BOWERS MUSEUM - 2005 GROUND LEASE

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If to Lessee, to: Bowers Museum 2002 N. Main Street Santa Ana, California 92706 Attention: President The parties shall have the right from time to time at any time to change their respective addresses, by providing written notice to the other party, although notice may always be given to Lessee at the Leased Premises. ARTICLE 13 ENTIRE CONTRACT AND NON-WAIVER No variations, modifications, or changes herein shall be binding upon any party hereto unless executed by it or by a duly authorized officer or a duly authorized agent of the particular party. No waiver or waivers of any breach or default of any breaches or defaults by either party of any term, condition, or liability of or performance by the other party of any duty or obligation hereunder including, without limitation, the acceptance by Lessor or payment by Lessee of any Rental at any time or in any manner other than as herein provided shall be deemed a waiver thereof, nor shall any such waiver or waivers be deemed or construed to be a waiver or waivers of subsequent breaches or defaults of any kind, character, or description under any circumstance. ARTICLE 14 BINDING AGREEMENT This Lease shall be binding upon and shall inure to the benefit of Lessor and Lessee and their respective heirs, successors, assigns and legal representatives. ARTICLE 15 MISCELLANEOUS 15.1 Applicable Law. This Lease shall be construed and enforced in accordance with the laws of the State of California applicable to contracts made, and to be wholly performed, within the State of California. 15.2 Construction. The parties acknowledge that this Lease has been jointly drafted by Lessor and Lessee, following negotiations between them. 15.3 Pronouns. Pronouns, wherever used herein, and of whatever gender, shall include natural persons and partnerships, corporations and associations of every kind and character, and 16