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property situated in the City of Santa Ana, Orange County, State of California, more particularly described in Exhibit A attached hereto and made a part hereof (the "Site"). Section 3. Term. The term of this Site Lease shall commence on ,2005, and shall end on , 20---, unless such term is extended or sooner terminated as hereinafter provided. If, on , 20---, the aggregate amount of Lease Payments (as defined in and as payable under the Lease Agreement) shall not have been fully paid, or provision shall not have been made for their payment, then the term of this Site Lease shall be extended until such Lease Payments shall be fully paid or provision made for such payment. If, prior to , 20---, all Lease Payments shall be fully paid or provision made for such payment in accordance with the Lease Agreement, the term of this Site Lease shall end ten (10) days thereafter. Section 4. Advance Rental Payment. The City agrees to lease the Site to the Authority in consideration of the payment by the Authority of a advance rental payment of $ . The City and the Authority agree that, by reason of the assignment of the Lease Payments to the Assignee and the Assignee's payment to or to the order of the Authority pursuant to the provisions of the Assignment Agreement, the advance rental payment referenced in the preceding sentence shall be deemed to have been paid. Section 5. Purpose. The Authority shall use the Site solely for the purpose of leasing the Site and the Improvements to the City pursuant to the Lease Agreement and for such purposes as may be incidental thereto; provided, however, that in the event of default by the City under the Lease Agreement, the Authority and its assigns may exercise the remedies provided in the Lease Agreement, including, without limitation, the right to re-lease the Site and the Improvements to a third party for any lawful purpose. Section 6. City's Interest in the Site. The City represents and warrants to the Authority and its assigns that it is the owner in fee of the Site and that the Site is free and clear of all liens and encumbrances other than Permitted Encumbrances. The Site constitutes a legal parcel and has access to a physically open street. Section 7. Assignments and Subleases. Unless the City shall be in default under the Lease Agreement, the Authority may not assign its rights under this Site Lease or sublet the Site, except to the Assignee or as otherwise provided in the Lease Agreement, without the written consent of the City. Section 8. Right of Entry. The City reserves the right for any of its duly authorized representatives to enter upon the Site at any reasonable time to inspect the same or to make any repairs, improvements or changes necessary for the preservation thereof. Section 9. Termination. The Authority agrees, upon the termination of this Site Lease, to quit and surrender the Site in the same good order and condition as the same were in at the time of commencement of the term hereunder, reasonable wear and tear excepted. Section 10. Default. In the event the Authority shall be in default in the performance of any obligation on its part to be performed under the terms of this Site Lease, which default continues for thirty (30) days following notice and demand for correction thereof to the -2- JT25S-9