tr bgcolor="white">
              <td align="left" valign="bottom" width="40%" style="border-bottom: white solid;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Construction
                  Contribution (Section 2):</font></div>
              </td>
              <td width="2%" style="border-bottom: white solid;">&#160;</td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: black thin solid;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0px"><font style="DISPLAY: inline; FONT-SIZE: 10pt; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; MARGIN-RIGHT: 0px; FONT-FAMILY: Times New Roman">$</font></div>
              </td>
              <td align="right" valign="bottom" width="11%" style="border-bottom: black thin solid;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0px"><font style="DISPLAY: inline; FONT-SIZE: 10pt; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; MARGIN-RIGHT: 0px; FONT-FAMILY: Times New Roman">1,666.67</font></div>
              </td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: white solid;">&#160;</td>
            </tr>
            <tr bgcolor="#ccffcc">
              <td align="left" valign="bottom" width="40%" style="border-bottom: #ccffcc solid;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">TOTAL
                  DUE ON EXECUTION OF LEASE:</font></div>
              </td>
              <td width="2%" style="border-bottom: #ccffcc solid;">&#160;</td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: black double;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0px"><font style="DISPLAY: inline; FONT-SIZE: 10pt; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; MARGIN-RIGHT: 0px; FONT-FAMILY: Times New Roman">$</font></div>
              </td>
              <td align="right" valign="bottom" width="11%" style="border-bottom: black double;">
                <div style="DISPLAY: block; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0px"><font style="DISPLAY: inline; FONT-SIZE: 10pt; MARGIN-LEFT: 0px; TEXT-INDENT: 0px; MARGIN-RIGHT: 0px; FONT-FAMILY: Times New Roman">12,321.52</font></div>
              </td>
              <td align="left" valign="bottom" width="1%" style="border-bottom: #ccffcc solid;">&#160;</td>
            </tr>
            <tr bgcolor="white">
              <td align="left" valign="bottom" width="40%">&#160;</td>
              <td width="2%">&#160;</td>
              <td align="left" valign="bottom" width="1%">&#160;</td>
              <td align="right" valign="bottom" width="11%">&#160;</td>
              <td align="left" valign="bottom" width="1%">&#160;</td>
            </tr>

        </table>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><a name="a_Toc464132146"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>PREMISES
      DEMISED</u></strong></font></a></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      and Tenant acknowledge that a portion of the Premises are currently occupied
      by
      another tenant, Conformis, Inc. (the &#8220;Existing Tenant&#8221;), in accordance with that
      certain Lease Agreement dated July 9, 2004, by and between Landlord and the
      Existing Tenant (the &#8220;Existing Lease&#8221;). As consideration for the Existing
      Tenant&#8217;s agreement to surrender the portion of the Premises occupied by it,
      Tenant agrees to contribute $1,666.67 (the &#8220;Construction Contribution&#8221;) for use
      by Existing Tenant to build out a new room located within its premises. This
      Lease is expressly conditioned upon (a) the execution by Landlord and the
      Existing Tenant of an amendment to the Existing Lease which provides for the
      surrender of possession of such portion of the Premises to Landlord, (b)
      Existing Tenant&#8217;s vacation and surrender of the Premises to Landlord, and (c)
      Tenant&#8217;s payment of the Construction Contribution to Landlord concurrently with
      its execution and delivery of this Lease (collectively, the &#8220;Surrender
      Condition&#8221;). In the event that the Surrender Condition is not satisfied on or
      before March 1, 2006, Tenant may terminate this Lease by delivering five (5)
      business days written prior notice to Landlord; provided, however, that if
      such
      Surrender Condition is satisfied within such five (5) business day period,
      Tenant&#8217;s termination notice shall have no effect and this Lease shall be in full
      force and effect. Subject to the foregoing conditions precedent, Landlord hereby
      leases to Tenant and Tenant hereby leases from Landlord the premises described
      in Section 1.1 (&#8220;Premises&#8221;) on the terms and conditions set forth in this Lease
      (including all exhibits and attachments hereto, which are incorporated herein
      by
      reference). Tenant&#8217;s obligations under this Lease shall commence as of the Lease
      Date, except as otherwise expressly provided in this Lease. As used in this
      Lease, the term &#8220;Project&#8221; includes the Building, three (3) other buildings
      located adjacent to the Building, adjoining parking areas and garages, if any,
      and the surrounding land and air space which are the site and grounds for the
      Building and parking areas and garages.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
        <div id="GLFTR" style="WIDTH: 100%" align="left">
        </div>
      </div>
      <div id="PN" style="PAGE-BREAK-AFTER: always">
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
        <div id="GLHDR" style="WIDTH: 100%" align="right">
        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>TERM;
      </u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>OPTION
      TERM</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Initial
      Term</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>.</strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">
      The
      Term, Commencement Date and Expiration Date shall be as specified in Sections
      1.3, 1.4, and 1.5, respectively. However, the Commencement Date shall be
      adjusted if necessary, and documented in the form of Exhibit C attached hereto,
      to the earlier of: (a) the date of &#8220;Substantial Completion&#8221; of the &#8220;Tenant
      Improvements&#8221; as those terms are defined in the Tenant Work Letter, attached
      hereto as Exhibit B; or (b) the date Tenant takes possession of the Premises,
      and the Expiration Date shall be adjusted accordingly; provided that if the
      Commencement Date is not the first day of the month, then the Expiration Date
      shall be the last day of the month in which the third (3</font><font style="DISPLAY: inline; FONT-SIZE: 7pt; FONT-FAMILY: Times New Roman, serif"><sup>rd</sup></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">)
      anniversary of the Commencement Date occurs. In the event that the Commencement
      Date does not occur on or before July 1, 2006 (the &#8220;Outside Commencement Date&#8221;),
      subject to delays caused by Tenant or Force Majeure, then Tenant shall have
      the
      right to terminate this Lease by giving Landlord written notice within ten
      (10)
      days after the Outside Commencement Date. If Tenant timely gives such notice
      to
      Landlord, then (i) this Lease shall terminate ten (10) days after Landlord&#8217;s
      receipt of Tenant&#8217;s notice, (ii) Landlord shall reimburse to Tenant any prepaid
      rent, and (iii) Landlord and Tenant shall have no further rights or obligations
      to each other pursuant to this Lease. For purposes of this Lease, the term
      &#8220;Lease Year&#8221; shall mean each consecutive twelve (12) month period during the
      Term, commencing on the Commencement Date; provided, however, that the first
      Lease Year shall commence on the Commencement Date and end on the last day
      of
      the eleventh month thereafter and the second and each succeeding Lease Year
      shall commence on the first day of the next calendar month; and further provided
      that the last Lease Year shall end on the Lease Expiration Date. The terms
      and
      provisions of this Lease shall be effective as of the Lease Date. In addition,
      any references in this Lease to the &#8220;Term&#8221; or words of similar import shall mean
      the Term together with any Option Term (as defined below), unless the context
      clearly indicates otherwise.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Option
      Terms</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Tenant
      shall have one (1) option to extend the Term for a period of three (3) years
      (the &#8220;Option Term&#8221;), which Option shall be exercisable by written notice
      delivered by Tenant to Landlord as provided in Section 3.2.1., below, provided
      that Tenant has not committed an Event of Default which has not been cured,
      as
      such term is defined in Article 24 below, as of the date of delivery of such
      notice. The Option to extend the Term shall be exercisable by Tenant only if
      the
      originally named Tenant or a Permitted Transferee (as hereinafter defined)
      is in
      possession of one hundred percent (100%) of the Premises.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.2.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Exercise
      of Option</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      The
      Option may be exercised by Tenant, if at all, only in the following manner:
      (i)
      Tenant shall deliver written notice (the &#8220;Option Notice&#8221;) to Landlord not more
      than twelve (12) months nor less than eight (8) months prior to the expiration
      of the Term, stating that Tenant is interested in exercising its option; (ii)
      Landlord, after receipt of Tenant&#8217;s notice, shall deliver notice (the &#8220;Option
      Rent Notice&#8221;) to Tenant within thirty (30) days of Landlord&#8217;s receipt of the
      Option Notice setting forth the &#8220;Option Rent,&#8221; as that term is defined in
      Section 3.2.2, below, which shall be applicable to the Lease during the Option
      Term; and (iii) if Tenant wishes to exercise such Option, Tenant shall, on
      or
      before the date occurring six (6) months prior to the expiration of the Term,
      exercise such Option by delivering written notice thereof to Landlord, and
      upon,
      and concurrent with, such exercise, if the Option Rent was determined in
      accordance with Section 3.2.2, below, Tenant may, at its option, object to
      the
      Option Rent contained in the Option Rent Notice, in which case the parties
      shall
      follow the procedure, and the Option Rent shall be determined, as set forth
      in
      Section 3.2.3, below.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.2.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Option
      Rent</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      </font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      rent
      payable by Tenant during the Option Term (the &#8220;Option Rent&#8221;) shall be equal to
      the prevailing monthly market rental value for comparable space in the area
      in
      which the Building is located (including additional rent and considering any
      &#8220;base year&#8221; or &#8220;expense stop&#8221; applicable thereto), including all escalations, at
      which tenants, as of the commencement of the Option Term, are leasing
      non-sublease, non-renewal, non-encumbered, non-equity space in comparable
      buildings for a comparable term. In no event shall the Option Rent be less
      than
      the Base Rent then in effect.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.2.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Determination
      of Option Rent</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      In the
      event Tenant timely and appropriately objects to the Option Rent, Landlord
      and
      Tenant shall attempt to agree upon the Option Rent using their best good-faith
      efforts. If Landlord and Tenant fail to reach agreement within ten (10) days
      following Tenant&#8217;s objection to the Option Rent (the &#8220;Outside Agreement Date&#8221;),
      then Tenant may give written notice (&#8220;Appraisal Notice&#8221;) to Landlord that Tenant
      desires to have the Option Rent determined by appraisal pursuant to the
      procedures set forth in Sections 3.2.3.1 through 3.2.3.5, below.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.2.3.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Within
      ten (10) days after Landlord&#8217;s receipt of the Appraisal Notice in accordance
      with this Section, Landlord and Tenant shall agree upon a list of three (3)
      independent, unaffiliated real estate brokers with at least five (5) years&#8217;
full-time experience brokering commercial properties within ten (10) miles
      of
      the Project. Within five (5) days after agreement upon the list of brokers,
      Landlord and Tenant shall meet and each shall have the right to disqualify
      one
      (1) of the brokers until only one (1) broker (&#8220;Broker&#8221;) has not been
      disqualified by either Landlord or Tenant.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.2.3.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Within
      fifteen (15) days after the appointment of the Broker, the parties shall each
      submit their determination of the Option Rent to the Broker and the Broker
      shall
      independently determine the Option Rent. The Option Rent shall equal the Option
      Rent submitted by Landlord or Tenant that is closest to the Option Rent
      determined by the Broker. The Broker shall not divulge to Landlord or Tenant
      the
      Option Rent determined by the Broker until both parties instruct it to do so
      in
      writing. The determination of the Broker in accordance with this Section 3.2
      shall be final and binding on the parties and a judgment may be rendered thereon
      in a court of competent jurisdiction.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.2.3.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">If
      the
      parties fail to select the three (3) qualified brokers or the Broker, a Broker
      shall be selected by the then-Presiding Judge of the Superior Court of the
      State
      of California of the County in which the Property is located, acting in his
      individual judicial capacity.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
        <div id="GLFTR" style="WIDTH: 100%" align="left">
        </div>
      </div>
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        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
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        </div>
      </div>
      <div id="HDR">
        <div id="GLHDR" style="WIDTH: 100%" align="right">
        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.2.3.4.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      cost
      of arbitration shall be paid by Landlord and Tenant equally.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">3.2.3.5.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">During
      the period requiring the adjustment of monthly Rent (as hereinafter defined)
      to
      Option Rent, Tenant shall pay, as monthly Rent pending such determination,
      the
      monthly Rent in effect for the Premises immediately prior to such adjustment;
      provided, however, that upon the determination of the applicable Option Rent,
      Tenant shall pay Landlord the difference between the amount of monthly Rent
      Tenant actually paid and Option Rent immediately upon the determination of
      the
      Option Rent.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">4.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>SECURITY
      DEPOSIT</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Concurrently
      with Tenant&#8217;s execution of this Lease, Tenant shall deposit with Landlord in the
      amount set forth in Section 1.7, a security deposit as security for the
      performance of all of Tenant&#8217;s obligations under this Lease. Within thirty (30)
      days after the expiration of the Term or any earlier termination of this Lease,
      Landlord shall (provided that Tenant is not in default under this Lease) return
      the security deposit to Tenant, less such portion as Landlord shall have
      appropriated to make good any default by Tenant. Landlord shall have the right,
      but not the obligation, to apply all or any portion of the security deposit
      to
      cure any Tenant default at any time, in which event Tenant shall be obligated
      to
      restore the security deposit to its original amount within ten (10) business
      days, and Tenant&#8217;s failure to do so shall be deemed to be a material default of
      this Lease. Tenant hereby waives (i) California Civil Code Section 1950.7,
      as
      amended or recodified from time to time, and any and all other laws, rules
      and
      regulations, now or hereafter in force, applicable to security deposits in
      the
      commercial context (&#8220;Security Deposit Laws&#8221;), and (ii) any and all rights,
      duties and obligations either party may now or, in </font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">the
      future, will have relating to or arising from the Security Deposit Laws.
      Notwithstanding anything to the contrary contained herein, the security deposit
      may be retained and applied by Landlord (a) to offset Rent (as defined in
      Section 5.3) which is unpaid either before or after the termination of this
      Lease, and (b) against other damages suffered by Landlord before or after the
      termination of this Lease, whether foreseeable or unforeseeable, caused by
      the
      act or omission of Tenant or any officer, employee, agent or invitee of Tenant.
      The security deposit shall be held by Landlord free of trust, and may be
      commingled with other funds and accounts of Landlord or its agents, and Tenant
      shall not be entitled to receive any interest earned with respect thereto.
      In
      the event of a sale of the Project or assignment of this Lease by Landlord
      to
      any person other than a mortgagee, Landlord shall have the right to transfer
      the
      security deposit to its vendee or assignee, subject to Tenant&#8217;s aforesaid rights
      upon termination, and thereupon Landlord shall be released and relieved from
      any
      liability with respect to the return of such security deposit to Tenant, such
      vendee or assignee to be solely responsible to Tenant therefor.</font></div>
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    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">5.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>RENT</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">5.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      agrees to pay the Base Rent set forth in Section 1.6 for each month of the
      Term,
      payable in advance on the first day of each month commencing with the
      Commencement Date, without any deduction or setoff whatsoever. All payments
      of
      Rent (as defined in Section 5.3) shall be payable in lawful U.S. money. Payments
      shall not be deemed received until actual receipt thereof by Landlord. If the
      Commencement Date is not the first day of a month, or if the Expiration Date
      is
      not the last day of a month, a prorated monthly installment shall be paid at
      the
      then current rate for the fractional month during which this Lease commences
      or
      terminates. At the time of execution of this Lease by Tenant, Tenant shall
      pay
      all money due to Landlord as set forth in Section 1.18.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">5.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Intentionally
      Deleted.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">5.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">In
      addition to Base Rent, Tenant shall pay to Landlord on the first day of each
      and
      every month of this Lease, one-twelfth (1/12th) of the Landlord&#8217;s reasonable
      estimate of Tenant&#8217;s Proportionate Share of the Operating Costs for that
      calendar year. The parties acknowledge that Landlord&#8217;s initial estimate of the
      monthly Operating Costs for the 2006 calendar year is equal to $.46 per rentable
      square foot. Such estimate is not a maximum or a cap, but only an estimate
      which
      is subject to adjustment. Landlord shall have the right, at any time and from
      time to time during the term of this Lease, by notice to Tenant, to change
      said
      estimate. Landlord and Tenant agree and stipulate that the rentable area in
      the
      Building, the rentable area in the Premises, and Tenant&#8217;s Proportionate Share of
      the Operating Costs are as set forth in Sections&#160;1.1, 1.2 and 1.9 of this
      Lease. Tenant acknowledges that: (i) Landlord makes no representation as to
      the
      actual rentable square footage of the Premises or the Building, and (ii) there
      shall be no adjustment to the Base Rent based upon any other or additional
      measurement of rentable square footage. Any discrepancy discovered after the
      Lease Date in connection with the square footages stated in Sections 1.1 and
      1.2
      shall not be a basis for an adjustment in the Base Rent, unless otherwise agreed
      in writing by Landlord and Tenant. Base Rent, Tenant&#8217;s Proportionate Share of
      Operating Costs, and all other amounts payable by Tenant under this Lease
      whether to Landlord or to others are collectively defined as the
&#8220;Rent.&#8221;</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">5.4.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">&#8220;Operating
      Costs&#8221; shall be determined for each calendar year by taking into account on a
      consistent basis all costs of management, maintenance, and operation of the
      Project. Operating Costs shall include but not be limited to: (i) the cost
      of
      supplying all utilities, the cost of operating, maintaining, repairing,
      renovating and managing the utility systems, mechanical systems, sanitary and
      storm drainage systems, and escalator and elevator systems, and the cost of
      supplies and equipment and maintenance and service contracts in connection
      therewith; (ii) the cost of licenses, certificates, permits and inspections
      and
      the cost of contesting the validity or applicability of any governmental
      enactments which may affect Operating Costs, and the costs incurred in
      connection with the implementation and operation of a transportation system
      management program or similar program; (iii) the cost of insurance carried
      by
      Landlord, in such amounts as Landlord may reasonably determine, including,
      without limitation, insurance premiums and insurance deductibles paid or
      incurred by Landlord; (iv) fees, charges and other costs, including, without
      limitation, management fees, consulting fees, legal fees and accounting fees,
      of
      all persons engaged by Landlord or otherwise reasonably incurred by Landlord
      in
      connection with the management, operation, maintenance and repair of the
      Project; (v) wages, salaries and other compensation and benefits of all persons
      engaged in the operation, maintenance or security of the Building, and
      employer&#8217;s Social Security taxes, unemployment taxes or insurance, and any other
      taxes which may be levied on such wages, salaries, compensation and benefits;
      provided, that if any employees of Landlord provide services for more than
      one
      building of Landlord, then a prorated portion of such employees&#8217; wages, benefits
      and taxes shall be included in Operating Costs based on the portion of their
      working time devoted to the Building; (vi) payments under any easement, license,
      operating agreement, declaration, restrictive covenant, or instrument pertaining
      to the sharing of costs by the Building; (vii) operation, repair, maintenance
      and replacement of all systems, equipment, components or facilities which serve
      the Building in the whole or in part; (viii) amortization (including, without
      limitation, interest on the unamortized cost at a rate equal to the floating
      commercial loan rate announced from time to time by Bank of America, a national
      banking association, as its prime rate, plus 2% per annum) of the cost of
      acquiring or the rental expense of personal property used in the maintenance,
      operation and repair of the Building and Project; and (ix)&#160;all federal,
      state, county, or local governmental or municipal taxes, fees, charges or other
      impositions of every kind and nature, whether general, special, ordinary or
      extraordinary because of or in connection with the ownership, leasing and
      operation of the Project, including, without limitation, any assessment, tax,
      fee, levy or charge in addition to, or in substitution, partially or totally,
      of
      any assessment, tax, fee, levy or charge previously included within the
      definition of real property tax, it being acknowledged by Tenant and Landlord
      that Proposition 13 was adopted by the voters of the State of California in
      the
      June 1978 election and that assessments, taxes, fees, levies and charges may
      be
      imposed by governmental agencies for such services as fire protection, street,
      sidewalk and road maintenance, conservation, refuse removal, transit and for
      other governmental services formerly provided without charge to property owners
      or occupants; (x) costs incurred in connection with the parking areas servicing
      the Project; and (xi) the cost of capital improvements or other costs incurred
      in connection with the Project (A) that are intended as a labor-saving device
      or
      to effect other economies in the operation or maintenance of the Project, or
      any
      portion thereof, (B) that are required under any governmental law or regulation
      but which were not so required in connection with the Project at the time that
      permits for the construction of the Building were obtained, or (C) that are
      in
</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord&#8217;s
      reasonable opinion reasonably necessary to maintain the Project in good
      condition and repair; provided, however, that each such permitted capital
      expenditure shall be amortized (including, without limitation, interest on
      the
      unamortized cost) over its useful life as Landlord shall reasonably determine.
      If the Building is a part of a multi-building development, those Operating
      Costs
      attributable to such development as a whole (and not attributable solely to
      any
      individual building therein) shall be allocated by Landlord to the Building
      and
      to the other buildings within such development on an equitable basis. Landlord
      shall have the right, but not the obligation, from time to time, to equitably
      allocate some or all of the Operating Costs among different tenants of the
      building (the &#8220;Cost Pools&#8221;). Such Cost Pools may include, but shall not be
      limited to, the office space tenants of the Building and the retail space
      tenants of the Building. If the Building is less than ninety-five percent (95%)
      occupied during all or a portion of a calendar year, the variable components
      of
      the Operating Costs as determined by Landlord shall be calculated as if the
      Building had been 95% occupied for the full calendar year. &#8220;Operating Costs&#8221;
shall not include any of the following, for purposes of calculating the portion
      of Operating Costs payable by Tenant: (1) leasing commissions in connection
      with
      leases at the Building, (2) the cost of construction of tenant improvements
      for
      a specific tenant of the Building in connection with such tenant&#8217;s occupancy of
      premises in the Building, (3) additions to the Project, (4) advertising, (5)
      depreciation deductions taken by the Landlord for tax purposes, (6) payment
      of
      interest or principal on loans secured by the Project, (7) income taxes of
      Landlord, (8) rent paid by Landlord under a ground lease for the Project, (9)
      gift, franchise, inheritance or estate taxes imposed upon or assessed against
      the interest of any person in the Project, or taxes computed upon the basis
      of
      the net income of any owners of any interest in the Project, (10) capital
      expenditures, improvements or structural changes made to the Building other
      than
      those expressly permitted in subsection (xi) above, (11) costs, including
      permit, license and inspection costs, incurred with respect to the installation
      of tenant improvements to other tenant&#8217;s leased premises within the Project or
      incurred in renovating or otherwise improving, decorating, painting or
      redecorating vacant leasable space within the Project, (12) costs in order
      to
      market space to potential tenants, leasing commissions, and attorneys&#8217; fees in
      connection with the negotiation and preparation of letters, deal memos, letters
      of intent, leases, subleases and/or assignments or other costs in connection
      with lease, sublease and/or assignment negotiations with presents or prospective
      tenants or other occupants of the Project, (13) reserves (except that nothing
      contained herein shall be deemed to prevent Lessor&#8217;s collection of anticipated
      Operating Costs for the current year), (14) ground lease rental on any
      underlying ground lease or interest, principal, points and/or fees on debts
      or
      amortization on any mortgage or mortgages or any other debt instrument
      encumbering the Project, (15) to the extent any employee of Landlord spends
      only
      a portion of his or her time working with respect to the Project (as opposed
      to
      full time work with respect to the Project), a prorated amount of such
      employee&#8217;s wages, salaries and compensation based upon the portion of time spent
      by such employee with respect to the projects other than the Project, (16)
      costs
      of correcting any presently existing non-compliance of the Project with
      applicable laws (as enforced upon the execution of this Lease) other than any
      such existing non-compliance where compliance work is not presently required
      to
      be performed (as opposed to existing non-compliance where compliance work is
      legally mandated even in the absence of subsequent improvements, alterations
      or
      change in use), (17) increased costs of performance resulting from the
      negligence or willful misconduct of Landlord or Landlord&#8217;s agents, employees or
      contractors, (18) costs incurred due to violation by Landlord or any other
      tenant in the Project of the terms and conditions of any lease for space within
      the Project, (19) charitable or political contributions, (20) interest,
      penalties or other costs arising out of Landlord&#8217;s failure to make timely
      payment of its obligations, (21) overhead and profit paid to Landlord or to
      subsidiaries or affiliates of Landlord for goods and/or services in the Project
      to the extent the same exceeds the costs of such goods and/or services rendered
      by qualified, unaffiliated third parties on a competitive basis, (22) costs
      to
      remediate Hazardous Materials located upon, within or beneath the Project (i)
      prior to the Commencement Date, or (ii) after the Commencement Date as a result
      of Landlord&#8217;s acts, (23) costs (other than ordinary maintenance) for sculpture,
      paintings and other objects of art, or (24) any excess utility expense payable
      by another tenant of the Project pursuant to such tenant&#8217;s lease.</font></div>
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      </div>
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    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">5.5.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Within
      one hundred twenty (120) days after December 31 of each calendar year, or as
      soon thereafter as practicable, the total of the Operating Costs for said
      calendar year just completed shall be determined by Landlord. Landlord shall
      give Tenant notice of such determination, and Tenant within thirty (30) days
      thereafter shall pay to Landlord Tenant&#8217;s Proportionate Share of the Operating
      Costs for such calendar year, less the payments made by Tenant to Landlord
      during such calendar year for Operating Costs, or, if Tenant has overpaid such
      amount, Landlord shall credit any excess paid toward Tenant&#8217;s next rental
      payment due. During the first and last years of the Term, Tenant&#8217;s Proportionate
      Share of the Operating Costs shall be adjusted in proportion to the number
      of
      days of that calendar year during which this Lease is in effect over the total
      days in that calendar year.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">5.6.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">In
      addition to Tenant&#8217;s Proportionate Share of Operating Costs, Tenant shall
      reimburse Landlord upon demand for any and all taxes required to be paid by
      Landlord when such taxes are measured by or reasonably attributable to the
      cost
      or value of Tenant&#8217;s equipment, furniture, fixtures and other personal property
      located in the Premises.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">6.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>INITIAL
      CONSTRUCTION</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>;
      CONDITION OF THE PREMISES</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Construction,
      if any, to be completed by Landlord will be in accordance with the Tenant Work
      Letter attached to and made a part of this Lease as Exhibit B. Landlord will
      not
      be obligated to construct or install any improvements or facilities of any
      kind
      other than those called for in Exhibit B. All improvements shall be the property
      of Landlord, subject to Section 7.4, and upon termination of this Lease, Tenant
      shall deliver the Premises to Landlord in the condition required by Article
      36.
      The Premises shall be delivered to Tenant on or before the Commencement Date
      in
      broom clean condition with all major building systems, including the electrical,
      heating, ventilation and air conditioning systems, plumbing and utilities,
      dock
      doors and levelers, and the roof of the Premises in good working order as of
      the
      Commencement Date.</font></div>
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        </div>
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    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">7.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>REPAIRS
      &amp; ALTERATIONS</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">7.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Subject
      to reimbursement pursuant to Section 5.3, and subject to the provisions of
      Section 7.2, and Articles 8 and 14, Landlord agrees to keep in good condition
      the foundations, exterior walls, structural portions of the Building, the roof
      and the HVAC, mechanical, electrical, life safety and plumbing systems of the
      Building not located in or exclusively serving the Premises (expressly
      excluding, however, any HVAC, mechanical, electrical, plumbing or lighting
      equipment in the Premises, which repair shall be Tenant&#8217;s sole responsibility).
      Landlord shall not be liable or responsible for breakdowns or temporary
      interruptions in service or for any repair or maintenance which is caused in
      whole or in part by the act or omission of Tenant or its agents, contractors,
      employees, or guests. In the event of any repair or maintenance caused by the
      act or omission of Tenant, Tenant shall pay for such repair or maintenance
      upon
      demand from Landlord and shall indemnify, defend, protect and hold harmless
      Landlord against any and all loss, cost or liability in connection therewith.
      Landlord shall have a reasonable time after written notice from Tenant to
      perform necessary repairs or maintenance. Tenant hereby waives and releases
      its
      right to make repairs at Landlord&#8217;s expense under Sections 1941 and 1942 of the
      California Civil Code or under any similar law, statute, or ordinance now or
      hereafter in effect.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">7.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Subject
      to the provisions of Section 7.1, and Articles 8 and 14, Tenant shall keep
      and
      maintain the Premises in first class condition and repair, and shall make all
      necessary repairs thereto at Tenant&#8217;s sole cost and expense. Tenant&#8217;s repair and
      maintenance obligations include, without limitation, repairs to: (a) floor
      coverings; (b) interior partitions; (c) doors; (d) the interior side of demising
      walls; (e) electronic, phone and data cabling and related equipment that is
      installed by or for the exclusive benefit of Tenant and located in the Premises
      or other portions of the Building or the Project; (f) supplemental air
      conditioning units, kitchens, including hot water heaters, plumbing, and similar
      facilities exclusively serving the Premises; (g) mechanical (including HVAC),
      plumbing fixtures, wiring, electrical, and lighting systems serving the
      Premises; (h) windows, glass and plate glass; (i) ceilings; (j) skylights,
      smoke
      hatches and roof vents; (k) fixtures and equipment; and (l) Alterations (as
      hereinafter defined). If Tenant fails to make any repairs to the Premises for
      more than thirty (30) days after written notice from Landlord (although notice
      shall not be required in an emergency), Landlord may make the repairs and Tenant
      shall pay the reasonable cost of the repairs, together with an administrative
      charge in an amount equal to ten percent (10%) of the cost of the repairs.
      In
      addition, Tenant shall, at its sole cost and expense, provide janitorial service
      to the Premises in a manner consistent with other similar projects in the Foster
      City, California area. The janitorial service to be provided by Tenant shall
      include, but not be limited to, the obligation to clean the exterior windows
      and
      to keep the interior of the Premises such as the windows, floors, walls, doors,
      showcases and fixtures clean and neat in appearance and to remove all trash
      and
      debris which may be found in or around the Premises. Tenant is responsible
      for
      all redecorating, remodeling, alteration and painting required by Tenant during
      the Term. Tenant covenants and agrees not to suffer or permit any lien of
      mechanics or materialmen or others to be placed against the Project, the
      Building or the Premises with respect to work or services claimed to have been
      performed for or materials claimed to have been furnished to Tenant or the
      Premises under this Article 7 or otherwise, and, in case of any such lien
      attaching or notice of any lien, Tenant covenants and agrees to cause it to
      be
      immediately released and removed of record or Landlord, at its sole option,
      may
      immediately take all action necessary to release and remove such lien, and
      Tenant shall, upon demand, immediately reimburse Landlord for all costs and
      expenses relating thereto incurred by Landlord.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">7.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      may not make any improvements, alterations, additions or changes to the Premises
      (collectively, the &#8220;Alterations&#8221;) without first procuring the written consent of
      Landlord to such Alterations, which consent shall be requested by Tenant not
      less than thirty (30) days prior to the commencement thereof, and which consent
      shall not be unreasonably withheld by Landlord. Landlord may condition its
      consent on, among other things, its receipt, review and approval of complete
      plans and specifications for such Alterations, the installation of additional
      risers, feeders and other appropriate equipment as well as utility meters.
      The
      installation, maintenance, repair and replacement, as well as all charges in
      connection with all such meters and equipment shall be at Tenant&#8217;s sole cost and
      expense. Notwithstanding the foregoing, Tenant shall have the right without
      Landlord&#8217;s consent but upon five (5) business days&#8217; prior notice to Landlord to
      make cosmetic, non-structural Alterations to the Premises in accordance with
      the
      terms of this Lease, provided that such Alterations do not (i) affect the
      exterior of the Premises or the Project (nor may such Alterations be visible
      from street level on the exterior of the Building), (ii) affect the Project&#8217;s
      electrical, ventilation, plumbing, elevator, mechanical, air conditioning or
      any
      other systems therein, or (iii) exceed $10,000 in the aggregate per year. The
      construction of the initial improvements to the Premises shall be governed
      by
      the terms of the Tenant Work Letter, attached hereto as Exhibit B, and not
      the
      terms of this Article 7.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">7.4.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Except
      to
      the extent Tenant requests and Landlord designates otherwise at the time
      Landlord approves such Alterations, all or any part of the Alterations, whether
      made with or without the consent of Landlord, shall, at the election of
      Landlord, either be removed by Tenant at its expense before the expiration
      or
      earlier termination of this Lease or shall remain upon the Premises and be
      surrendered therewith at the Expiration Date or earlier termination of this
      Lease as the property of Landlord without disturbance or injury. If Landlord
      requires the removal of all or part of any Alterations, Tenant, at its expense,
      shall immediately repair any damage to the Premises or the Building caused
      by
      such removal. If Tenant fails to remove the Alterations upon Landlord&#8217;s request,
      then Landlord may (but shall not be obligated to) remove them and the cost
      of
      removal and repair of any damage together with all other damages which Landlord
      may suffer by reason of the failure of Tenant to remove Alterations, shall
      be
      paid by Tenant to Landlord upon demand. Tenant shall not be entitled to any
      compensation from Landlord for any Alterations removed by Landlord or at
      Landlord&#8217;s direction.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">7.5.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall construct such Alterations and perform such repairs in conformance with
      any and all applicable rules and regulations of any federal, state, county
      or
      municipal code or ordinance and pursuant to a valid building permit, issued
      by
      the applicable municipality, in conformance with Landlord&#8217;s construction rules
      and regulations. Landlord&#8217;s consent to such Alterations or Landlord&#8217;s approval
      of the plans, specifications, and working drawings for such Alterations will
      create no responsibility or liability on the part of Landlord for the
      completeness, design, sufficiency or compliance with all laws, rules and
      regulations of governmental agencies or authorities (including without
      limitation the Americans With Disabilities Act of 1990, as amended from title
      to
      time, and the provisions of </font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">that
      Act
      applicable to the Project or any part of it) with respect to such Alterations.
      All work with respect to any Alterations must be done in a good and workmanlike
      manner and diligently prosecuted to completion to the end that the Premises
      shall at all times be a complete unit except during the period of work. In
      performing the work of any such Alterations, Tenant shall have the work
      performed in such manner as not to obstruct access to the Building or the Common
      Areas for any other tenant of the Building, and as not to obstruct the business
      of Landlord or other tenants in the Building, or interfere with the labor force
      working in the Building. Not less than fifteen nor more than twenty days prior
      to commencement of any Alterations, Tenant shall notify Landlord in writing
      of
      the work commencement date so that Landlord may post notices of
      nonresponsibility about the Premises. Upon completion of any Alterations, Tenant
      agrees to cause a Notice of Completion to be recorded in the office of the
      Recorder of the County in which the Premises are located in accordance with
      Section 3093 of the Civil Code of the State of California or any successor
      statute, and Tenant shall deliver to the Building management office a
      reproducible copy of the &#8220;as built&#8221; drawings of the Alterations, if
      any.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
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        </div>
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        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
        <div id="GLHDR" style="WIDTH: 100%" align="right">
        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">7.6.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      charges for work performed by a contractor selected by Landlord shall be deemed
      Rent under this Lease, payable upon billing therefor, either periodically during
      construction or upon the substantial completion of such work, at Landlord&#8217;s
      option. Upon completion of such work, Tenant shall deliver to Landlord evidence
      of payment, contractors&#8217; affidavits and full and final waivers of all liens for
      labor, services or materials. Tenant shall pay to Landlord a percentage of
      the
      cost of such work sufficient to compensate Landlord for all overhead, general
      conditions, fees and other costs and expenses arising from Landlord&#8217;s
      involvement with such work.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">7.7.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">In
      the
      event that Tenant makes any Alterations, Tenant agrees to carry &#8220;Builder&#8217;s All
      Risk&#8221; insurance in an amount approved by Landlord covering the construction of
      such Alterations, and such other insurance as Landlord may require, it being
      understood and agreed that all of such Alterations shall be insured by Tenant
      pursuant to Article 9 of this Lease immediately upon completion thereof. In
      addition, Landlord may, in its discretion, require Tenant to obtain a lien
      and
      completion bond or some alternate form of security satisfactory to Landlord
      in
      an amount sufficient to ensure the lien-free completion of such Alterations
      and
      naming Landlord a co-obligee.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>FIRE
      OR CASUALTY DAMAGE</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Repair
      of Damage to Premises by Landlord</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      If the
      Premises or any portion of the Project is damaged by fire or other cause (the
      &#8220;Occurrence&#8221;) without the negligence or willful act of Tenant or its partners,
      trustees, officers, directors, shareholders, members, beneficiaries, licensees,
      invitees, or any subtenants or subtenants&#8217; agents, employees, contractors, or
      invitees, servants, guests, or independent contractors (collectively, &#8220;Tenant
      Persons&#8221;), Landlord shall diligently, and as soon as practicable, repair the
      damage; provided, however, that Landlord may elect not to rebuild or restore
      the
      Premises or any portion of the Project, and instead terminate this Lease, by
      notifying Tenant in writing of such termination within ninety (90) days after
      the date on which Landlord has actually discovered the full extent and nature
      of
      such damages, such notice to include a lease termination date and a date for
      Tenant to vacate the Premises. Landlord may so elect to terminate this Lease
      only if the Building shall be damaged by fire or other cause, whether or not
      the
      Premises are affected, and one or more of the following conditions is present:
      (i) repairs cannot reasonably be completed within two hundred (200) days after
      the Occurrence; (ii) the Occurrence occurs during the last Lease Year; (iii)
      the
      holder of any mortgage on the Building or ground lessor with respect to the
      Project shall require that the insurance proceeds or any portion thereof be
      used
      to retire all or a portion of the mortgage debt, or shall terminate the ground
      lease, as the case may be; (iv) Landlord&#8217;s insurer has not agreed that the
      damage is fully covered, except for deductible amounts, by Landlord&#8217;s insurance
      policies; or (v) in Landlord&#8217;s sole discretion, twenty percent (20%) or more of
      the rentable floor area of the Project is unusable, unmarketable, damaged or
      destroyed. If Landlord terminates this Lease, the Base Rent and Tenant&#8217;s
      Proportionate Share of increases in Operating Costs (collectively, &#8220;Periodic
      Rent&#8221;) shall be apportioned and paid to the date of termination (subject to
      abatement as provided below). Such repair or restoration by Landlord shall
      be to
      substantially the same condition of the base, shell, and core of the Premises
      and common areas prior to the casualty, except for modifications required by
      zoning and building codes and other laws or by the holder of a mortgage on
      the
      Building, or the lessor of a ground or underlying lease with respect to the
      Project or portion thereof, or any other modifications to the Common Areas
      reasonably deemed desirable by Landlord, which are consistent with the character
      of the Project, provided access to the Premises and any common restrooms serving
      the Premises shall not be materially impaired. Notwithstanding any other
      provision of this Lease, upon the occurrence of any damage to the Premises,
      Tenant shall assign to Landlord (or to any party designated by Landlord) all
      insurance proceeds payable to Tenant under Tenant&#8217;s insurance required under
      Section 9.1.2 of this Lease that are attributable to the tenant improvements
      and
      Alterations, and Landlord shall repair any injury or damage to the tenant
      improvements and Alterations installed in the Premises and shall return such
      tenant improvements to their condition prior to the Occurrence; provided that
      if
      the cost of such repair by Landlord exceeds the amount of insurance proceeds
      received by Landlord from Tenant&#8217;s insurance carrier, as assigned by Tenant, the
      cost of such repairs shall be paid by Tenant to Landlord prior to Landlord&#8217;s
      repair of the damage. In connection with such repairs and replacements, Tenant
      shall, prior to the commencement of construction, submit to Landlord, for
      Landlord&#8217;s review and approval, all plans, specifications and working drawings
      relating thereto, and Landlord shall select the contractors to perform such
      improvement work.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Termination
      By Either Party</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.2.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">If
      Landlord does not elect to terminate this Lease under the terms of Section
      8.1,
      but the damage required to be repaired by Landlord is not repaired by the end
      of
      the 200 Day Period, then either Landlord or Tenant (subject to Section 8.2.2),
      within thirty (30) days after the end of the 200 Day Period, may terminate
      this
      Lease by written notice to the other party, in which event this Lease shall
      terminate as of the date of receipt of the notice, and the Periodic Rent shall
      be apportioned and paid to the date of termination (subject to abatement as
      provided below). The &#8220;200 Day Period&#8221; shall mean the period beginning on the
      date of the Occurrence and ending two hundred (200) days from the date of the
      Occurrence, provided that such 200 Day Period shall not be extended </font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">for
      any
      delays caused by Force Majeure. Notwithstanding the preceding provisions of
      this
      Section 8.2.1, if (a) Landlord has not elected to terminate this Lease pursuant
      to the terms of Section 8.1, and (b) Landlord is proceeding to complete the
      repairs, then neither party shall have the right to terminate this Lease if,
      before the end of the 200 Day Period, Landlord, at Landlord&#8217;s sole option, gives
      written notice to Tenant that the repairs will be completed within thirty (30)
      days after the end of the 200 Day Period, and the repairs are actually completed
      within such thirty day period. If the repairs are not completed within thirty
      days after the end of the 200 Day Period, then either party may terminate this
      Lease by written notice to the other party. Such notice of termination shall
      be
      given within sixty (60) days after the end of the 200 Day Period, and shall
      be
      effective upon receipt thereof by the other party to this Lease.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
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        </div>
      </div>
      <div id="PN" style="PAGE-BREAK-AFTER: always">
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
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        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.2.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Notwithstanding
      the provisions of Section 8.2.1, Tenant shall have the right to terminate this
      Lease under Section 8.2.1 only if each of the following conditions is satisfied:
      (a) the damage to the Project by fire or other casualty was not caused by the
      gross negligence or intentional act of Tenant Persons; (b) there is then no
      uncured Event of Default by Tenant; and (c) as a result of the damage, Tenant
      cannot reasonably conduct business from the Premises.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Rent
      Abatement</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Subject
      to the last sentence of this Section 8.3, during the period that the damaged
      portion of the Premises is rendered untenantable by the damage, Periodic Rent
      shall be reduced by the ratio that the rentable square footage of the Premises
      thereby rendered untenantable bears to the total rentable square footage of
      the
      Premises, provided that (i) Tenant does not occupy or use such untenantable
      portion of the Premises during such rent abatement period, and (ii) Tenant
      shall, as soon as reasonably practicable after the event purportedly giving
      rise
      to rent abatement, give written notice to Landlord of Tenant&#8217;s claim for rent
      abatement and the basis therefor, including the date when Tenant vacated the
      Premises or portion thereof as a result of the Occurrence. Notwithstanding
      the
      preceding sentence, if the damage was the consequence of the fault or negligence
      of any of the Tenant Persons, then the Periodic Rent shall be abated only to
      the
      extent Landlord actually receives rental or business interruption proceeds
      allocated to the Periodic Rent for the Premises. If the rent abatement period
      expressly provided in this Section 8.3 is for a period of less than five days,
      then Periodic Rent for the first such five days shall be abated only to the
      extent that Landlord actually receives rental or business interruption proceeds
      allocable to such Periodic Rent to be abated.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.4.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Tenant
      Liability for Damages</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Subject
      to Section 8.5, all injury or damage to the Premises or the Building resulting
      from the gross negligence or intentional acts or misconduct of any Tenant
      Persons shall be repaired at the sole cost of Tenant, payable on demand by
      Landlord, or at Landlord&#8217;s option, Landlord may require Tenant to perform such
      repairs or portion thereof and Periodic Rent shall not abate. If Landlord shall
      so elect, Landlord shall have the right to make repairs to the standard tenant
      improvements, not including any tenant extras, Alterations, or personal
      property, and any expense incurred by Landlord, together with interest thereon
      at the rate of ten percent (10%) per year shall be paid by Tenant upon
      demand.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.5.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Release
      to Extent of Insurance Proceeds</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Notwithstanding any other provisions of this Lease, and provided that any
      applicable insurance coverage is not thereby invalidated, limited, or made
      more
      expensive, Tenant shall be relieved from the obligation to repair or pay for
      physical injury or damage to the Project resulting from the negligence, gross
      negligence or intentional act or misconduct of any of Tenant Persons only to
      the
      extent that Landlord actually receives insurance proceeds for complete payment
      in full for such repairs from Tenant&#8217;s or Landlord&#8217;s insurance.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.6.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Insurance
      Deductible</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      Notwithstanding the preceding provisions in this Article 8 concerning abatement
      of Periodic Rent, Tenant shall not be relieved from its obligation to pay
      Tenant&#8217;s Proportionate Share of the insurance deductibles under insurance
      policies carried by Landlord.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">8.7.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>Waiver
      of Statutes</u></strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">.
      The
      provisions of this Lease, including, without limitation, this Article 8,
      constitute an express agreement between Landlord and Tenant with respect to
      any
      and all damage to, or destruction of, all or any part of the Premises, the
      Building, or any other portion of the Project, and any statute or regulation
      of
      the State in which the Building is located, including, without limitation,
      Sections 1932(2) and 1933(4) of the California Civil Code, with respect to
      any
      rights or obligations concerning damage or destruction in the absence of an
      express agreement between the parties, and any other such statute or regulation
      which may hereafter be in effect, shall have no application to this Lease or
      any
      damage or destruction to all or any part of the Premises, the Building, or
      any
      other portion of the Project.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>INSURANCE</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall during the entire Term maintain the following insurance
      coverage:</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.1.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Commercial
      General Liability Insurance for personal injury and property damage claims
      arising out of Tenant&#8217;s occupation or use of the Premises and from its business
      operations, and including liability arising under any indemnity set forth in
      this Lease in amounts of not less than $2 million for each occurrence and $3
      million for all occurrences each year.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.1.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Property
      damage insurance covering all Tenant&#8217;s furniture, trade fixtures, office
      equipment, merchandise and other property in the Premises and all original
      and
      later-installed tenant improvements in the Premises (including, without
      limitation, the Tenant Improvements). This insurance shall be a &#8220;Causes of Loss
      - Special Form&#8221; (formerly known as &#8220;All Risk&#8221;) policy covering the full
      replacement cost of the items covered and including vandalism, malicious
      mischief, earthquake sprinkler leakage coverages.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
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    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.1.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">All
      required workers&#8217; compensation or other similar insurance pursuant to all
      applicable state and local statutes and regulations.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.1.4.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Adequate
      business interruption insurance to cover a period of not less than twelve (12)
      months.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">All
      insurance provided by Tenant under this Lease shall be coordinated with any
      preceding, concurrent or subsequent, occurrence or claims made insurance, in
      such a manner as to avoid any gap in coverage against claims arising out of
      occurrences, conduct or events which take place during the period beginning
      on
      the Lease Date and ending on termination of this Lease.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      makes no representation that the insurance coverage required of Tenant provides
      adequate coverage for Tenant&#8217;s needs or for its obligations under this Lease.
      Tenant shall not do or permit to be done anything which shall cause the
      cancellation of, invalidate, increase the rate of, or otherwise adversely
      affect, the insurance policies referred to in this Article 9.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.4.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      shall not be deemed to have waived or reduced any of the insurance coverage
      requirements for Tenant except by an express written agreement to that effect.
      The receipt by Landlord or its contractors or agents of insurance policies,
      certificates, letters, or other correspondence, documents or information which
      do not conform to the insurance requirements of this Lease, or the failure
      of
      Landlord to receive policies, certificates, or other documentation required
      by
      this Article 9, shall not be deemed to be Landlord&#8217;s consent to a waiver or
      reduction of any such requirements, despite any failure by Landlord to object
      to
      same at the time of receipt (or lack of receipt), or thereafter. Any reduction,
      modification, or waiver of any of Tenant&#8217;s insurance requirements under this
      Lease may be made only by a written document signed by Landlord and Tenant
      which
      expressly amends the pertinent described portions of this Lease.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.5.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Where
      Landlord provides written notice to Tenant regarding Tenant&#8217;s failure to
      maintain the insurance required of Tenant in this Article 9 and Tenant fails
      to
      obtain such insurance within two (2) business days after receipt of such notice,
      Landlord shall have the right and option, but not the obligation, to maintain
      any or all of the insurance which is required in Section 9.1 to be provided
      by
      Tenant if Tenant fails to maintain the insurance required of Tenant in this
      Article 9. All costs of Tenant&#8217;s insurance provided by the Landlord shall be
      obtained at Tenant&#8217;s expense.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.6.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      minimum insurance requirements set forth in this Lease shall not limit the
      liability of Tenant under this Lease. The Landlord, and any parties specified
      by
      the Landlord, shall be named as additional insureds under the Tenant&#8217;s
      insurance. All insurance companies providing insurance pursuant to this Article
      shall be rated at least A-XII in Best&#8217;s Key Rating Guide and shall be otherwise
      reasonably acceptable to Landlord and licensed and qualified to do business
      in
      the State of California. Insurance provided by the Tenant shall be primary
      as to
      all covered claims and any insurance carried by Landlord is excess and is
      non-contributing. Each Tenant&#8217;s insurance policy must not be cancelable or
      modifiable except upon thirty (30) days prior written notice to Landlord and
      any
      specified mortgagee of Landlord. The insurance must also contain a severability
      of interest clause acceptable to Landlord. Copies of policies or original
      certificates of insurance with respect to each policy shall be delivered to
      the
      Landlord prior to the Commencement Date, and thereafter, at least thirty (30)
      days before the expiration of each existing policy. Any insurance required
      hereunder of Tenant may be provided with blanket insurance policy(ies) insuring
      Tenant at locations in addition to the Premises, so long as such blanket
      policy(ies) expressly affords the coverage required of Tenant under this Lease.
      Tenant shall take all necessary steps so as to prevent the actual effective
      aggregate coverage of such blanket policy(ies) from ever being eroded at any
      time by claims, or reserves therefor established by the insurer, so that the
      minimum coverage afforded to Landlord required by this Lease shall at all times
      remain in effect. Notwithstanding the foregoing, Landlord shall obtain and
      keep
      in force during the term of this Lease in customary amounts for buildings
      comparable to the Building a &#8220;Causes of Loss - Special Form&#8221; insurance policy
      covering loss or damage to the Building.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.7.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      has the right at any time, but not the obligation, to reasonably change, cancel,
      decrease or increase any insurance required or specified under this Lease.
      Landlord at its option may obtain any of the required insurance directly or
      through umbrella policies covering the Building and other assets owned by
      Landlord.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.8.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      and Tenant agree to request that their respective insurance companies issuing
      property damage insurance waive any rights of subrogation that such companies
      may have against Landlord or Tenant, as the case may be, so long as the
      insurance carried by Landlord or Tenant, respectively, is not invalidated
      thereby. As long as such waivers of subrogation are contained in their
      respective insurance policies, Landlord and Tenant hereby waive any right that
      either may have against the other on account of any loss or damage to their
      respective property to the extent such loss or damage is actually insured under
      policies of insurance for fire and all risk coverage, theft, public liability,
      or other similar insurance.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">9.9.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall not conduct or permit to be conducted by its employees, agents, guests
      or
      invitees any activity, or place any equipment in or about the Premises or the
      Building that will in any way increase the cost of fire insurance or other
      Landlord insurance on the Building. If any increase in the cost of fire
      insurance or other insurance is stated by any insurance company or by the
      applicable Insurance Rating Bureau, if any, to be due to any activity or
      equipment of Tenant in or about the Premises or the Building, such statement
      shall be conclusive evidence that the increase in such cost is due to such
      activity or equipment and, as a result thereof, Tenant shall be liable for
      the
      amount of such increase. Tenant shall reimburse Landlord for such amount upon
      written demand from Landlord and any such sum shall be considered additional
      Rent payable hereunder. Tenant, at its sole expense, shall comply with any
      and
      all requirements of any insurance organization or company necessary for the
      maintenance of reasonable fire and public liability insurance covering the
      Premises and the Building.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
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        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
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        </div>
      </div>
      <div id="HDR">
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    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">10.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>WAIVER
      AND INDEMNIFICATION</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">To
      the
      extent not prohibited by law, Landlord, its partners, trustees, ancillary
      trustees and their respective officers, directors, shareholders, members,
      beneficiaries, agents, servants, employees, and independent contractors
      (collectively, &#8220;Landlord Persons&#8221;) shall not be liable for any damage either to
      person or property or resulting from the loss of use thereof, which damage
      is
      sustained by Tenant or by other persons claiming through Tenant except for
      damage arising solely from the gross negligence or intentional misconduct of
      Landlord Persons. Tenant agrees to protect, indemnify, defend, and hold Landlord
      harmless from all claims and all costs, including reasonable attorneys&#8217; fees,
      expenses and liabilities, except those caused solely by Landlord&#8217;s negligence,
      in any way arising or resulting from (a) any accident, injury, death, loss
      or
      damage to any person or to any property including, without limitation, the
      person and property of Tenant and its employees, agents, officers, guests,
      and
      all other persons at any time in the Building or the Premises or the Common
      Areas, (b) the occupancy or use of the Premises by the Tenant, or (c) any act
      or
      omission or negligence of Tenant or any agent, licensee, or invitee of Tenant,
      or its contractors, employees, or any subtenant or subtenant&#8217;s agents,
      employees, contractors, or invitees. The indemnification obligations of Tenant
      under this Lease shall survive the expiration or earlier termination of this
      Lease.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">11.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>USE
      OF PREMISES</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">11.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      Premises are leased to Tenant for the sole purpose set forth in Section 1.10
      and
      Tenant shall not use or permit the Premises to be used for any other purposes
      without the prior written consent of Landlord, which consent may be withheld
      in
      Landlord&#8217;s sole and absolute discretion. Tenant shall not allow occupancy
      density of use of the Premises which is greater than the average density of
      the
      other tenants of the Building. Tenant further covenants and agrees that it
      shall
      not use, or permit any person or persons to use, the Premises or any part
      thereof for any use or purpose contrary to the rules and regulations, attached
      hereto as Exhibit D, or in violation of the laws of the United States of
      America, the State of California, or the ordinances, regulations or requirements
      of the local municipal or county governing body or other lawful authorities
      having jurisdiction over the Building. Landlord shall not be responsible to
      Tenant for the nonperformance of any of such rules and regulations by or
      otherwise with respect to the acts or omissions of any other tenants, guests
      or
      occupants of the Building.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">11.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall comply with all recorded covenants, conditions, and restrictions now
      or
      hereafter affecting the real property underlying the Project. Tenant shall,
      at
      its expense, obtain any governmental permits or approvals required for Tenant&#8217;s
      intended use of the Premises except as may be expressly provided in Exhibit
      B.
      The obtaining of any such permits or approvals is not a condition to any of
      Tenant&#8217;s obligations under this Lease. Tenant acknowledges that except as
      expressly stated in this Lease, neither Landlord nor Landlord&#8217;s agent has made
      any representation or warranty, whether express or implied, as to the Premises,
      including, without limitation, the suitability of the Premises for the conduct
      of Tenant&#8217;s business. Except as otherwise expressly provided in this Lease,
      including, without limitation, Section 6 of this Lease, Tenant accepts the
      Premises in their AS IS condition as of the Lease Date, with all faults and
      defects. Tenant has been advised by Landlord to conduct its own investigation
      of
      the suitability of the Premises for Tenant&#8217;s intended use, including, without
      limitation, a careful inspection of the Premises, a review of all applicable
      laws and ordinances, and inquiries of all applicable government agencies before
      executing this Lease.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">12.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>SIGNS</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      retains absolute control over the exterior appearance of the Building and
      Project and the exterior appearance of the Premises as viewed from the public
      halls and public areas. Tenant will not install, or permit to be installed,
      any
      drapes, furnishings, signs, lettering, designs, advertising or any items that
      will in any way alter the exterior appearance of the Building or the exterior
      appearance of the Premises as viewed from the public halls and public areas.
      Any
      sign, advertising, design, or lettering installed by Tenant shall be considered
      an Alteration (as defined in Section 7.3) and shall be subject to the provisions
      of Article 7. Notwithstanding the foregoing, at Tenant&#8217;s sole cost and expense,
      Landlord shall (a) maintain building standard listings on the Building directory
      for Tenant, and (b) install Building standard suite signage at the entrance
      to
      the Premises.</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>&#160;</strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">
      All
      signage rights granted to Tenant under this Lease are personal, and may not
      be
      assigned or transferred without Landlord&#8217;s prior written consent, which consent
      Landlord may withhold in its sole discretion.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">13.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>ASSIGNMENT
      AND SUBLETTING</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">13.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall not assign, transfer, mortgage or otherwise encumber this Lease or sublet
      or rent (or permit a third party to occupy or use) (collectively, a &#8220;Transfer&#8221;)
      the Premises, or any part thereof, nor shall any Transfer of this Lease or
      the
      right of occupancy be effected by operation of law or otherwise, without the
      prior written consent of Landlord which shall not be unreasonably withheld
      or
      delayed; provided, however, that the parties hereby agree that it shall be
      deemed to be reasonable under this Lease and under any applicable law for
      Landlord to withhold consent to any proposed Transfer where, without limitation
      as to other reasonable grounds for withholding consent: (i) the transferee
      is of
      a character or reputation or engaged in a business which is not consistent
      with
      the quality of the Building; (ii) the transferee is either a governmental agency
      or instrumentality thereof; (iii) the transferee is not a party of reasonable
      financial worth and/or financial stability in light of the responsibilities
      involved under this Lease on the date consent is requested; (iv) the Transfer
      may result in a significant increase in the use of the utilities, services
      or
      Common Areas of the Project; (v) the proposed assignee or sublessee is an
      existing tenant of the Building or is currently negotiating with Landlord for
      space in the Building, (vi) the proposed Transfer would cause a violation of
      another lease for space in the Building, or would give an occupant of the
      Building a right to cancel its lease, or (vii) Tenant has committed an Event
      of
      Default which has not been cured. For purposes of the foregoing prohibitions,
      a
      transfer at any one time or from time to time of fifty percent (50%) or more
      of
      an interest in Tenant (whether stock, partnership interest or other form of
      ownership or control) by any person(s) or entity(ties) having an interest in
      ownership or control of Tenant at the Lease Date shall </font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">be
      deemed
      to be a Transfer of this Lease. Notwithstanding the foregoing, however, neither
      an assignment of the Premises to a transferee which is the resulting entity
      of a
      merger or consolidation of Tenant with another entity, nor an assignment or
      subletting of all or a portion of the Premises to an affiliate of Tenant (an
      entity which is controlled by, controls, or is under common control with,
      Tenant) (each, a &#8220;Permitted Transferee&#8221;), shall be deemed a Transfer, provided
      that Tenant notifies Landlord in writing at least thirty days in advance of
      any
      such assignment or sublease, and promptly supplies Landlord with any documents
      or information reasonably requested by Landlord regarding such Transfer or
      transferee, that the tangible net worth of such transferee is not less than
      Tenant&#8217;s net worth as of the date of this Lease, and that such assignment or
      sublease is not a subterfuge by Tenant to avoid its obligations under this
      Lease. In no event shall Tenant be deemed to have been released under this
      Lease
      in the event of such transfer and Tenant shall remain primarily liable
      hereunder. Notwithstanding any provision of this Lease, or any present or future
      law to the contrary, Landlord and Tenant hereby expressly agree that if a court
      of competent jurisdiction determines that Landlord unreasonably withheld consent
      to a proposed Transfer, then Tenant&#8217;s sole and exclusive remedy for such breach
      by Landlord shall be limited to termination of this Lease as of the date of
      such
      court determination, and Tenant hereby expressly waives the right to recover
      any
      monetary damages of whatever kind for such breach. If Landlord consents to
      the
      proposed Transfer, (a) the initial Tenant, subsequent transferees, and all
      guarantors shall remain liable under this Lease, and Tenant shall obtain the
      prior written consent of any guarantor to such Transfer in a form acceptable
      to
      Landlord; and (b) each of the transferees shall agree in a writing acceptable
      to
      Landlord to assume and be bound by all of the terms and conditions of this
      Lease. Any Transfer without Landlord&#8217;s written consent shall be voidable by
      Landlord and, at Landlord&#8217;s election, constitute an &#8220;Event of Default,&#8221; as that
      term is defined in Article 24 of this Lease. Neither the consent by Landlord
      to
      any Transfer nor the collection or acceptance by Landlord of Rent from any
      assignee, subtenant or occupant shall be construed as a waiver or release of
      the
      initial Tenant or any guarantor from the terms and conditions of this Lease
      or
      relieve Tenant or any subtenant, assignee or other party from obtaining the
      consent in writing of Landlord to any further Transfer. Tenant hereby assigns
      to
      Landlord the Rent and other sums due from any subtenant, assignee or other
      occupant of the Premises and hereby authorizes and directs each such subtenant,
      assignee or other occupant to pay such rent or other sums directly to Landlord;
      provided, however, that until the occurrence of an Event of Default, Tenant
      shall have the license to continue collecting such rent and other
      sums.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
        <div id="GLFTR" style="WIDTH: 100%" align="left">
        </div>
      </div>
      <div id="PN" style="PAGE-BREAK-AFTER: always">
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
        <div id="GLHDR" style="WIDTH: 100%" align="right">
        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">If
      Landlord consents to a Transfer under this Section 13.1, Tenant will pay
      Landlord&#8217;s reasonable processing costs and attorneys&#8217; fees incurred in giving
      such consent, provided that in no event shall such costs and fees exceed
      $2,000.00 with respect to any one Transfer. If, for any proposed Transfer,
      Tenant contracts to receive total Rent or other consideration exceeding the
      total Rent called for hereunder (prorated by the ratio that the assignment
      or
      sublease term and square footage bears to the term and square footage of this
      Lease) after deduction (amortized over the term of the assignment or sublease)
      of Tenant&#8217;s reasonable costs for tenant improvements, Tenant will pay the excess
      to Landlord as additional Rent promptly upon receipt.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">13.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">In
      the
      event of a proposed assignment or subletting of more than fifty-percent (50%)
      of
      the Premises, Landlord shall also have the right, by notice to Tenant, to
      terminate this Lease in the event of an assignment as to all of the Premises
      and, in the event of a sublease, as to the subleased portion of the Premises
      and
      to require that all or part, as the case may be, of the Premises be surrendered
      to Landlord for the balance of the Term (collectively &#8220;Recapture the Lease&#8221;).
      Notwithstanding the previous sentence, if, before entering into a proposed
      assignment or sublease, Tenant gives written notice to Landlord of Tenant&#8217;s
      intention to sublease or assign, and Landlord does not, within fifteen (15)
      business days after Landlord&#8217;s actual receipt of such written notice and all
      information requested by Landlord relating to such proposed assignment or
      subletting, provide written notice to Tenant that Landlord intends to Recapture
      the Lease, then Landlord may not Recapture the Lease by reason of such proposed
      assignment or subletting, provided that: (i) if Landlord consents to the
      proposed assignment or subletting, Tenant shall complete such assignment or
      sublease within one hundred twenty (120) days after the end of such fifteen
      (15)
      day period, and (ii) nothing contained in this Section 13.2 shall be deemed
      to
      waive any of Landlord&#8217;s rights to approve or disapprove a Transfer as provided
      in Section 13.1 of this Lease. If, within fifteen (15) business days after
      Landlord&#8217;s actual receipt of written notice of Tenant&#8217;s intention to sublease or
      assign, Landlord informs Tenant that Landlord intends to Recapture the Lease,
      then Tenant shall have the option to rescind its intention to sublease or assign
      the Premises by providing Landlord with written notice within ten (10) business
      days after Tenant&#8217;s receipt of Landlord&#8217;s written notice regarding its intention
      to Recapture the Lease, and Landlord shall not have the right to Recapture
      the
      Lease. This Section 13.2 shall not apply to Permitted Transferees.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">14.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>EMINENT
      DOMAIN</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">In
      the
      event any portion of the Premises is taken from Tenant under eminent domain
      proceedings, Tenant shall have no right, title or interest in any award made
      for
      such taking, except for any separate award for fixtures and improvements
      installed by Tenant and which have not become the property of Landlord. If
      ten
      percent (10%) or more of the Premises or Building shall be taken by power of
      eminent domain or condemned by any competent authority for any public or
      quasi-public use or purpose, or if Landlord shall grant a deed or other
      instrument in lieu of such taking by eminent domain or condemnation, Landlord
      shall have the option to terminate this Lease upon ninety (90) days notice,
      provided such notice is given no later than one hundred eighty (180) days after
      the date of such taking, condemnation, reconfiguration, vacation, deed or other
      instrument. If ten percent (10%) or more of the Premises shall be taken or
      access to the Premises is substantially impaired, Tenant shall have the option
      to terminate this Lease upon ninety (90) days notice, provided such notice
      is
      given no later than sixty (60) days after the date of such taking, condemnation,
      reconfiguration, vacation, deed or other instrument. Tenant hereby waives any
      and all rights it might otherwise have pursuant to Section 1265.130 of the
      California Code of Civil Procedure.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
        <div id="GLFTR" style="WIDTH: 100%" align="left">
        </div>
      </div>
      <div id="PN" style="PAGE-BREAK-AFTER: always">
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
        <div id="GLHDR" style="WIDTH: 100%" align="right">
        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">15.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>WAIVER
      AND SEVERABILITY</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">15.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      consent of Landlord in any instance to any variation of the terms of this Lease,
      or the receipt of Rent with knowledge of any breach, shall not be deemed to
      be a
      waiver as to any breach of any Lease covenant or condition, nor shall any waiver
      occur to any provision of this Lease except in writing, signed by Landlord
      or
      Landlord&#8217;s authorized agent. The waiver or relinquishment by Landlord of any
      right or power contained in this Lease at any one time or times shall not be
      considered a waiver or relinquishment of any right or power at any other time
      or
      times. If Tenant tenders payment to Landlord of an amount which is less than
      the
      Rent then due to Landlord, at Landlord&#8217;s option, Landlord may reject such
      tender, and such tender shall be void and of no effect, or Landlord may accept
      such tender, without prejudice to Landlord&#8217;s right to demand the balance due.
      This Lease constitutes the entire agreement of the parties and supersedes any
      and all prior or contemporaneous written or oral negotiations, correspondence,
      understandings and agreements between the parties respecting the subject matter
      hereof. No supplement, modification or amendment to this Lease shall be binding
      unless executed in writing by both parties.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">15.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">If
      any
      term or provision of this Lease or any application shall be invalid or
      unenforceable, then the remaining terms and provisions of this Lease shall
      not
      be affected.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">16.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>USE
      OF COMMON FACILITIES</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">As
      used
      in this Lease, &#8220;Common Areas&#8221; shall mean all areas within the Project which are
      available for the common use of tenants of the Project and which are not leased
      or held for the exclusive use of Tenant or any other tenant. Common Areas
      include without limitation parking areas and driveways, sidewalks, loading
      areas, lobbies, stairways, elevators, access road, corridors, landscaped and
      planted areas. Use of the Common Areas may be restricted by Landlord from time
      to time for purposes of repairs or renovations.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">17.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>SERVICES</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall contract for and pay directly (at Tenant&#8217;s sole cost and expense) when
      due, all services and utilities to the Premises, including, but not limited
      to,
      heating, ventilation and air-conditioning, electricity, water, gas, light,
      power, trash pick-up, sewer, telephone, sprinkler charges, janitorial and
      interior security services and all other utility services supplied to the
      Premises, and all taxes and surcharges thereon, together with maintenance
      charges related thereto. If any such services are not separately billed or
      metered to Tenant, the cost of all services shall be included within Operating
      Costs, unless charged directly (and not as a part of Operating Costs) to Tenant.
      Landlord reserves the right to separately meter or monitor any utility services
      provided to the Premises. The cost of any meter shall be borne by Tenant.
      Landlord shall be under no responsibility or liability for failure or
      interruption in such services caused by breakage, accident, strikes, repairs
      or
      for any other causes, nor in any event for any indirect or consequential
      damages; and such failure or interruption shall not be construed as an eviction
      of Tenant, nor work an abatement of Rent, nor render Landlord liable in damages,
      nor release Tenant from prompt fulfillment of any of the covenants under this
      Lease.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">18.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>ENTRY
      OF LANDLORD</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      reserves the right to enter upon the Premises at all reasonable times and
      reserves the right, during the last eight (8) months of the Term where Tenant
      has not delivered an Option Notice pursuant to Section 3.2.1(i) or during the
      last six (6) months of the Term where Tenant has not delivered a written notice
      pursuant to Section 3.2.1(iii), to show the Premises at reasonable times to
      prospective tenants and to affix for lease/rent signs to the Building at the
      Landlord&#8217;s discretion. Landlord may, upon 24 hours prior notice (provided that
      no prior notice is required in the event of an emergency), enter the Premises
      at
      any time for purposes of repair or maintenance of the Premises or any portion
      of
      the Project, or for the health, safety or protection of any person or property.
      If deemed appropriate by Landlord for the health, safety or protection of person
      or property, Tenant shall, upon notice from Landlord, vacate the Premises as
      Landlord directs.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">19.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>INTENTIONALLY
      DELETED</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">20.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>SUBORDINATION
      AND ATTORNMENT</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">This
      Lease is subject and subordinate to all ground or underlying leases and to
      any
      first mortgage(s) which may now or hereafter affect those leases or the land
      and
      to all renewals, modifications, consolidations, replacements and extensions
      thereof. This subordination shall be self-operative; however, Tenant shall
      execute promptly any instrument that Landlord or any first mortgagee may request
      confirming subordination. Tenant hereby constitutes and appoints Landlord as
      Tenant&#8217;s attorney-in-fact to execute any such instrument on behalf of Tenant.
      Before any foreclosure sale under a mortgage, the mortgagee shall have the
      right
      to subordinate the mortgage to this Lease, and, in the event of a foreclosure,
      this Lease may continue in full force and effect and Tenant shall attorn to
      and
      recognize as its landlord the purchaser of Landlord&#8217;s interest under this Lease.
      Tenant shall, upon the request of a mortgagee or purchaser at foreclosure,
      execute, acknowledge and deliver any instrument that has for its purpose and
      effect the subordination of the lien of any mortgage to this Lease or Tenant&#8217;s
      attornment to the purchaser.</font></div>
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    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">21.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>ESTOPPEL
      CERTIFICATES</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall at any time upon not less than ten (10) business days prior written notice
      from Landlord execute, acknowledge and deliver to Landlord a statement in
      writing (i) certifying that this Lease is unmodified and in full force and
      effect (or, if modified, stating the nature of such modification and certifying
      that this Lease, as so modified, is in full force and effect) and the date
      to
      which the Periodic Rent is paid in advance, if any, (ii) acknowledging that
      there are not, to Tenant&#8217;s knowledge, any uncured Landlord defaults, or
      specifying such defaults if any are claimed, and (iii) including any
      information, certification or acknowledgement as may be reasonably requested
      by
      Landlord. Any such statement may be conclusively relied upon by a prospective
      purchaser or encumbrancer of the Premises. Tenant&#8217;s failure to deliver this
      statement within such time shall be conclusive upon Tenant (i) that this Lease
      is in full force, without modification except as may be represented by Landlord,
      (ii) that there are no uncured defaults in Landlord&#8217;s performance, and (iii)
      that not more than one month&#8217;s Base Rent has been paid in advance. If Landlord
      desires to finance or refinance the Project, or any part thereof, Tenant agrees
      to deliver to any lender designated by Landlord such financial statements or
      other information concerning Tenant as may be reasonably required by that
      lender, including, without limitation, the past three years&#8217; financial
      statements. All such financial statements shall be received by Landlord in
      confidence and shall be used only for the specified purposes.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">22.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>BUILDING
      RULES AND REGULATIONS</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      agrees to abide by all reasonable rules and regulations of the Building imposed
      by Landlord. These rules and regulations, presented as Exhibit D attached
      hereto, are imposed for the cleanliness, good appearance, proper maintenance,
      good order and reasonable use of the Premises and the Building, and as may
      be
      reasonably necessary for the proper enjoyment of the Building by all tenants
      and
      their clients, customers and employees. The rules and regulations may be
      reasonably changed from time to time by the Landlord on reasonable notice to
      Tenant. Landlord shall not be responsible to Tenant for the nonperformance
      of
      any rules and regulations by or otherwise with respect to the acts or omissions
      of any other tenant or occupants of the Project.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">23.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>NOTICES</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">All
      notices or other communications between the parties shall be in writing and
      shall be deemed duly given, if delivered in person, or upon the earlier of
      receipt, if mailed by certified or registered mail, or three (3) days after
      certified or registered mailing, return receipt requested, postage prepaid,
      or
      upon confirmation of delivery by an overnight delivery service (such as Federal
      Express or Overnite Express), addressed and sent to the parties at their
      addresses set forth in Sections 1.15 and 1.16. Landlord and Tenant may from
      time
      to time by written notice to the other designate another address for receipt
      of
      future notices.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">24.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>EVENTS
      OF DEFAULT</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Each
      of
      the following shall constitute an &#8220;Event of Default:&#8221; (i) Tenant fails to pay
      Rent within five (5) days after receipt of written notice from Landlord that
      such amount is due, (ii) Tenant fails to observe or perform any other Lease
      term, condition, obligation or covenant binding upon, or required of Tenant
      within thirty (30) days after receipt of written notice from Landlord; provided,
      however, if the nature of such default is such that the same cannot be
      reasonably cured within a thirty (30) day period (unless such failure to perform
      is materially and adversely affecting other tenants in the Building), Tenant
      shall not be deemed to be in default if Tenant diligently commences such cure
      within such period and thereafter diligently proceeds to rectify and cure said
      default, but in no event shall such period exceed ninety (90) days, (iii) Tenant
      abandons the Premises; (iv) Tenant or any guarantor of this Lease makes or
      consents to a general assignment for the benefit of creditors or a common law
      composition of creditors, or a receiver of the Premises or all or substantially
      all of Tenant&#8217;s or guarantor&#8217;s assets is appointed, (v) Tenant or any guarantor
      files a voluntary petition in any bankruptcy or insolvency proceeding, or an
      involuntary petition in any bankruptcy or insolvency proceeding is filed against
      Tenant or any guarantor, and is not discharged by Tenant or the guarantor within
      sixty (60) days, (vi) any guarantor repudiates or breaches its guaranty in
      any
      way, or (vii) there is a Transfer (as defined in Article 13) of the Premises
      or
      the Lease by Tenant, without the prior written consent of Landlord as required
      by Article 13.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>LANDLORD&#8217;S
      REMEDIES</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Upon
      the
      occurrence of an Event of Default, Landlord, at its option, without further
      notice or demand to Tenant, shall have in addition to all other rights and
      remedies provided in this Lease, at law or in equity, the option to pursue
      any
      one or more of the following remedies, each and all of which shall be cumulative
      and nonexclusive, without any notice or demand whatsoever.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.1.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Terminate
      this Lease, in which event Tenant shall immediately surrender the Premises
      to
      Landlord, and if Tenant fails to do so, Landlord may, without prejudice to
      any
      other remedy which it may have for possession or arrearages in Rent, enter
      upon
      and take possession of the Premises and expel or remove Tenant and any other
      person who may be occupying the Premises or any part thereof, without being
      liable for prosecution or any claim or damages therefor; and Landlord may
      recover from Tenant the following:</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.1.1.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      worth
      at the time of award of any unpaid rent which has been earned at the time of
      such termination; plus</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
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        </div>
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        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
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        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.1.1.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      worth
      at the time of award of the amount by which the unpaid rent which would have
      been earned after termination until the time of award exceeds the amount of
      such
      rental loss that Tenant proves could have been reasonably avoided;
      plus</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.1.1.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      worth
      at the time of award of the amount by which the unpaid rent for the balance
      of
      the Term after the time of award exceeds the amount of such rental loss that
      Tenant proves could have been reasonably avoided; plus</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.1.1.4.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Any
      other
      amount necessary to compensate Landlord for all the detriment proximately caused
      by Tenant&#8217;s failure to perform its obligations under this Lease or which in the
      ordinary course of things would be likely to result therefrom, specifically
      including but not limited to, brokerage commissions and advertising expenses
      incurred, expenses of remodeling the Premises or any portion thereof for a
      new
      tenant, whether for the same or a different use, and any special concessions
      made to obtain a new tenant; and</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 144pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.1.1.5.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">At
      Landlord&#8217;s election, such other amounts in addition to or in lieu of the
      foregoing as may be permitted from time to time by applicable law.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">The
      term
&#8220;rent&#8221; as used in this Section 25.1 shall be deemed to be and to mean all sums
      of every nature required to be paid by Tenant pursuant to the terms of this
      Lease, whether to Landlord or to others, including, without limitation, late
      charges and interest. As used in Sections 25.1.1(i) and (ii), above, the &#8220;worth
      at the time of award&#8221; shall be computed by allowing interest at the rate set
      forth in Section 25.3, below, but in no case greater than the maximum amount
      of
      such interest permitted by law. As used in Section 25.1.1(iii) above, the &#8220;worth
      at the time of award&#8221; shall be computed by discounting such amount at the
      discount rate of the Federal Reserve Bank of San Francisco at the time of award
      plus one percent (1%).</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 108pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.1.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      shall have the remedy described in California Civil Code Section 1951.4 (lessor
      may continue lease in effect after lessee&#8217;s breach and abandonment and recover
      rent as it becomes due, if lessee has the right to sublet or assign, subject
      only to reasonable limitations). Accordingly, if Landlord does not elect to
      terminate this Lease on account of any default by Tenant, Landlord may, from
      time to time, without terminating this Lease, enforce all of its rights and
      remedies under this Lease, including the right to recover all rent as it becomes
      due.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Whether
      or not Landlord elects to terminate this Lease on account of any default by
      Tenant, as set forth in this Article 25, Landlord shall have the right to
      terminate any and all subleases, licenses, concessions or other consensual
      arrangements for possession entered into by Tenant and affecting the Premises
      or
      may, in Landlord&#8217;s sole discretion, succeed to Tenant&#8217;s interest in such
      subleases, licenses, concessions or arrangements. In the event of Landlord&#8217;s
      election to succeed to Tenant&#8217;s interest in any such subleases, licenses,
      concessions or arrangements, Tenant shall, as of the date of notice by Landlord
      of such election, have no further right to or interest in the rent or other
      consideration receivable thereunder.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">25.3.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">If
      Tenant
      fails to pay any Rent within five (5) days after the Rent becomes due and
      payable, Tenant shall pay to Landlord a late charge of ten percent (10%) of
      the
      amount of overdue Rent. Notwithstanding the foregoing, Tenant shall not be
      obligated to pay such late charge for the first such late payment in any twelve
      (12) month period, provided that such payment is made within five (5) days
      after
      receipt of written notice from Landlord that such amount was not paid when
      due.
      In addition, any late Rent payment shall bear interest from the date that Rent
      became due and payable to the date of payment by Tenant at the interest rate
      of
      ten percent (10%) per annum, provided that in no case shall such rate be higher
      than the highest rate permitted by applicable law. Late charges and interest
      shall be due and payable within two (2) days after written demand from
      Landlord.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">26.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>RIGHT
      OF LANDLORD TO CURE TENANT&#8217;S DEFAULT</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">If
      an
      Event of Default occurs, then Landlord may (but shall not be obligated to)
      make
      such payment or do such act to cure the Event of Default, and charge the
      expense, together with interest, at the interest rate set forth in Section
      25.3,
      to Tenant. Payment for the cure shall be due and payable by the Tenant upon
      demand; however, the making of any payment or the taking of such action by
      Landlord shall not be deemed to cure the Event of Default or to stop Landlord
      from the pursuit of any remedy to which Landlord would otherwise be
      entitled.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">27.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>COMPLIANCE
      WITH LAW</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall not do anything or suffer anything to be done in or about the Premises
      which will in any way conflict with any law, statute, ordinance or other
      governmental rule, regulation or requirement now in force or which may hereafter
      be enacted or promulgated. At its sole cost and expense, Tenant shall promptly
      comply with all such governmental measures, other than the making of structural
      changes or changes to the Building&#8217;s life safety system. Should any standard or
      regulation now or hereafter be imposed on Landlord or Tenant by a state, federal
      or local governmental body charged with the establishment, regulation and
      enforcement of occupational, health or safety standards for employers,
      employees, landlords or tenants, then Tenant agrees, at its sole cost and
      expense, to comply promptly with such standards or regulations. The judgment
      of
      any court of competent jurisdiction or the admission of Tenant in any judicial
      action, regardless of whether Landlord is a party thereto, that Tenant has
      violated any of said governmental measures, shall be conclusive of that fact
      as
      between Landlord and Tenant.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
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    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">28.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>BENEFIT</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Subject
      to the provisions of Article 13 hereof, the rights, duties and liabilities
      created hereunder shall inure to the benefit of and be binding upon the parties
      hereto, their heirs, personal representatives, successors and
      assigns.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">29.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>PROHIBITION
      AGAINST RECORDING</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Except
      as
      provided in this Lease, neither this Lease, nor any memorandum, affidavit or
      other writing with respect thereto, shall be recorded by Tenant or by anyone
      acting through, under, or on behalf of Tenant, and the recording thereof in
      violation of this provision shall make this Lease null and void at Landlord&#8217;s
      election.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">30.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>TRANSFER
      OF LANDLORD&#8217;S INTEREST</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      acknowledges that Landlord has the right to transfer all or any portion of
      its
      interest in the Project and Building and in this Lease and Tenant agrees that
      in
      the event of any such transfer and a transfer of the security deposit and the
      express assumption by the assignee of all of Landlord&#8217;s obligations under this
      Lease, Landlord shall automatically be released from all liability under this
      Lease and Tenant agrees to look solely to such transferee for the performance
      of
      Landlord&#8217;s obligations hereunder after the date of transfer. Tenant further
      acknowledges that Landlord may assign its interest in this Lease to a mortgage
      lender as additional security and agrees that such an assignment shall not
      release Landlord from its obligations hereunder and that Tenant shall continue
      to look to Landlord for the performance of its obligations
      hereunder.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">31.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>FORCE
      MAJEURE</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Any
      prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts
      of
      God, inability to obtain services, labor or materials or reasonable substitutes
      therefore, governmental actions, civil commotions, fire or other casualty,
      and
      other causes beyond the reasonable control of the party obligated to perform
      (collectively, the &#8220;Force Majeure&#8221;), except with respect to the obligations
      imposed with regard to Rent and other charges to be paid by Tenant pursuant
      to
      this Lease, and Tenant&#8217;s obligations under Articles 10, 11 and 27 of this Lease
      notwithstanding anything to the contrary contained in this Lease, shall excuse
      the performance of such party for a period equal to any such prevention, delay,
      or stoppage and, therefore, if this Lease specifies a time period for
      performance of an obligation of either party, that time period shall be extended
      by the period of any delay in such party&#8217;s performance caused by a Force
      Majeure.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">32.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>LANDLORD&#8217;S
      LIMITATION OF LIABILITY</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">It
      is
      expressly understood and agreed that notwithstanding anything in this Lease
      to
      the contrary, and notwithstanding any applicable law to the contrary, the
      liability of Landlord hereunder (including any successor landlord) and any
      recourse by Tenant against Landlord shall be limited solely and exclusively
      to
      the interest of Landlord in and to the Premises, and neither Landlord, nor
      any
      of its constituent partners, shall have any personal liability therefor, and
      Tenant hereby expressly waives and releases such personal liability on behalf
      of
      itself and all persons claiming by, through or under Tenant. Under no
      circumstances shall Landlord be liable for special damages, indirect damages
      or
      other consequential damages, including without limitation, injury to Tenant&#8217;s
      business or for any loss of income or profit therefrom.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">33.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>LANDLORD&#8217;S
      EXCULPATION</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">No
      present or future officer, director, employee, trustee, partner, member,
      manager, retirant, beneficiary, internal investment contractor, investment
      manager or agent of Landlord shall have any personal liability, directly or
      indirectly, and recourse shall not be had against any such officer, director,
      employee, trustee, partner, member, manager, retirant, beneficiary, internal
      investment contractor, investment manager or agent under or in connection with
      this Lease or any other document or instrument heretofore or hereafter executed
      in connection with this Lease. Tenant hereby waives and releases any and all
      such personal liability and recourse. The limitations of liability provided
      in
      this Article 33 are in addition to, and not in limitation of, any limitation
      on
      liability applicable to Landlord provided by law or in any other contract,
      agreement or instrument.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">34.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>BUILDING
      RENOVATIONS</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      hereby acknowledges that Landlord is currently renovating or may during the
      Term
      renovate, improve, alter, or modify (collectively, the &#8220;Renovations&#8221;) the
      Building and/or the Premises, which Renovations may include, without limitation,
      (i) installing sprinklers in the Common Areas and tenant spaces, (ii) modifying
      the Common Areas and tenant spaces to comply with applicable laws and
      regulations, including regulations relating to the physically disabled, and
      (iii) installing new carpeting, lighting, and wall coverings in the Common
      Areas. Tenant hereby agrees that such Renovations shall in no way constitute
      a
      constructive eviction of Tenant nor entitle Tenant to any abatement of Rent,
      provided that Landlord uses commercially reasonable efforts to minimize
      interference with Tenant&#8217;s use, possession and enjoyment of the Premises.
      Subject to the foregoing, Landlord shall have no responsibility, or for any
      reason be liable, to Tenant for any injury to or interference with Tenant&#8217;s
      business arising from the Renovations, nor shall Tenant be entitled to any
      compensation or damages from Landlord for loss of the use of the whole or any
      part of the Premises or of tenant&#8217;s personal property or improvements resulting
      from the Renovations, or for any inconvenience or annoyance occasioned by such
      Renovations.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
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        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
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        </div>
      </div>
      <div id="HDR">
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        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">35.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>ATTORNEYS&#8217;
      FEES</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">If
      either
      party commences litigation against the other for the specific performance of
      this Lease, for damages for breach hereof or otherwise for enforcement of any
      remedy hereunder, the parties hereto agree to, and hereby do waive any right
      to
      a trial by jury and, in the event of any such commencement of litigation, the
      prevailing party shall be entitled to recover from the other party such costs
      and reasonable attorney&#8217;s fees as may have been incurred, as well as reasonable
      attorneys&#8217; fees and costs incurred in enforcing any judgment against the
      non-prevailing party.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">36.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>SURRENDER
      OF THE PREMISES</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall peaceably surrender the Premises to Landlord on the Expiration Date or
      earlier termination of this Lease, in broom-clean condition and in as good
      condition as when Tenant took possession, including, without limitation, the
      repair of any damage to the Premises caused by the removal of any of Tenant&#8217;s
      personal property or trade fixtures from the Premises, except for reasonable
      wear and tear and loss by fire or other casualty not caused by Tenant or its
      agents, and subject to Section 7.4. Notwithstanding anything to the contrary
      contained herein, on or before the Expiration Date or any earlier termination
      of
      this Lease, Tenant shall, at Tenant&#8217;s sole cost and expense and in compliance
      with the National Electric Code and other applicable laws, remove all
      electronic, fiber, phone and data cabling and related equipment that has been
      installed by or for the exclusive benefit of Tenant in or around the Premises
      (collectively, the &#8220;Cabling&#8221;); provided, however, Tenant shall not remove the
      Cabling if Tenant receives a written notice from Landlord at least fifteen
      (15)
      days prior to the expiration of the Lease authorizing all or any portion of
      the
      Cabling to remain in place, in which event the Cabling or portion thereof
      authorized by Landlord remain at the Premises shall be surrendered with the
      Premises upon expiration or earlier termination of this Lease. Subject to
      Section 7.4, any of Tenant&#8217;s personal property left on or in the Premises, the
      Building or the Common Areas after the Expiration Date or earlier termination
      of
      this Lease shall be deemed to be abandoned without any further notice whatsoever
      to Tenant by Landlord, and, at Landlord&#8217;s option, Landlord may dispose of said
      property in any manner it deems appropriate, without compensation to Tenant,
      and
      title shall pass to Landlord under this Lease. Landlord reserves the right
      to
      charge Tenant for the removal, storage and disposition of any of Tenant&#8217;s
      personal property left within any portion of the Project. Tenant hereby waives
      any rights it may have under Sections 1980 through 1991 of the California Civil
      Code, or any other statutes of similar import.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">37.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>HOLDING
      OVER</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">In
      the
      event that Tenant shall not immediately surrender the Premises to Landlord
      on
      the Expiration Date or earlier termination of this Lease, Tenant shall be deemed
      to be a month to month tenant upon all of the terms and provisions of this
      Lease, provided however, the monthly Base Rent shall be one hundred fifty
      percent (150%) of the monthly Base Rent in effect during the last month of
      the
      Term (except that if for such last month of the Term, there was a rent credit
      or
      abatement, then the month immediately prior thereto for which there was no
      such
      rent credit or abatement, shall be used instead). The provisions of this Article
      37 shall not be deemed to limit or constitute a waiver of any other rights
      or
      remedies of Landlord provided herein or at law. If Tenant shall hold over after
      the Expiration Date or earlier termination of this Lease, and Landlord shall
      desire to regain possession of the Premises, then Landlord may forthwith
      re-enter and take possession of the Premises without process, or by any legal
      process in force in the State of California, and Tenant shall protect, defend,
      indemnify and hold Landlord harmless from all loss, costs (including reasonable
      attorneys&#8217; fees) and liability resulting from Tenant&#8217;s holding over, including,
      without limiting the generality of the foregoing, the cost of unlawful detainer
      proceedings instituted by Landlord against Tenant, increased construction costs
      to Landlord as a result of Landlord&#8217;s inability to timely commence construction
      of tenant improvements for a new tenant for the Premises, lost profits that
      results from Landlord&#8217;s inability to timely deliver the Premises to such new
      tenant, and any claims made by any succeeding tenant founded upon such failure
      to surrender and any lost profits to Landlord resulting therefrom.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">38.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>JOINT
      AND SEVERAL</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">If
      there
      is more than one Tenant, the obligations imposed upon Tenant under this Lease
      shall be joint and several.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">39.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>TIME
      IS OF THE ESSENCE; GOVERNING LAW</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Time
      is
      of the essence as to Tenant&#8217;s obligations contained in this Lease. This Lease
      shall be construed and enforced in accordance with the laws of the State of
      California.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">40.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>SUBMISSION
      OF LEASE</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Submission
      of this instrument for examination or signature by Tenant does not constitute
      a
      reservation of or an option for lease, and it is not effective as a lease or
      otherwise until execution and delivery by both Landlord and Tenant.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">41.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>BROKERS</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      and Tenant hereby warrant to each other that they have had no dealings with
      any
      real estate broker or agent in connection with the negotiation of this Lease,
      excepting only the real estate brokers or agents specified in Section 1.12
      (the
&#8220;Brokers&#8221;), and that they know of no other real estate broker or agent who is
      entitled to a commission in connection with this Lease. Each party agrees to
      indemnify and defend the other party against and hold the other party harmless
      from any and all claims, demands, losses, liabilities, lawsuits, judgments,
      and
      costs and expenses (including without limitation reasonable attorneys&#8217; fees)
      with respect to any leasing </font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">commission
      or equivalent compensation alleged to be owing on account of the indemnifying
      party&#8217;s dealings with any real estate broker or agent other than the Brokers.
      The terms of this Article 41 shall survive the expiration or earlier termination
      of the Term.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
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        </div>
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        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
        <div id="GLHDR" style="WIDTH: 100%" align="right">
        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">42.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>HAZARDOUS
      MATERIALS</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">42.1.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">As
      used
      in this Lease, the term &#8220;Hazardous Material&#8221; means any flammable items,
      explosives, radioactive materials, hazardous or toxic substances, material
      or
      waste or related materials, including, without limitation, any substances
      defined as or included in the definition of &#8220;hazardous substances&#8221;, &#8220;hazardous
      wastes,&#8221; &#8220;infectious wastes,&#8221; &#8220;hazardous materials&#8221; or &#8220;toxic substances&#8221; now or
      subsequently regulated under any federal, state or local laws or regulations
      including, without limitation, petroleum-based products, printing inks, acids,
      pesticides, asbestos, PCBs and similar compounds, and including any different
      products and materials which are subsequently found to have adverse effects
      on
      the environment or the health and safety of persons.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">42.2.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall not cause or permit any Hazardous Material to be generated, produced,
      brought upon, used, stored, treated or disposed of in or about the Premises
      or
      the Project by Tenant, its agents, employees, contractors, affiliates,
      sublessees or invitees. Tenant shall indemnify, defend and hold Landlord
      harmless from all actions (including, without limitation, remedial or
      enforcement actions of any kind, and administrative or judicial proceedings
      and
      orders or judgments), costs, claims, damages (including punitive damages),
      expenses (including, attorneys&#8217;, consultants&#8217; and experts&#8217; fees, court costs)
      amounts paid in settlement, fines, forfeitures or other civil, administrative
      or
      criminal penalties, injunctive or other relief, liabilities or losses arising
      from a breach of this prohibition by Tenant, its agents, employees, contractors,
      affiliates, sublessees or invitees. Upon expiration or earlier termination
      of
      this Lease, Tenant shall cause any Hazardous Materials arising out of or related
      to the use or occupancy of the Premises by Tenant or its agents, affiliates,
      customers, employees, business associates or assigns to be removed from the
      Premises and the Project and properly transported for use, storage or disposal
      in accordance with all applicable laws, regulations and ordinances.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">43.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>LANDLORD&#8217;S
      RESERVATIONS</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">In
      addition to the other rights of Landlord under this Lease, Landlord reserves
      the
      right to change the street address and/or name of the Building without being
      deemed to be guilty of an eviction, actual or constructive, or a disturbance
      or
      interruption of the business of Tenant or Tenant&#8217;s use or occupancy of the
      Premises.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">44.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>PARKING</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      shall receive the use of the number of parking spaces set forth in Section
      1.17
      upon Tenant&#8217;s compliance with all parking rules and regulations issued from time
      to time by Landlord and at no cost to Tenant. Tenant shall have the right (i)
      to
      lease from Landlord for the Tenant&#8217;s use, additional spaces at the prevailing
      market rates established from time to time by Landlord, as and when made
      available to Tenant by Landlord, and (ii) to assign or sublease any or all
      of
      the parking spaces to the extent such assignment or subletting is in accordance
      with Section 13.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">45.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>INTENTIONALLY
      OMITTED</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">46.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>CONFIDENTIALITY</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Tenant
      acknowledges and agrees that the terms of this Lease and any future amendments
      or other agreements in connection with this Lease are confidential and
      constitute proprietary information of Landlord. Disclosure of the terms could
      adversely affect the ability of Landlord to negotiate other leases and impair
      Landlord&#8217;s relationship with other tenants. Accordingly, Tenant agrees that it,
      and its partners, agents, representatives, officers, directors, employees and
      attorneys, shall not disclose, either directly or indirectly, any of the terms
      or conditions of this Lease or any future amendments or other agreements in
      connection with this Lease, to any person or entity, except (a) to personnel
      employed by Tenant, as reasonably necessary for Tenant's performance of its
      obligations under this Lease, (b) for tax reporting purposes, (c) in any legal
      action or as required by law, (d) to prospective subtenants or assignees under
      this Lease, (e) as required in connection with any filing required with the
      Securities and Exchange Commission, or (f) as reasonably necessary in connection
      with any merger or acquisition or other business purpose of Tenant. The
      preceding provisions of this paragraph shall not apply to, or bar or limit
      any
      legal action between Tenant and the Landlord to enforce this Lease.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">47.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>INTERPRETATION
      OF LEASE</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Landlord
      and Tenant have had the opportunity to review and revise this Lease. As such,
      this Lease shall be construed and interpreted as the joint work product of
      Landlord and Tenant and/or their attorneys. The rule of construction to the
      effect that any ambiguities are to be resolved against the drafting party shall
      not be employed in any interpretation of this Lease. This Lease and all of
      its
      terms shall be construed equally as to Landlord and Tenant.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
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        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
        <div id="GLHDR" style="WIDTH: 100%" align="right">
        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">48.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>WAIVER
      OF REDEMPTION AND JURY TRIAL</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">TENANT
      HEREBY EXPRESSLY WAIVES ANY AND ALL RIGHTS OF REDEMPTION CONFERRED BY STATUTE
      OR
      OTHERWISE, AND, WITH RESPECT TO ANY LITIGATION ARISING OUT OF THIS LEASE, AND
      TO
      THE EXTENT PERMITTED BY LAW, LANDLORD AND TENANT WAIVE THE RIGHT TO A TRIAL
      BY
      JURY AND THE RIGHT TO FILE IN SUCH ACTION ANY COUNTERCLAIMS OR CROSS-CLAIMS
      AGAINST THE OTHER (OTHER THAN COMPULSORY COUNTERCLAIMS OR
      CROSS-CLAIMS).</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 36pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">49.<font id="TAB2" style="LETTER-SPACING: 9pt">&#160;&#160;&#160;</font>&#160;</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong><u>COUNTERPARTS</u></strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">This
      Lease may be executed in counterparts, each of which shall be deemed an
      original, but such counterparts, when taken together, shall constitute one
      agreement.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">[SIGNATURES
      ON NEXT PAGE]</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="center">&#160;</div>
    <div id="PGBRK" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">
      <div id="FTR">
        <div id="GLFTR" style="WIDTH: 100%" align="left">
        </div>
      </div>
      <div id="PN" style="PAGE-BREAK-AFTER: always">
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
        </div>
        <div style="WIDTH: 100%; TEXT-ALIGN: center">
          <hr style="COLOR: black" noshade size="3">
        </div>
      </div>
      <div id="HDR">
        <div id="GLHDR" style="WIDTH: 100%" align="right">
        </div>
      </div>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left">&#160;</div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 72pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>IN
      WITNESS WHEREOF</strong></font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">,
      the
      parties hereto have executed or caused this Lease to be executed by their
      authorized agents as of the Lease Date.</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>&#8220;Landlord&#8221;:</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">WESTCORE
      PENINSULA VINTAGE, LLC,</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">a
      Delaware limited liability company</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div>
      <table align="center" border="0" cellpadding="0" cellspacing="0" id="hangingindent" width="100%" style="MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; MARGIN-RIGHT: 0pt">

          <tr valign="top" style="line-height: 1.25;">
            <td align="left" style="width: 27pt;"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">By:</font></td>
            <td align="left">
              <div align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Westcore
                Peninsula, LLC,</font></div>
            </td>
          </tr>

      </table>
    </div>
    <div style="DISPLAY: block; MARGIN-LEFT: 27pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">a
      Delaware limited liability company,</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 27pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">its
      Manager</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 27pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">By:&#160;
      </font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><u>/s/
      Donald Ankeny</u></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 45pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Donald
      Ankeny, Authorized Signatory</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><strong>&#8220;Tenant&#8221;:</strong></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">OXIS
      INTERNATIONAL, INC.,</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">a
      Delaware corporation</font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><br></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 0pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">By:</font><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman"><u>
      /s/
      Steven T. Guillen</u></font></div>
    <div style="DISPLAY: block; MARGIN-LEFT: 0pt; TEXT-INDENT: 18pt; LINE-HEIGHT: 1.25; MARGIN-RIGHT: 0pt" align="left"><font style="DISPLAY: inline; FONT-SIZE: 10pt; FONT-FAMILY: Times New Roman">Authorized
      Signatory</font></div>
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