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EXHIBIT I
<br />EXHIBIT "ld"
<br />REMEDIES
<br />2emed1o,s rot, ryoulb of Defouft
<br />1. 1, Landlord's Rfahl To Terminate LJri Tennrtl Defmilt. In the event orally Event of Default by Tenant, as provided in Sec '
<br />lu of the Lease, Landlord shall have the right to terminate this Lease and recover possession of the Premises by giving written notice to Tenonl of
<br />Landlord's election to terminate this Leese, in which event Landlord shall be entitled to receive from Tenant: (a) the worth at file time of award or
<br />any unpaid Rent which had been earned at the time of such termination; plus (b) Ole worth at the lime of award of the amount by which the unpaid
<br />Rent which would have been earned after termination until the time of award exceeds the amount ofsuch rental loss Tenant proves could have been
<br />reasonably avoided; plus (a) Elie worth at the time of award of the amount by which the unpaid Rent for die balance of the Term after the time of
<br />award exceeds tie amount of such rental loss that Tenant proves could be reasonably avoided; plus (d) any other amount necessary to compensate
<br />Landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lense or which In the ordinary course or
<br />things would be likely to result therefrom; and (e) at Landlord's election, such other amounts in addition to or in Ileu of the foregoing as may be
<br />permitted from time to time by applicable law. As used In clauses (a) and (b) above, "worth at the time of award" shall be computed by allowing
<br />interest at the then highest lawful contract rate of interest. As used in clause (a) above, "worth at the time of award" shall be computed by
<br />discounting such amount at the Interest Rate.
<br />1.2 Landlord's Right To Continue Lathe Unon Tenant Darnall, In the event of an Event of Defhull or this Lease and
<br />abandemment of the Premises by Tenonl, if Lnndlord does not elect to terminate this Lease as provided in Section 1 1 of this Exhibit "H". Landlord
<br />may from time to time, without terminating this Lease, enforce all of its rights and remedies under this Loose. Without limiting the foregoing,
<br />Landlord has the remedy described In Calilbrnio Civil Code Section 1951.4 (Landlord may continue Otis Lease in effect after Tenant's breach and
<br />abandonment and recover Rent as It bocomes due, ifTeuant has the right to sublet or assign, subject only to reasonable limitations).
<br />L3 $ighi of Landlord to Perform, All covenants and agreements to be performed by Tenant under this Lease shall be perforated
<br />by Tenant at Tenant's sole cost and expense. If Tenant shall tail to pay any sum ot•money, other than Base Rent, required to be paid by It hereunder
<br />or shall fail to perform any other act all its part to be performed hereunder, than, fit addition to and without preJudice to any othar right or remedy of
<br />Landlord, Landlord may sure the same at the expense of Tenant: (a) immediately end without notice in the case: (1) of emergeney, (If) where such
<br />default unreasonably interferes with any otter tenant in the Project, (iv) a failure to satisfy or otherwise discharge any Encumbrance, (iv) where such
<br />default will result in the violation of Law or the cancellation ornny Insurance policy maintained by Landlord, or (v) any failure of Tenant to perform
<br />city or its obligations under 5ection 3 3.1 and �eclfon 10.5 of this Lease above and (11) in any other• case If such default continues for ten (10) days
<br />from the receipt by Tenonl of notice of such default from Landlord. Any sums so paid by Landlord and oil incidental costs plus Landlord's
<br />reasonable administration fee thereon, together with interest thereon at the Default Rate Doni the date of such payment, shall be payable to Landlord
<br />as Additional Rent on demand, and Landlord shall have the same rights and remedies in the event of nonpayment as in the case of default by Tenant
<br />in the payment of Rent. This 6=iorl 1.3 of this, Exhibit shall survive the expiration or termination of this Lease,
<br />1.4 Late. Payment. If two (2) or more Rent Delinquencies shall occur In any twelve (12) month period, Landlord may, without
<br />prejudice to any other rights or remedies available to It, upon written notice to Tenant: (a) require all remaining monthly installments of Rent to be
<br />paid three (3) months in advance and/or (b) require Tenant to increase the Security Deposit (if any) by an amount equal to one mouth's Rent.
<br />1.5. Subleases of Tenant, whether or not Landlord elects to tertinate this Lease an naccunt of en Event of Default, Landlord shall
<br />have tie right to either: (a) telmninale any and all subleases, licenses, concessions or other consensual arrangements entered Into by Tenant dial offset
<br />die Premises or (b) in Its sole discretion, elect to succeed to Tenant's Interest in such subleases, licenses, concessions or arrangements (In which case,
<br />as of the date of such alectlon, Tenant shall have no further right to or interest in the rent or otter consideration receivable thereunder).
<br />21 EB'n ris to hole. No re•enny or taking of possession or the Premises by Landlord following an Event of Default shall be construed its an
<br />eteclion to (oun(nnle this Lease unless a written notice of such election shall be given to Tenant or unless the termination thereof be decreed by u
<br />Court of cnmildentjur•isdation, and Tenant's right to possession shall not be deemed to have been terminated by efforts of Landlord to stet die
<br />Premises, by Its acts of maintenance or preservation with respect to the premises, or by appointment of a receiver to protect Landlord's interests
<br />under the lease. The foregoing enumeration is not exhaustive, but merely iflusoative of acts which may be performed by Landlord without
<br />terminating Tenant's right to possession, Netw(tnelanding any reletting oftte Premises following any Event or Default without termination of this
<br />Lease by Landlord, Landlord may, at tiny little afar such relating, elect to terminate this Lease for any Event or Default. To die Rdlest extent
<br />pomtitled by Law, the proceeds of oily reletling orlhe Premises shall be appliedt (11) First, to pay to Landlord all costs and expenses of such aeletthng
<br />(Including, without Pollution, costs and expenses orreluking or repossessing the Premises, retrying poisons and property Oterellon, securing new
<br />tenants, including expenses fur redecoration, alterations and other costs in connection with preparing tie Premises For the new letmnt, and if Landlord
<br />sllull oaf luldn and operate the Premises, the costs thereof) and receivers' fees incurred in connection with the appointment of and peribrmfmce by a
<br />receiver to prated the Premises and Landlord's Interest under this Lease and any necessary or reasonable alterations; (b) second, to the pill or
<br />any indebledness of Tenonl to Landlord other Ihmt Rent due slid unpaid hereunder; (c) third, to the payment of Rem due and unpaid hereunder; and
<br />(d) the residue, if any, shill be meld by Landlord and applied In payment of tither or future obligations orTenent to Landlord as the saute may become
<br />due and payable, until Tenant shall not be entitled n) recelve oily portion of such mvenu s. This Section 3 or [his •xh' ft "1.1" elicit survive the
<br />expiration or Icrnt(natdon oflhis Lease.
<br />3, Cumuli tlya Remedies, The specific remedies (I) nahieh Landlord May resort under the terms of [his Leasc are cumulative mild are not
<br />intended to be exclusive orally other remedies ormcnrm of redress to which it may be Inwlhlly entitled in ease ofany breach or threatened breach by
<br />Tenant of any provisions c l'this Lease, In addition to the other remedies provided lit Ellis Lease, Landlord shell bu emitted to a restraint by injunction
<br />M'lhe viniadnn or attempted or threatened violation ornny cline covenants. conditions Or provisions or This Lease m• to a decree compelling specific
<br />pm•rurnuulee orally such covenants, conditions Or provisions. In addition, upon the occurrence Oren Event of Detroit by Tenant, it'thc Promises or
<br />any pardon thereof are sublet, (.Cndlurd, in addition and without prejudice ut ally Other rcnhedics herein provided or provided by Law, may, at Its
<br />Will II+Carle Cewvr Or- Clh• ufSnulnArm f.orzrr -I. Exhibit 11
<br />Lta 1 •
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