WORLD TRADE CENTER WEST BUILDING 

LEASE AGREEMENT 
BETWEEN 
PORT OF SEATTLE 
Landlord 
and 
GOLDEN ALASKA SEAFOODS, L.L.C. 
Tenant 















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LEASE AGREEMENT 
WORLD TRADE CENTER WEST BUILDING 
THIS LEASE made this ________ day of _________________, 20____ ("Effective Date")
between the PORT OF SEATTLE, a Washington municipal corporation ("Landlord"),GOLDEN
ALASKA SEAFOODS, L.L.C. a Washington limited liabilitiy corporation ("Tenant"). 
NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which
is hereby acknowledged, the Landlord and Tenant agree as follows: 
1.     DEFINITIONS. 
The following terms as used in this Lease shall have the meanings provided in this Section,
unless otherwise specifically modified by provisions of this Lease. Other terms may be
defined elsewhere in the Lease. 
1.1.   Building and Premises.
1.1.1.  Building.  "Building" shall mean The World Trade Center West
Building, or such other name as Landlord may designate from time to time, situated on a
portion of the real property located in the City of Seattle, legally described in its entirety on
Exhibit A attached hereto and incorporated herein, and with an address of 2200 Alaskan
Way Suite 420, Seattle, Washington 98121 in King County. Unless the context clearly
requires otherwise, the Building specifically includes the land upon which the Building is
located. 
1.1.2.  Premises. "Premises" shall mean 4,003 rentable square feet on the
fourth floor of the Building, as outlined on the floor plan attached hereto and incorporated
herein as Exhibit B. 
1.2.   Rent and Security. 
1.2.1.  Base Year. "Base Year" shall mean the 2011 calendar year. 
1.2.2.  Rent. "Rent" shall mean and refer collectively to sums denominated
as either Base Rent as set forth in Section 4.1, Additional Rent as set forth in Section 8.1, or
any such other sums or charges otherwise payable by Tenant under the terms of this Lease.
Landlord will adjust Rent and Additional Rent from time-to-time as set forth in Sections 4 
and 8. Failure by Tenant to pay any sum denominated as Ren t shall entitle Landlord to
pursue any or all remedies specified in this Lease as well as remedies specified in RCW
Chapter 59.12 or otherwise allowed by law. 
1.2.3.  Security. "Security" or "Security Deposit" shall  be TWENTY TWO
THOUSAND SIXTEEN DOLLARS AND 50/100 ($22,016.50) which is the average of three (3)
months' rent overthe term of this lease which is due not later than ten (10) business days
before the Possession Date of the Lease pursuant to Section 5.1. 
1.2.4.  Tenant's Pro Rata Share. Tenant's "Pro Rata Share" shall mean
5.7591%. In the event that a portion of the Building is damaged or condemned or any other
event occurs which alters the rentable area of the Premises or the rentable area of the
Building, Landlord may adjust Tenant's Pro Rata Share of the Building to properly reflect the
proportion of the rentable area of the Building (as altered by such event) which is
attributable to the rentable area of the Premises (as altered by such event). 


POS 1050 Golden Alaska Seafoods LLC     2

1.3.   Term. 
1.3.1.  Possession Date. "Possession Date" shall mean April 15, 2011. 
1.3.2.  Rent Commencement Date. "Rent Commencement Date" shall mean 
July 1, 2011. 
1.3.3.  Expiration Date. "Expiration Date" shall mean June 30, 2016. 
1.4.   Addresses for Notice. The initial addresses for purposes of giving any notices
required by this lease shall be: 
1.4.1.  For Landlord: 
Port of Seattle 
P.O. Box 1209 
2711 Alaskan Way 
Seattle, Washington 98111 
Attn: Real Estate Dvision 
1.4.2.  For Tenant: 
Golden Alaska Seafoods ,L.L.C. 
2200 Alaska Way, Suite 420 
Seattle, Washingotn 98121 

1.4.3.  For Payments Only: 
Port of Seattle 
P.O. Box 34249-1249 
Seattle, Washington 98124-1249 
2.     PREMISES 
2.1.   Premises. The Landlord leases to Tenant and Tenant leases from Landlord,
upon the terms and conditions herein set forth, the Premises, together with rights of ingress
and egress over Common Areas. Subject to the rights reserved to Landlord in this Lease, the
Premises extend to the centerline of party/demising walls and to the exterior faces of any
exterior walls and from the structural flooring to ceiling, specifically including any plenum
above a drop/suspended ceiling. 
2.2.   Acceptance of the Premises. Tenant has examined the Premises, accepts
them in their condition as of the Possession Date, and agrees to make any changes in the
Premises necessary to conform to federal, state and local law applicable to Tenant's use of
the Premises. Landlord represents and warrants that as of the Effective Date, to the best of
Landlord's knowledge the Building is freefrom hazardous waste or materials as defined in
Section 22.1 of this Lease and the Building is in compliance with all state and local building
codes, including the Americans with Disabilities Act. 
2.3.   Quiet Enjoyment. So long as Tenant is not in default under this Lease and
subject to the specific provisions, covenants and agreements contained in this Lease,
Landlord covenants and agrees that the quiet and peaceful possession and enjoyment of the
Premises by Tenant shall not be disturbed or interfered with by Landlord or by any other
party claiming by or through Landlord. 


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3.     TERM 
3.1.   Term.  The initial term of this Lease is approximately five years and two
months ("Term"), commencing on the Possession Date and, unless earlier terminated
pursuant to any provision hereof, ending on the Expiration Date. 
4.     RENT 
4.1.   Rent. Commencing on the Rent Commencement Date, Tenant agrees to pay
as rent ("Base Rent") for the Premises as follows: 
Effective on the Rent Commencement Date through June 30, 2012 
4,003 rsf @ $21.00/sf/yr = $84,063.00/yr  12 = $7,005.25/mo. 
The amount of the Base Rent already incorporates the applicable Washington State
Leasehold Excise Tax, in accordance with RCW 82.29A (and any amendments thereto, and
any successor statutes) for the Premises. Landlord shall pay all applicable leasehold excise
taxes for the Premises to the Washington State Department of Revenue when due, except
that pursuant to Section 8.1 of this Lease, Tenant shall be responsible for any increases in
the leasehold excise tax and/or any taxes levied in lieu of a tax on said leasehold interest
and/or any taxes levied on, or measured by, the rentals payable hereunder imposed on
Tenant or on Landlord beyond the amounts payable in the Base Year. 
4.2.   Adjustments to Base Rent. As inducement to enter into this lease and as long
as Tenant is not in default, Tenant's obligation to pay Rent of $21.00 per rsf pre year shall be
abated for the period July 1, 2011 through October 31, 2011. Additionally, no rent shall be
due by Tenant for the period commencing on the Possession Date as set forth in Section
1.3.1 through the Rent Commencement Date as set forth in Section 1.3.2. 
4.3.   Annual Increase. The Base Rent  as stated in Section 4.1 shall be adjusted on
the anniversary of the commencement date and every twelth (12th) month thereafter
through the term of this Lease by increased of fifty cents ($.50) per rsf per year. 
4.4.   Payment of Base Rent. The Base Rent shall be paid to Landlord in advance on
the first day of each and every month during the term, at such place as Landlord may
designate, without any prior demand, and without any abatement, deduction or setoff
whatsoever. The initial address for payment is set forth in Section 1.4.3. If the term
commences on any day other than the first day of a calendar month, Base Rent for any
fractional month shall be prorated based upon the actual number of days in such fractional
month. 
4.5.   Late Charges. 
4.5.1.  Tenant hereby acknowledges that late payment by Tenant to Landlord
of Rent, or any portion thereof, or any other sums due hereunder will cause Landlord to
incur costs not otherwise contemplated by this Lease. Accordingly, if any installment of
Rent, or any portion thereof, or any other sum due from Tenant shall not be received by
Landlord within ten (10) days after such amount shall be due, then, without any requirement
for notice to Tenant, Tenant shall pay Landlord a late charge equal to 5% of such overdue
amount. The parties agree that such late charge represents a fair and reasonable estimate
of the costs Landlord will incur by reason of late payment by Tenant. Acceptance of such
late charge by Landlord shall in no event constitute a waiver of Tenant's default with respect
to such overdue amount, nor prevent Landlord from exercising any of the other rights and
remedies granted hereunder. 
4.5.2.  In the event that a late charge is payable in this Lease or otherwise,
whether or not collected, for three (3) installments of Rent and/or other remuneration in
any 12-month period, then Rent and/or other remuneration shall automatically become due

POS 1050 Golden Alaska Seafoods LLC     4

and payable quarterly in advance, rather than monthly, notwithstanding Section 4.2 or any
other provision of this Lease to the contrary. 
4.5.3.  In addition to the late charges provided for in this Section, interest
shall accrue on any unpaid Rent and/or other remuneration, or any other sums due
hereunder, at the rate of 18% per annum or the maximum rate provided by law, whichever
is less, ("the Default Rate") from the date due until paid. 
5.     SECURITY 
5.1.   Security.  Tenant shall, not later than ten (10) business days before the
Possession Date of this Lease, obtain and deliver to the Landlord a good and sufficient
corporate surety company bond, irrevocable stand-by letter of credit, cash deposit or other
security in an amount as set forth in Section 1.2.3, to secure Tenant's full performance of
this Lease, including the payment of all fees and other amounts now or hereafter payable to
the Landlord hereunder. The amount, form, provisions and nature of the Security, and the
identity of the surety or other obligor thereunder, shall at all times be subject to the
Landlord's approval. The Security shall remain in place at all times throughout the full term
of this Lease and throughout any holdover period. No interest shall be paid on the Security
and the Landlord shall not be required to keep the Security separate from its other accounts.
No trust relationship is created with respect to the Security. 
5.2.   Return of Security. The Security is a part of the consideration for execution of
this Lease. If Tenant shall have fully performed all terms and conditions of this Lease, any
cash deposit security shall be paid to Tenant within thirty (30) days following the termination
(or expiration) date without interest; otherwise the Landlord shall, in addition to any and all
other rights and remedies available under this Lease or at law or equity, retain title thereto. 
5.3.   Application of Security. The Landlord may apply all or part of the Security to
unpaid rent or any other unpaid sum due hereunder, or to cure other defaults of Tenant. If
the Landlord uses any part of the Security, Tenant shall restore the Security to its thencurrently
required amount within fifteen (15) days after the receipt of the Landlord's written
request to do so. The retention or application of such Security by the Landlord pursuant to
this subparagraph does not constitute a limitation on or waiver of the Landlord's right to
seek further remedy under law or equity. 
6.     USES 
6.1.   General Office Purposes. The Premises are to be used only for general office
purposes and for no other business or purpose without the prior written consent of
Landlord, which consent may be withheld by Landlord, in its sole discretion, if it determines
that any proposed use is inconsistent with other uses within the Building, is the sort of use
that is inappropriate for a building owned by a municipal corporation, is detrimental to the
maintenance and operation of the Building as a first-class office building or is inconsistent
with any restriction on use of the Building contained in any lease, mortgage, or other
instrument or agreement by which the Landlord is bound or to which the Building is subject. 
6.2.   General Standards Regarding Use. 
6.2.1.  Tenant shall not use or occupy or permit the Premises or any part
thereof to be used or occupied, in whole or in part, in a manner which would in any way: (i)
violate any present or future Legal Requirements, (ii) violate any of the covenants, 
agreements, provisions and conditions of this Lease, (iii) violate the certificate of occupancy
then in force with respect thereto, (iv) as will constitute a public or private nuisance, (v)
impair, in Landlord's reasonable judgment, with the character, reputationor appearance of
the Building or Landlord, or (vi) occasion discomfort, inconvenience or annoyance to either
the Landlord or adjoining tenants.  For purposes of this Lease, the term "Legal
Requirements" shall mean and refer to all laws, statutes andordinances including building
codes and zoning regulations and ordinances and the orders, rules, regulations and

POS 1050 Golden Alaska Seafoods LLC     5

requirements of all federal, state, county, city or other local jurisdiction departments,
agencies, bureaus, offices and other subdivisions thereof, or any official thereof, or of any
other governmental, public or quasi-public authority, which may be applicable to or have
jurisdiction over the Premises, or the sidewalks or streets adjacent thereto and all
requirements, obligations and conditions of all instruments of record on the date of this
Lease. 
6.2.2.  Tenant shall not commit any act that will increase the then existing
cost of insurance on the Building without Landlord's prior written consent. Tenant shall
promptly pay upon demand the amount of any increase in insurance costs caused by any act
or acts of Tenant. 
6.2.3.  Tenant shall not, without the prior written consent of Landlord, use
any apparatus, machinery or device in or about the Premises which will cause any
substantial noise, vibration or fumes. Tenant shall not permit smoking in the Premises.
Landlord has designated all internal portions of the Building as a smoke-free zone. If any of
Tenant's office machines or equipment should disturb the quiet enjoyment of any other
tenant in the Building, then Tenant shall provide adequate insulation, or take any other
action determined by Landlord as may be necessary to eliminate the disturbance. 
6.2.4.  Tenant shall not place upon or install in windows or other openings or
exterior sides of doors or walls of the Premises or any part of the Premises visible from the
exterior of the Premises any signs, symbols, drapes or other materials, without the prior
written consent of Landlord. 
6.2.5.  Tenant shall observe all reasonable rules and regulations (not
inconsistent with the terms of this Lease) as may be adopted and made available to Tenant
by Landlord from time to time for the safety, care and cleanliness of the Premises or the
Building, and for the preservation of good order therein. A copy of the current Contractor's
Rules and Regulations and current Building Specific Rules and Regulations are attached
hereto as Exhibit C. 
6.3.   No Liens. Tenant will not directly or indirectly create or permit to be created
and/or to remain, a Lien upon this Lease, the Building or Premises, including any Tenant
Improvements or Alterations (as defined below in Section 9.2 and 9.3, respectively), fixtures,
improvements or appurtenances thereto, except those Liens expressly permitted by in
writing by Landlord. In the event any such Lien(s) have been created by or permitted by
Tenant in violation of this provision, Tenant shall immediately discharge as of record, by
bond or as otherwise allowed by law, any such Lien(s). Tenant shall also defend (with
counsel approved by Landlord), fully indemnify, and hold entirely free and harmless Landlord 
from any action, suit or proceeding brought on or for the enforcement of such lien(s). As
used in this Section, "Lien" shall mean and refer to any mortgage, lien, security interest,
encumbrance, charge on, pledge of, conditional sale or other encumbrance on the Premises,
any Alteration, fixture, improvement or appurtenance thereto, or any larger building and/or
property of which the Premises may be a part. 
6.4.   Signs. Tenant shall not place or in any manner display any sign, graphics, or
other advertising matter anywhere in or about the Premises or the Building at places visible
(either directly or indirectly) from anywhere outside the Premises without first obtaining
Landlord's written consent thereto. Any such consent by Landlord shall be upon the
understanding and condition that Tenant shall remove the same at the expiration or sooner
termination of this Lease and Tenant shall repair any damage to the Premises or the Building
caused thereby. Landlord shall not unreasonably withhold its consent to normal Tenant
signage within the Premises which is consistent in Landlord's opinion with the Building's
image and signage and graphics program. Signage approved by Landlord, other than the
standard Building directory or elevator lobby directory signage, is at Tenant's sole expense.
Tenant shall provide Landlord the design and plans for its signage prior to Possession Date.
Landlord shall display Tenant's name and location in the main Building lobby and Building
directory. 
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7.     SERVICES AND UTILITIES 
7.1.   Standard Services. Landlord shall maintain the Premises and the public and
common areas of the Building in good order and condition consistent with the operation and
maintenance of a first-class office building in downtown Seattle, Washington. Landlord shall
also maintain, repair and replace all structural components of the Building, including,
without limitation, the foundations, bearing and exterior walls, subflooring, roof, unexposed
electrical, plumbing and sewage systems, and heating ventilation and air conditioning
systems.  Landlord shall also maintain in good condition and repair, elevators, alarm
monitoring, building systems, including without limitation parking areas, lobbies, stairwells,
restrooms and outdoor landscaping. Landlord shall furnish the Premises with utilities and
services for normal office use, including the following: electricity; lighting and operation of
low power usage office machines; natural gas; water; passenger and freight elevator service;
hot and cold water for drinking, restroom and office cleaning purposes; sanitary sewer
service; sprinkler riser monitoring; heating, ventilation and air conditioning; local telephone
service; and all other utility services used in the Premises at all times during the Term of the
Lease or any extension thereof. Landlord shall also provide lamp replacement service for the
Building's standard light fixtures, toilet room supplies, window washing at reasonable
intervals, and customary building janitorial service. No janitorial service shall be provided for
Saturdays, Sundays or legal holidays. The costs of any janitorial or other service provided by
Landlord to Tenant which are in addition to the services ordinarily provided Building tenants
shall be paid by Tenant as Additional Rent upon receipt of billings Landlord shall not be
obligated to repair or replace any fixtures or equipment installed by or for Tenant and
Landlord shall not be obligated to make any repair or replacement occasioned by any act or
omission of Tenant or of Tenant's employees, agents, invitees, or licensees.
7.2.   Normal Business Hours. From 7:00 a.m. to 6:00 p.m. on weekdays and from
8:00 a.m. to 1:00 p.m. on Saturdays, excluding legal holidays ("Normal Business Hours"),
Landlord shall furnish to the Premises heat and air conditioning. If requested by Tenant,
Landlord shall furnish heat and air conditioning at times other than Normal Business Hours
and the cost of such services as reasonably estimated by Landlord in advance and agreed by
Tenant shall be paid by Tenant as Additional Rent. During other than Normal Business
Hours, Landlord may restrict access to the Building in accordance with the Building's security
system, provided that Tenant shall have at all times during the Term of this Lease and during
any extension thereof (24 hours of all days) reasonable access to the Premises. 
7.3.   Interruption of Services. Landlord will not be liable for any loss, injury or
damage to person or property caused by or resulting from any variation, interruption, or
failure of any services or facilities provided by Landlord pursuant to this Lease due to any
cause whatsoever. No temporary interruption or failure of such services or facilities incident
to the making of repairs, alterations, or improvements, or due to accident, strike or
conditions or events beyond Landlord's reasonable control will be deemed an eviction of
Tenant or relieve Tenant from any of Tenant's obligations. Landlord shall use all reasonable
efforts in good faith to minimize any disruption of Tenant's use of the Premises arising from
any interruption or failure of such services or facilities. 
7.4.   Additional Services.   The Building mechanical system is designed to
accommodate heating loads generated by lights and equipment using up to 2.5 watts per
square foot. Before installing lights and equipment in the Premises which in the aggregate
exceed such amount, Tenant shall obtain the written permission of Landlord. Landlord may
refuse to grant such permission unless Tenant agrees to pay the Landlord's costs for
installation of supplementary air conditioning capacity or electrical systems as necessitated
by such equipment or lights. 
7.5.   Costs of Additional Services. Tenant shall in advance, on the first day of each
month during the Lease, pay Landlord as Additional Rent the reasonable amount estimated
by Landlord as the cost of furnishing electricity for the operation of such supplemental
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equipment or lights and the reasonable amount estimated by Landlord as the costs of
operation and maintenance of supplementary air conditioning units necessitated by Tenant's
use of such equipment or lights. Landlord shall be entitled to install and operate at Tenant's
cost a monitoring/metering system in the Premises to measure the added demands on
electricity, heating, ventilation, and air conditioning systems resulting from such equipment
or lights and from Tenant's after-hours heating, ventilation and air conditioning service
requirements. Tenant shall comply with Landlord's reasonable instructions for the use of
drapes, blinds and thermostats in the Building. 
8.     COSTS OF OPERATIONS AND TAXES 
8.1.   Additional Rent. Commencing on the first month of the calendar year after
the Base Year, Tenant shall pay as Additional Rent its Pro Rata Share of increases in taxes
and operating costs in excess of taxes and operating costs in the Base Year ("Base
Amounts"). The Base Amounts for operating expenses will be calculated based on an
assumption that the Building is 95% occupied. If the Washington State Leasehold Tax
method for paying taxes on the Building is used by Landlord, the Base Amounts for taxes will
be calculated using $22.00 per rentable square foot as base year rent, which constitutes the
average rent during the initial Term of this Lease.  Alternatively, in the event that the State
of Washington allows the Landlord to pay property taxes in amount based on the assessed
value of the Building (specifically including the land on which it is located) in lieu of paying
the Washington State Leasehold Tax, the Base Amounts for taxes will be calculated using the
assessed value of the Building (specifically including the land on which it is located) in the
Base Year. Increases in taxes and in operating costs over the applicable Base Amounts shall
be determined and shall be payable separately under this Section. 
8.2.   Definitions. 
8.2.1.  For the purposes of this Section, "Taxes" mean taxes and assessments
(including special district levies) on real and personal property payable during any calendar
year or fiscal year, based on the actual assessment period, with respect to the Land, the
Building and all property of Landlord, real or personal, used directly in the operation of the
Building and located in or on the Building, together with any taxes levied or assessed in
addition to or in lieu of any such taxes or any tax upon leasing of the Building or the rents
collected (excluding any net income or franchise tax). 
8.2.2. For purposes of this Section, "Operating Costs" or "Costs" mean all
expenses of Landlord for maintaining, operating and repairing the Building and the personal
property used in connection therewith, including without limitation, insurance premiums,
insurance, deductibles, utilities, customary management fees and other expenses which in
accordance with generally accepted accounting and management practices would be
considered an expense of maintaining, operating or repairing the Building ("Operating Costs"
or "Costs"). Operating Costs, or Costs shall exclude: i) Paymentsof principal and interest
charges incurred on debt, or depreciation expenses; (ii) Costs of any items for which
Landlord is entitled to receive a reimbursement from insurance proceeds, from a tenant or
from any other third party; (iii) Legal fees and costs, settlements, judgments and awards
arising out of costs incurred in connection with the negotiation or disputes with other 
tenants or potential tenant of the Building; (iv) Costs of any tenant improvements or special
services rendered to individual tenants for which a separate charge is made; (v) , leasing
commissions, and other leasing expenses; and (vi) costs of improvements required to be
capitalized in accordance with generally accepted accounting principles, except Operating
Costs shall include amortization of capital improvements (A) made subsequent to initial
development of the Building which are designed with a reasonable probability of improving
the operating efficiency of the Building, or providing savings in the cost of operating the
Building; or, (B) which are reasonably responsive to requirements imposed with respect to
the Building under any amendment to any applicable building, health, safety, fire,
nondiscrimination, or similar law or regulation ("law"), or any new law, or any new
interpretation of an existing law ("new interpretation"), which amendment, law or new

POS 1050 Golden Alaska Seafoods LLC     8

interpretation is adopted or arose after the Possession Date of this Lease. For purposes of
this Lease, a new interpretation shall mean any interpretation, enforcement or application of
a law enacted prior to the Possession Date that imposes requirements with respect to the
Building that Landlord in the exercise of sound business judgment and good faith at the time
of Landlord's execution of this Lease would not have deemed applicable to the Building. 
8.2.3.  For purposes of this Section, "Year" means the calendar year. 
8.3.   Estimated Costs. At the beginning of each Year after the Base Year, Landlord
shall furnish Tenant a written statement of estimated Operating Costs and Taxes for such
year; a calculation of the amount, if any, by which such estimated Operating Costs and Taxes
will exceed the relevant Base Amounts; and a calculation of Tenant's Pro Rata Share of any
such amount. Tenant shall pay one-twelfth (1/12) of that amount as Additional Rent for
each month during the year. If at any time during the year Landlord reasonably believes that
the actual Operating Costs or Taxes will vary from such estimated Operating Costs or Taxes
by more than five percent (5%), Landlord may by written notice to Tenant revise the
estimate for such year, and Additional Rent for the balance of such year shall be paid based
upon such revised estimates. 
8.4.   Actual Costs. Within ninety (90) days after the end of each Year after the
Base Year or as soon thereafter as practicable, Landlord shall deliver to Tenant a written
statement setting forth Tenant's Pro Rata Share of the actual Operating Costs and Taxes in
excess of the Base Amounts during the preceding year. Upon Tenant's request, Landlord
shall promptly provide Tenant with reasonable data supporting the calculation of Operating
Costs and Taxes in excess of the Base Amounts during the preceding year and of Tenant's
actual Pro Rata Share. If the actual Operating Costs in excess of the Base Amount or actual
Taxes in excess of the Base Amount, or both, exceed the estimates for each paid by Tenant
during the year, Tenant shall pay the amount of such excess to Landlord as Additional Rent
within forty-five (45) days after receipt of such statement. If the actual Operating Costs in
excess of the Base Amount or actual Taxes in excess of the Base Amount, or both, are less
than the amount paid by Tenant to Landlord, then the amount of such overpayment by
Tenant shall be, at Landlord's option, credited against any amounts owed by Tenant under
this Lease, refunded by check to Tenant, or credited against the next Rent payable by Tenant
hereunder. If the Lease has expired or terminated, Landlord shall refund the overpayment
to Tenant by check. Notwithstanding any other provision of this Section, Tenant shall not
receive any credit or offset against any other amount payable under this Lease to the extent
either actual Operating Costs or Taxes are less than the applicable Base Amount. 
8.5.   Audit Rights; Records and Adjustments. Landlord shall keep records showing
all expenditures made in connection with Operating Costs and Taxes, and such records shall
be available for inspection by Tenant within sixty (60) days after receipt of the statement of
actual costs; however, Landlord and Tenant agree the results of any such audit or review
shall remain confidential. Tenant hereby waives any right to any adjustment of sums paid
under this Section unless a claim in writing specifying the reasons therefor is delivered to
Landlord no later than six (6) months after Landlord's delivery of the written statement of
Tenant's actual Pro Rata Share of Operating Costs and Taxes in excess of the Base Amounts
during the preceding year. Operating Costs and Taxes shall be prorated for any portion of a
year at the beginning or end of the Term of this Lease. Notwithstanding this Section, the
Rent payable by Tenant shall in no event be less than the Rent specified in Section 4.1 of this
Lease. 
8.6.   Taxes. Tenant is liable for, and shall pay throughout the Term of this Lease
and any extension thereof, all license fees and all taxes payable for, or on account of, the
activities conducted on the Premises and all taxes on the property of Tenant on the
Premises. All tax amounts for which Landlord is or will be entitled to reimbursement from
Tenant shall be payable by Tenant to Landlord at least fifteen (15) days prior to the due
dates of the respective tax amounts involved; provided, that Tenant shall be entitled to a
minimum of ten (10) days' written notice of the amounts payable by it. 

POS 1050 Golden Alaska Seafoods LLC     9

9.     CARE AND IMPROVEMENT OF PREMISES 
9.1.   General Obligations.  Landlord shall perform all normal maintenance and
repairs reasonably determined by Landlord as necessary to maintain the Premises and the
Building as a first-class office building; provided that Landlord shall not be required to
maintain or repair any property of Tenant or any appliances (such as refrigerators, water
heaters, microwave ovens and the like), which are part of the Premises. Tenant shall take
good care of the Premises and at all times keep the Premises neat, clean, in a safe and
sanitary condition and free from pests. 
9.2.   Tenant Improvements.  As of the Possession Date, Tenant may enter the
Premises to make certain tenant improvements (the "Tenant Improvements") as provided
on Exhibit D. 
9.3.   Alterations. After the completion of the initial Tenant Improvements (if any),
Tenant shall not make any alterations, additions, substitutions  or improvements
("Alterations") in or to the Premises, or make changes to locks on doors, or add, disturb or in
any way change any plumbing or wiring ("Changes") without first obtaining the written
consent of Landlord, and, where applicable, in accordance with plans and specifications
reasonably approved by Landlord. As a condition to its approval, Landlord in its sole
discretion may require Tenant to remove such Alterations or Changes upon the expiration or
earlier termination of the Term and any extension period thereof, and to restore the
Premises to the condition they were in prior to such Alterations or Changes, including
restoring any damage resulting from such removal, all at Tenant's expense, but excepting
reasonable use and wear and tear. Any Alterations or Changes, but excluding Tenant
Improvements, approved by Landlord and not required to be removed upon the expiration
or earlier termination of the Lease shall become a part of the realty and become property of
the Landlord upon the expiration or earlier termination of this Lease. Any Alterations or
Changes required to be made to Tenant's Premises by any amendmentto any applicable
building, health, safety, fire, nondiscrimination, or similar law or regulation ("law"), or any
new law shall be made at Tenant's sole expense and shall be subject to the prior written
consent of Landlord. Except with respect to the initial Tenant Improvements, Tenant shall
reimburse Landlord for any reasonable sums expended for examination and approval of the
architectural and mechanical plans and specifications of the Alterations and Changes and
direct costs reasonably incurred during any inspection or supervision of the Alterations or
Changes. All damage or injury done to the Premises or Building by Tenant or by any persons
who may be in or upon the Premises or Building with the express or implied consent of
Tenant, including but not limited to the cracking or breaking of any glass of windows and
doors, shall be paid for by Tenant. 

10.   TELECOMMUNICATIONS LINES AND EQUIPMENT 
10.1. Location of Tenant's Equipment and Landlord Consent. 
10.1.1. Tenant  may  install,  maintain,  replace,  remove  and  use
communications or computer wires, cables and related devices (collectively, the "Lines") at
the Building in or serving the Premises, only with Landlord's prior written consent, which
consent may be withheld in Landlord's sole and absolute discretion. In no eventshall
Landlord prohibit Tenant from installing in the Building computer network cabling; however,
Landlord may limit the location and amount of such computer network cabling through the
approval of Tenant's Preliminary Plans and Working Drawings (if any) pursuant to Section 9.2 
and Exhibit D and any subsequent Alterations or Changes, pursuant to Section 9.3. Tenant
shall locate all electronic telecommunications equipment within the Premises and shall
relocate all Tenant's equipment which is located within the Building telephone closets or
riser spaces, at Tenant's cost, to the Tenant's Premises. Any request for Landlord's consent
POS 1050 Golden Alaska Seafoods LLC    10

shall contain detailed plans, drawings and specifications identifying all work to be
performed, the time schedule for completion of the work, the identity of the entity that will
provide service to the Lines and the identity of the entity that will perform the proposed
work (which entity shall be subject to Landlord's approval). Landlord shall have a reasonable
period of time in which to evaluate the request after it is submitted by Tenant, except that
Lines proposed as part of the initial Tenant's Preliminary Plans and Working Drawings
described in Section 9.2 and Exhibit D of this Lease shall be subject to the review procedure
set forth in Section 9.2 and Exhibit D. 
10.1.2. Landlord's approval of, or requirements concerning, the Lines or any
equipment related thereto, the plans, specifications or designs related thereto, the
contractor or subcontractor, or the work performed hereunder, shall not be deemed a
warranty as to the adequacy thereof, and Landlord hereby disclaims any responsibility or
liability for the same. Landlord disclaims all responsibility for the condition or utility of the
intra-building network cabling ("INC") and makes no representation regarding the suitability
of the INC for Tenant's intended use. 
10.1.3. If Landlord consents to Tenant's proposal, Tenant shall (A) pay all costs
in connection therewith (including all costs related to new Lines); (B) comply with all
requirements and conditions of this Section; and (C) use, maintain and operate the Lines and
related equipment in accordance with and subject to all laws governing the Lines and
equipment. Tenant shall further insure that (I) Tenant's contractor complies with the
provisions of this Section and Landlord's reasonable requirements governing any work
performed; (II) Tenant's contractor provides all insurance required by Landlord; (III) any work
performed shall comply with all federal, state and local laws and regulations; and (IV) as
soon as the work in completed, Tenant shall submit "as-built" drawings to Landlord. 
10.1.4. Landlord reserves the right to require that Tenant remove any Lines
located in or serving the Premises which are installed in violation of these provisions, or
which are at any time in violation of any laws or present a dangerous or potentially
dangerous condition (whether such Lines were installed by Tenant or any other party),
within three (3) days after written notice. Tenant shall remove any Lines located in or
serving the Premises promptly upon expiration or sooner termination of this Lease. 
10.1.5. Notwithstanding anything in this Section 10 to the contrary, Lines shall
not include basic telephone wiring and cabling. 
10.2. Landlord's Rights. Landlord may (but shall not have the obligation to): 
10.2.1. Install new Lines at the Building; 
10.2.2. Create additional space for Lines at the Building; and 
10.2.3. Direct, monitor and/or supervise the installation, maintenance,
replacement and removal of, the allocation and periodic re-allocation of available space (if
any) for, and the allocation of excess capacity (if any) on, any Lines now or hereafter
installed at the Building by Landlord, Tenant or any other party (but Landlord shall have no
right to monitor or control the information transmitted through such Lines). 
10.3.  Indemnification. In addition to any other indemnification obligations under
this Lease, Tenant shall indemnify and hold harmless Landlord and its employees, agents,
officers, and contractors from and against any and all claims, demands, penalties, fines,
liabilities, settlements, damages, costs or expenses (including reasonable attorneys' fees)
arising out of or in any way related to the acts and omissions of Tenant, Tenant's officers,
directors, employees, agents, contractors, subcontractors, subtenants, and invitees with
respect to: (i) any Lines serving Tenant or equipment related thereto serving Tenant in the
Building; (ii) any personal injury (including wrongful death) or property damage arising out of
or related to any Lines serving Tenant or equipment related thereto serving Tenant in the
Building to the extent arising from the negligence or willful misconduct of the Tenant or

POS 1050 Golden Alaska Seafoods LLC    11

Tenant's officers, directors, employees, agents, contractors, subcontractors, subtenants, and
invitees; and (iii) any violations of federal, state or local laws and regulations or demands of
governmental authorities, or any reasonable written policies or requirement of Landlord,
which are based upon or in any way related to Tenant's installation, maintenance, use of
removable of any Lines or equipment. This indemnification and hold harmless agreement
shall survive the termination of this Lease. 
10.4.  Limitation of Liability. Landlord shall have no liability for damages arising
from, and Landlord does not warrant that the Tenant's use of any Lines will be free from the
following (collectively called "Line Problems"): (i) any shortages, failures, variations,
interruptions, disconnections, loss or damage caused by the installation, maintenance, or
replacement, use or removal of Lines by or for other tenants or occupants at the Building, by
any failure of the environmental conditions or the power supply for the Building to conform
to any requirement of the Lines or any associated equipment, or any other problems
associated with any Lines by any other cause; (ii) any failure of any Lines to satisfy Tenant's
requirements; or (iii) any eavesdropping or wire-tapping by unauthorized parties. Landlord
in no event shall be liable for damages by reason of loss of profits, business interruption or
other consequential damage arising from any Line Problems. Under no circumstances shall
any Line Problems be deemed an actual or constructive eviction of Tenant, render Landlord
liable to Tenant for abatement of Rent, or relieve Tenant from performance of Tenant's
obligations under this Lease. 
10.5.  Electromagnetic Fields. If Tenant at any time uses any equipment that may
create an electromagnetic field exceeding the normal insulation ratings of ordinary twisted
pair riser cable or cause radiation higher than normal background radiation, Landlord
reserves the right to require Tenant to appropriately insulate the Lines therefore (including
riser cables) to prevent such excessive electromagnetic fields or radiation. 
11.   COMMON AREAS 
11.1.  Common Areas. "Common Areas" means those parts of the Building and the
land upon which it is located outside the Premises that are provided and designated by
Landlord from time to time for the general use and convenience of Tenant and of other
tenants of the Building and their respective authorized representatives, guests and invitees.
Common Areas may include, without limitation, designated pedestrian walkways, plazas and
sky bridges, landscaped areas, public lobbies, elevators, sidewalks, loading areas, parking
areas, service corridors, central business systems, restrooms, stairways, and arcades. 
11.2.  Control of Common Areas by Port. Landlord shall at all time have the
exclusive control and management of the Common Areas. Without limiting Landlord's right
of control and management, Landlord specifically reserves the right to: (i) establish, modify
from time to time, and enforce reasonable rules and regulations governing the use of the
Common Areas; (ii) police the Common Areas; (iii) change the area, level, location and
arrangement of areas or facilities within the Common Areas; (iv) provided Tenant is not
deprived of reasonable access to its Premises, close all or any portion of the Common Areas;
and (v) do and perform such other acts in and to the Common Areas as, in the use of good
business judgment, Landlord shall determine to be advisable with a view to the
improvement of the convenience and use thereof by Landlord and tenants of any larger
property of which the Premises are a part. 
11.3.  Parking. Pursuant to the Letter dated March 14, 2011, attached hereto as
Exhibit "E", grants Tenant access to one (1) parking space within the World Trade Center
West Garage at the prevailing monthly rates. Parking is also available at the Bell Street Pier
Garage at prevailing monthly rates on an unassigned, self-park basis. Tenant shall have the
right to use up to four (4)parking spaces (one [1] per 1,000 square feet of rentable space) 
throughout the term of the lease. Tenant shall be responsible for arranging the terms and
conditions for such for parking directly with the third-party operator of the Bell Street Pier
Garage. Additional parking spaces will be available to Tenant on a space available basis and
pursuant to the terms and conditions established by the third-party operator of the Bell
POS 1050 Golden Alaska Seafoods LLC    12

Street Pier Garage. Tenant's use of parking in the Bell Street Parking Garage is subject to all
rules and regulations of Landlord or of the parking garage operator, and the ordinances,
rules, regulations and permit conditions of the City of Seattle, Washington, which may be
published from time to time. Short-term hourly parking will be available on a space available
basis during Normal Business Hours (as defined in Section 7.2) except Saturdays, and except
Sundays or legal holidays, for Tenant's clients and customers. 
11.4.  Outside Areas and Roof. The use of the outside area of the walls (oth er than
the front of the Premises) and the roof of the building in which the Premises are located is
reserved to Landlord, which shall have the right to utilize the same for any purpose,
including the maintenance of signs. 
11.5.  License. All Common Areas which Tenant is permitted to use and occupy are
used and occupied under a revocable license. If the amount of such areas or facilities is
revised or diminished, such revision or diminution shall not be deemed a constructive or
actual eviction, and Landlord shall not be subject to any liability, nor shall Tenant be entitled
to any compensation or reduction or abatement of Rent. 
12.   INDEMNIFICATION 
12.1.  Landlord Not Liable Unless Negligent. The Landlord, its employees and agents
shall not be liable for any injury (including death) to any persons or for damage to any
property regardless of how such injury or damage be caused, sustained or alleged to have
been sustained by Tenant or by others, including but not limited to all persons directly or
indirectly employed by the Tenant, its employees, agents, contractors, subcontractors,
licensees, or invitees as a result of any condition (including existing or future defects in the
Premises) or occurrence (including failure or interruption of utility service) whatsoever
related in any way to the Premises and the areas adjacent thereto, or related in any way to
Tenant's use or occupancy of the Premises and of areas adjacent thereto, except to the
extent caused by the negligence or willful misconduct of Landlord, its employees, agents and
contractors. Tenant agrees to defend (with counsel approved by Landlord) and to hold and
save the Landlord harmless from all liability or expenses incurred by Landlord (including
attorneys' fees, costs, and all expenses of litigation) in connection with any such items of
actual or alleged injury or damage, except when such injury or damage is caused by the 
negligence or willful misconduct of the Landlord, its employees, agents and contractors. 
12.2.  Industrial Immunity. In consideration of the execution of this Lease, Landlord
and Tenant hereby waive any immunity the waiving party may have under applicable
workers' compensation benefit or disability laws, (including but not limited to Title 51 RCW)
in connection with the foregoing indemnity. Such waiver shall not prevent Landlord or
Tenant from asserting such immunity against any other persons or entities. Tenant and
Landlord agree and acknowledge that this provision is the product of mutual negotiation. 
13.   INSURANCE 
13.1.  Required Policies. Tenant shall obtain a nd keep in force throughout the Term
of the Lease, at its sole cost and expense the following types of insurance, in the amounts
specified and in the form hereinafter provided for: 
13.1.1. General Liability Insurance. Tenant shall obtain and keep in force a
commercial general liability policy of insurance, written on ISO Form CG 00 01 10 01 (or
equivalent). Landlord shall be added to the policy as an additional insured for ongoing and
completed operations using ISO Form 20 26 (either 11 85 or 07 04 revision) or equivalent,
against claims for bodily injury, personal injury and property damage based upon, involving
or arising out of the tenancy, use, occupancy or maintenance of the Premises and all areas
appurtenant thereto, and specifically including the action/inaction of any subtenant,
licensee or concessionaire. Such insurance shall be on an occurrence basis providing single
limit coverage in an amount not less than one million dollars ($1,000,000) per occurrence.
The policy shall not contain any intra-insured exclusions as between insured persons or
POS 1050 Golden Alaska Seafoods LLC    13

organizations. The policy shall contain a minimum $250,000 sub-limit that covers damage
to premises rented or leased to Tenant, including fire damage. This limit shall be identified
on the Certificate of Insurance. 
13.1.2. Other Insurance. Tenant shall further obtain and keep in force such
other and further insurance as Landlord may from time to time reasonably request for the
protection by insurance of its interest in the premises. 
13.1.3. Limits. The limits of insurance specified in this Section shall be subject
to periodic adjustment to reflect changes in insuring practices for similar properties in the
same geographic area and changes in insurance products. 
13.2.  Insurance Policies. 
13.2.1. Insurance Companies. Insurance required hereunder  shall be in
companies duly licensed to transact business in the State of Washington, and maintaining
during the policy term a General Policyholders Rating of 'A-' or better and a financial rating
of 'IX' or better, as set forth in the most current issue of "Best's Insurance Guide." 
13.2.2. Deductibles. Tenant is fully responsible for all insurance deductibles
and self-insured retentions. All insurance to be carried by Tenant shall be primary to and not
contributory with any similar insurance carried by Landlord, whose insurance shall be
considered excess insurance only. No insurance required herein shall contain a deductible
or self-insured retention in excess of $100,000 without the prior written consent of
Landlord. 
13.2.3. Termination; Renewal. No policy of insuranc e required under this
Lease shall be cancelable or subject to non-renewal or modification except after forty five
(45) days prior written notice to Landlord except after 10 days prior written notice to Port in
the case of non-payment of premium by Tenant.  Tenant shall at least forty five (45) days
prior to the expiration of such policies, furnish Landlord with evidence of renewals including
additional insured endorsements and certificates of insurance evidencing renewal. 
13.2.4. Evidence of Insurance. Tenant  shall deliver, or cause to be delivered,
to Landlord, certificates of insurance, additional insured endorsements,  and any other
documentation or endorsement that provides evidence of the existence and amounts of
such insurance, the inclusion of Landlord as an insured as required by this Lease, and the
amounts of all deductibles and/or self insured retentions. Upon written request by
Landlord, Tenant shall deliver or cause to be delivered to Landlord, certified copies of the
policies of insurance that Tenant has purchased in order for Landlord to verify insurance
coverage, limits, and endorsements or view any exclusions to the Tenant's insurance
policies. 
13.2.5. No Limitation of Liability. The limits of insurance required by this
Lease or as carried by Tenant shall not limit the liability of Tenant nor relieve Tenant of any
obligation hereunder. 
13.3.  Waiver of Subrogation. Without affecting any other rights or remedies,
Tenant (for itself and on behalf of anyone claiming through or under it by way of subrogation
or otherwise) hereby waives any rights it may have against Landlord, its officers, agents and
employees (whether in contract or in tort) on account of any loss or damage occasioned to
Tenant arising out of or incident to the perils required to be insured against under this Lease.
Accordingly, Tenant shall cause each insurance policy required by this Section 13 to further
contain a waiver of subrogation clause. The effect of such release and waiver of the right to
recover damages shall not be limited by the amount of insurance carried or required, or by
any deductibles applicable thereto. 
13.4. Increase in Port's Cost of Insurance. Tenant shall not use the Premises in such
a manner as to increase the existing rates of insurance applicable to the buildings or

POS 1050 Golden Alaska Seafoods LLC    14

structures of which the Premises are a part. If it nevertheless does so, then, at the option of
Landlord, the full amount of any resulting increase in premiums paid by Landlord with
respect to the buildings or structures of which the Premises are a part, and to the extent
allocable to the term of this Lease, may be added to the amount of Rent and shall be paid by
Tenant to Landlord upon the monthly rental day next thereafter occurring. 
14.   DAMAGE OR DESTRUCTION 
14.1.  Damage and Repair. If the Building is damaged by fire or any other cause to
such extent that the cost of restoration, as reasonably estimated by Landlord, will equal or
exceed thirty percent (30%) of the replacement value of the Building (exclusive of
foundations) just prior to the occurrence of the damage, or if insurance proceeds sufficient
for restoration are for any reason unavailable, or if the Building cannot be fully restored
within 365 days of the casualty event, then Landlord may no later than sixty (60) days
following the damage, give Tenant a notice of election to terminate this Lease. In the event
of such election, this Lease shall be deemed to terminate on the third day after the giving of
said notice, and Tenant shall surrender possession of the Premises within a reasonable time
thereafter, and the Rent and Additional Rent shall be apportioned as of the date of said
surrender and any Rent and Additional Rent paid for any period beyond such date shall be
repaid to Tenant. If the cost of restoration as estimated by Landlord shall amount to less
than thirty percent (30%) of said replacement value of the Building, the Building can be fully
restored within 365 days of the date of the casualty event, and insurance proceeds plus
Landlord's deductibles and retention are sufficient for restoration, Landlord shall restore the
Building and the Premises to the extent of the improvements to the Premises originally
provided by Landlord or if Landlord does not elect to terminate this Lease with reasonable
promptness, subject to delays beyond Landlord's control and delays in the making of
insurance adjustments by Landlord, and Tenant shall have no right to terminate this Lease
except as herein provided. To the extent that the Premises are rendered untenantable, the
Rent and Additional Rent shall proportionately abate, except to the extent that such damage
resulted from or was contributed to, directly or indirectly, by the act, fault or neglect of
Tenant, Tenant's officers, contractors, agents, employees, clients, customers, or licensees, in
which event Rent and Additional Rent shall abate only to the extent Landlord receives
proceeds from any rental income insurance policy to compensate Landlord for such loss. No
damages, compensation or claim shall be payable by Landlord for inconvenience, loss of
business or annoyance arising from any repair or restoration of any portion of the Premises
or of the Building. Landlord shall use all reasonable efforts to affect such repairs promptly. 
14.2.  Destruction During Last Year of Term. In case th e Building is substantially
destroyed by fire or other cause at any time during the last twelve months of the Term of
this Lease or during the last twelve months of any extension thereof, either Landlord or
Tenant may terminate this Lease upon written notice to the other party given within sixty
(60) days of the date of such destruction. 
14.3.  Tenant Improvements. Landlord will not carry insurance of any kind on any
Tenant Improvements, Alterations or Changes paid for by Tenant or on Tenant's furniture or
furnishings or on any fixtures, equipment, improvements or appurtenances of Tenant under
this Lease and Landlord shall not be obligated to repair any damage thereto or replace the
same. 
15.   ASSIGNMENT AND SUBLETTING 
15.1.  Prohibition. Tenant shall not, in whole or in part, assign, sublet, license or
permit occupancy by any party other than Tenant of all or any part of the Premises, without
the prior written consent of Landlord in each instance. Tenant shall at the time theTenant 
requests the consent of Landlord, deliver to Landlord such information in writing as Landlord 
may reasonably require respecting the proposed assignee, subtenant or licensee including,
without limitation, the name, address, nature of business, ownership, financial responsibility
and standing of such proposed assignee, subtenant or licensee. Within ten (10) business
days after receipt of all required information, Landlord shall, in its sole discretion, elect one
POS 1050 Golden Alaska Seafoods LLC    15

of the following: (a) to consent to such proposed assignment, sublease or license or (b) to
refuse such consent. 
15.1.1. As a condition for Landlord's consent to any assignment, encumbrance
or sublease, Landlord may require that the assignee, sublessee or licensee remit directly to
Landlord on a monthly basis, all monies due to Tenant by said assignee, sublessee or licensee
(except with respect to excess rentals otherwise due Tenant pursuant to Section 15.2). In
addition, a condition to Landlord's consent to any assignment, sublease or license of this
Lease or the Premises shall be the delivery to Landlord of a true copy of the fully executed
instrument of assignment, sublease or license and an agreement executed by the assignee,
sublessee or licensee in form and substance satisfactory to Landlord  and expressly
enforceable by Landlord, whereby the assignee, sublessee or licensee assumes and agrees to
be bound by the terms and provisions of this Lease and perform all the obligations of Tenant 
hereunder. 
15.1.2. In the event of any assignment, Tenant and each respective assignor,
waives notice of default by the tenant in possession in the payment and performance of the
Rent, covenants and conditions of this Lease and consents that Landlord may in each and
every instance deal with the tenant in possession, grant extensions of time, waive
performance of any of the terms, covenants and conditions of this Lease and modify the
same, and in general deal with the tenant then in possession without notice to or consent of
any assignor, including Tenant; and any and all extensions of time, indulgences, dealings,
modifications or waivers shall be deemed to be made with the consent of Tenant and of
each respective assignor. 
15.1.3. Tenant agrees that any sublease or license will contain a provision in
substance that if there be any termination whatsoever of this Lease then the subtenant or
licensee, at the request of Landlord, will attorn to Landlord and the sublessee or licensee, if
Landlord so requests, shall continue in effect with Landlord, but Landlord shall be bound to
the subtenant or licensee in such circumstances only by privity of estate. Nothing herein
shall be deemed to require Landlord to accept such attornment. 
15.1.4. No assignment, subletting or license by Tenant shall relieve Tenant of
any obligation under this Lease, including Tenant's obligation to pay Rent or any other sum
hereunder. Any purported assignment, subletting or license contrary to the provisions
hereof without consent shall be void. The consent by Landlord to any assignment or
subletting shall not constitute a waiver of the necessity for such consent to any subsequent
assignment or subletting. 
15.1.5. Tenant shall reimburse Landlord in the sum of Five Hundred Dollars
($500.00) plus any reasonable professionals' feesand expenses incurred by Landlord in
connection with any request by Tenant for consent to an assignment, subletting or license. 
15.2.  Excess Rental. If in connection with any assignment, sublease or license,
Tenant receives rent or other monetary consideration, either initially or over the term of the
assignment or sublease, in excess of the Rent called for hereunder, or in case of the sublease
of a portion of the Premises, in excess of such Rent fairly allocable to such portion, after
appropriate adjustments to assure that all other payments called for hereunder and out-ofpocket
expenditures, operating costs or concessions incurred by Tenant in connection with
such assignment, sublease or license, are appropriately taken into account, Tenant shall pay
to Landlord, as Additional Rent hereunder, seventy-five percent (75%) of the excess of each
such payment of rent or other consideration received by Tenant after its receipt. 
15.3.  Scope. The prohibition against assigning or subletting contained in this
Section 15 shall be construed to include a prohibition against any assignment or subletting
by operation of law. Furthermore, for purposes of this Section 15, any sale, transfer or other
disposition in the aggregate of fifty percent (50%) or more of the equity ownership in Tenant 
(i.e. stock with respect to tenant corporation, partnership interests with respect to a tenant
partnership, etc.) shall be deemed an assignment.  If this Lease be assigned, or if the
POS 1050 Golden Alaska Seafoods LLC    16

underlying beneficial interest of Tenant is transferred, or if the Premises or any part thereof
be sublet or occupied by anybody other than Tenant, Landlord may collect Rent from the
assignee, subtenant or occupant and apply the net amount collected to the Rent herein
reserved and apportion any excess Rent so collected in accordance with the terms of Section 
15.2, but no such assignment, subletting, occupancy or collection shall be deemed a waiver
of this covenant, or the acceptance of the assignee, subtenant or occupant as tenant, or a
release of Tenant from the further performance by Tenant of covenants on the part of
Tenant herein contained. No assignment or subletting shall affect the continuing primary
liability of Tenant (which, following assignment, shall be joint and several with the assignee),
and Tenant shall not be released from performing any of the terms, covenants and
conditions of this Lease. 
16.   DEFAULTS AND REMEDIES 
16.1.  Defaults.  The occurrence of any one or more of the following events
constitutes a default of this Lease by Tenant with or without notice from the Landlord: 
16.1.1. The vacating or abandonment of the Premises by Tenant. 
16.1.2. The failure by Tenant to make any payment of Rent, or any other
payment required by this Lease, when due. 
16.1.3. The failure by Tenant to observe or perform any covenant, condition,
or agreement to be observed or performed by Tenant in this Lease. 
16.1.4. The discovery by the Landlord that any financial or background
statement provided to the Landlord by Tenant, Guarantor, or any successor, grantee, or
assign of Tenant or Guarantor, was materially false. 
16.1.5. The filing by Tenant of a petition in bankruptcy, Tenant being
adjudged bankrupt or insolvent by any court, a receiver of the property of Tenant being
appointed in any proceeding brought by or against Tenant, Tenant making an assignment for
the benefit of creditors, or any proceeding being commenced to foreclose any mortgage or
other lien on Tenant's interest in the Premises or on any personal property kept or
maintained on the Premises by Tenant, which proceeding is not dismissed within ten (10)
days of its having been filed. 
16.2.  Remedies. 
16.2.1. Whenever any default (other than a default undersubsection 16.1.5) 
above, upon which termination of this Lease shall, at the Landlord's option, be effective
immediately without further notice) continues unremedied in whole or in part for thirty (30)
days after written notice is provided by the Landlord to Tenant (or for ten (10) days after
written notice in the case of default for failure to pay any rent, or other required payment
when due) and Tenant has failed to diligently work to remedy or cure the default during
such time, this Lease and all of Tenant's rights under it will automatically terminate if the
written notice of default so provides. Upon termination, the Landlord may reenter the
Premises using such force as may be necessary and remove all persons and property from
the Premises. The Landlord will be entitled to recover from Tenant all unpaid Rent or other
payments and damages incurred because of Tenant's default including, but not limited to,
the costs of re-letting, including tenant improvements, necessary renovations or repairs,
advertising, leasing commissions, and attorney's fees and costs ("Termination Damages"),
together with interest on all Termination Damages at the rate of 18% per annum, or the
maximum rate permitted by applicable law, whichever is less, from the date such
Termination Damages are incurred by the Landlord until paid. 
16.2.2. In addition to Termination Damages, and notwithstanding termination
and reentry, Tenant's liability for all Rent or other charges which, but for terminationof the
Lease, would have become due over the remainder of the Lease Term or any extension

POS 1050 Golden Alaska Seafoods LLC    17

thereof ("Future Charges") will not be extinguished and Tenant agrees that the Landlord will
be entitled, upon termination for default, to collect as additional damages, a Rental
Deficiency. "Rental Deficiency" means, at the Landlord's election, either: 
16.2.2.1.     An amount equal to Future Charges, less the amount of
actual rent, if any, which the Landlord receives during the remainder of the Lease
term from others to whom the Premises may be rented, in which case such Rental
Deficiency will be computed and payable at the Landlord's option either: 
16.2.2.1.1.   In an accelerated lump-sum payment if the
Premises have been relet for the entire remaining Term of this Lease; or 
16.2.2.1.2.   In monthly installments, in advance, on the first
day of each calendar month following termination of the Lease and continuing until
the date on which the Lease would have expired but for such termination, and any
suit or action brought to collect any portion of Rental Deficiency attributable to any
particular month or months, shall not in any manner prejudice the Landlord's right to
collect any portion of Rental Deficiency by a similar proceeding; or 
16.2.2.2.     An amount equal to Future Charges less the aggregate
fair rental value of the Premises over the remaining term of the Lease, reduced to
present worth. In this case, the Rental Deficiency must be paid to the Landlord in
one lump sum, on demand, and will bear interest at a rate of 18% per annum, or the
maximum rate permitted by applicable law, whichever is less, until paid. For
purposes of this subsection, "present worth" is computed by applying a discount rate
equal to one percentage point above the discount rate then in effect at the Federal
Reserve Bank in, or closest to, Seattle, Washington. 
16.2.3. If this Lease is terminated for default as provided in this Lease, the
Landlord shall use reasonable efforts to re-let the Premises in whole or in part, alone or
together with other premises, for such term or terms (which may be greater or less than the
period which otherwise would have constituted the balance of the term of the Lease), for
such use or uses and, otherwise on such terms and conditions as the Landlord, in its sole
discretion, may determine, but the Landlord will not be liable for, nor will Tenant's
obligations under this Lease be diminished by reason for any failure by the Landlord to re-let
the Premises (unless due to failure to use reasonable efforts to do so) or any failures by the
Landlord to collect any rent due upon such re-letting. 
16.2.4. If upon any reentry permitted under this Lease, there remains any
personal property upon the Premises, the Landlord, in its sole discretion, may remove and
store the personal property for the account and at the expense of Tenant. In the event the
Landlord chooses to remove and store such property, it shall take reasonable steps to notify
Tenant of the Landlord's action. All risks associated with removal and storage shall be
Tenant's responsibility. Tenant shall reimburse the Landlord for allexpenses incurred in
connection with removal and storage as a condition to regaining possession of the personal
property. The Landlord has the right to sell any property which has been stored for a period
of 30 days or more, unless Tenant has tendered reimbursement to the Landlord for all
expenses incurred in removal and storage. The proceeds of sale will be applied first to the
costs of sale (including reasonable attorneys' fees), second to the payment of storage
charges, and third to the payment of any other amounts which may then be due and owing
from Tenant to the Landlord. The balance of sale proceeds, if any, will then be paid to
Tenant. 
16.2.5. The Landlord's action pursuant to this remedies section shall not be
construed to limit the Landlord in the exercise of any other additional right or remedy which
may be available to the Landlord, at law or in equity, by reason of Tenant's default. 


POS 1050 Golden Alaska Seafoods LLC    18

17.   TERMINATION OTHER THAN FOR DEFAULT 
17.1.  Condemnation. 
17.1.1. Total Taking. In the case of a taking by eminent domain of either a ll of
the Premises or such portion of either the Premises or the Building as shall, in Landlord's
sole judgment, be required for reasonable use of the Premises, this Lease shall terminate as
of the date of such taking. If Tenant is not in default under any of the provisions of this
Lease on said date, any Rent prepaid by Tenant shall, to the extent allocable to any period
subsequent to the effective date of the termination, be promptly refunded to Tenant. 
17.1.2. Partial Taking. In the case of a taking of portion of the Premises or any
buildings or structures of which the Premises are a part as shall not, in Landlord's sole
judgment, be required for reasonable use of the Premises, this Lease shall continue in full
force and effect, and the Base Rent shall, as of the date of such taking, be equitably reduced
based on the proportion by which the Premises (but not the buildings or structures of which
the Premises are a part) is reduced. 
17.1.3. Damages. Landlord reserves all right to the entire damage award or
payment for taking by eminent domain, and Tenant waives all claim whatsoever against
Landlord and/or the authority exercising eminent domain for damages for termination of its
leasehold or for interference with its business. Landlord and Tenant further agree that all
decisions regarding how the eminent domain proceeding should be handled shall be made in
the sole discretion of Landlord (specifically including any response to a motion for order
adjudicating public use and necessity or and request for immediate possession), and Tenant 
shall take no actions or steps which interfere with Landlord's ability to control the handling
of the eminent domain proceeding. Notwithstanding the foregoing, nothing in this Section
shall be considered to be a waiver or assignment by Tenant of any right to relocation
assistance payments or relocation advisory services which may be available in connection
with the eminent domain proceeding. 
17.1.4. Eminent Domain. The term "eminent domain" as used in this Section
17.1 shall including taking or damaging of property by, through or under any governmental
or quasi-governmental authority and the purchase or acquisition in lieu thereof. 
17.2.  Court Decree. In the event that any court having jurisdiction in the matter
shall render a decision which has become final and which will prevent the performance by
Landlord of any of its obligations under this Lease, then either party hereto may terminate
this Lease by written notice, and all rights and obligations hereunder (with the exception of
any undischarged rights and obligations that accrued prior to the effective date of
termination) shall thereupon terminate.  If Tenant is not in default under any of the
provisions of this Lease on the effective date of such termination, any Rent prepaid by
Tenant shall, to the extent allocable to any period subsequent to the effective date of the
termination, be promptly refunded to Tenant. Tenant is not entitled to any compensation at
termination for the bargain value of the leasehold. 
18.   PRIORITY 
18.1.  Subordination. Tenant agrees that this Lease shall be subordinate to any first
mortgage or deed of trust now existing or hereafter placed upon the Premises or the
Building created by or at the instance of Landlord and to any and all advances to be made
thereunder and to interest thereon and all renewals, replacements, or extensions thereof
("Landlord's Mortgage"). Upon demand by Landlord or the holder of any Landlord's
Mortgage ("Holder"), Tenant shall execute and deliver subordination and attornment
agreements in form and substance satisfactory to such Holder. Tenant shall not be obligated
to execute any agreement in favor of Holder to confirm the subordination of this Lease
unless such agreement contains non-disturbance provisions reasonably acceptable to
Tenant. Notwithstanding the foregoing, upon demand of such Holder, such Landlord's
Mortgage shall be subordinate to this Lease; provided, however, that in such event,
POS 1050 Golden Alaska Seafoods LLC    19

notwithstanding such subordination, such Landlord's Mortgage shall be superior to this
Lease with respect to (i) the right, claim and lien of the Landlord's Mortgage in, to and upon
any award or other compensation for any taking by eminent domain of any part of the
Premises or the Building and the right of disposition thereof in accordance with the
provisions of the Landlord's Mortgage; and upon any proceeds payable under any policies of
fire and rental insurance upon the Premises or the Building and to the right of disposition
thereof in accordance with the terms of the Landlord's Mortgage; (ii) any lien,right or
judgment which may have arisen at any time under the terms of the Lease; and (iii) such
other matters as may be specifically reserved by the Holder of such Landlord's Mortgage in
writing in connection with such subordination. 
18.2.  Attornment. Upon  Holders' request Tenant shall attorn to the Holder of any
Landlord's Mortgage or any person or persons purchasing or otherwise acquiring the
Building or Premises at any sale or other proceeding under any Landlord's Mortgage. Tenant
shall properly execute, acknowledge and deliver instruments which the Holder of any
Landlord's Mortgage may reasonably require to effectuate the provisions of this Section. 
18.3.  Estoppel Certificates. Tenant shall, from time to time, upon written request
of Landlord, execute, acknowledge and deliver to Landlord or its designee a written
statement prepared by Landlord stating: The date this Lease was executed and the date it
expires; the date the term commenced and the date Tenant accepted the Premises; the
amount of the current minimum monthly Rent and the date to which such Rent has been
paid; and certifying to the extent true: That this Lease is in full force and effect and has not
been assigned, modified, supplemented or amended in any way (or specifying the date and
terms of agreement so affecting this Lease); that this Lease represents the entire agreement
between the parties as to this leasing; that all conditions under this Lease to be performed
by Landlord have been satisfied; that all required contributions by Landlord to Tenant on
account of Tenant's improvements have been received; that on this date there are no
existing claims, defenses or offsets which Tenant has against the enforcement of this Lease
by Landlord; that the security deposit is as stated in the Lease; and such other matters
concerning the status of the Lease as Landlord may reasonably request. It is intended that
any such statement delivered pursuant to this Section may be relied upon by a prospective
purchaser of Landlord's interest or the holder of any mortgage upon Landlord's interest in
the Building. If Tenant shall fail to respond within fourteen (14) days of receipt by Tenant of
a written request by Landlord as herein provided, Tenant shall be deemed to have given
such certificate as above provided without modification and shall be deemed to have
admitted the accuracy of any information supplied by Landlord to a prospective purchaser or
mortgagee and that this Lease is in full force and effect, that there are no uncured defaults
in Landlord's performance,that the security deposit is as stated in the Lease, and that not
more than one month's Rent has been paid in advance. 
19.   ACCESS AND EASEMENTS. 
19.1.  Access to Premises. Landlord may at any time enter upon the Premises, or
any part thereof, for the purpose of ascertaining the condition of the Premises or whether
Tenant is observing and performing the obligations assumed by it under this Lease, all
without hindrance or molestation from the Tenant. Landlord shall also have the right to
enter upon the Premises for the purpose of cleaning, repairing, altering or improving the
Premises or the Building. The above -mentioned rights of entry shall be exercisable upon
request made on reasonable advance notice to Tenant (except that no notice shall be
required in the event of an emergency) or an authorized employee of Tenant at the
Premises, which notice may be given orally. Landlord shall have the right to show the
Premises at all reasonable times during business hours of Tenant to any prospective
purchasers, tenants or mortgagees of the same. 
19.2.  Easements. The Parties recognize that Landlord facilities are continuously
being modified to improve the utilities, services and premises used and provided by
Landlord.  Landlord  and its authorized utility service providers are hereby granted a

POS 1050 Golden Alaska Seafoods LLC    20

continuous easement or easements that Landlord believes is necessary within the Premises
of Tenant, without any additional cost to Landlord for the purposes expressed hereinabove.
Landlord, its authorized utility service provider, and their respective agents, shall have the
right to enter the Premises of Tenant, and to cross over, construct, move, reconstruct,
rearrange, alter, maintain, repair and operate the water lines, drainage lines, the electrical
service, and all other services and facilities required by Landlord for its use or that of its
other tenants.  Provided, however, that Landlord  by virtue of such use, does not
substantially deprive Tenant from its beneficial use or occupancy of its leased area for an
unreasonable period of time, not to exceed thirty (30) working days, without consent of
Tenant. 
20.   NON-WAIVER; RIGHT TO PERFORM 
20.1.  Receipt of Monies Following Termination. No receipt of monies by Landlord 
from Tenant after the termination or cancellation of this Lease in any lawful manner shall
(i) reinstate, continue or extend the term of this Lease; (ii) affect any notice theretofore
given to Tenant; (iii) operate as a waiver of the rights of Landlord to enforce the payment of
any Rent and fees then due or thereafter falling due; or (iv) operate as a waiver of the right
of Landlord to recover possession of the Premises by proper suit, action, proceeding or
remedy; it being agreed that after the service of notice to terminate or cancel this Lease, or
after the commencement of suit, action or summary proceedings, or any other remedy, or
after a final order or judgment for the possession of the Premises, Landlord may demand,
receive and collect any monies due, or thereafter falling due, without in any manner
affecting such notice, proceeding, suit, action or judgment; and any and all such monies
collected shall be deemed to be payments on account of the use and occupation and/or
Tenant's liability hereunder. 
20.2.  No Waiver of Breach. The failure of Landlord to insist in any one or more
instances, upon a strict performance of any of the covenants of this Lease, or to exercise any
option herein contained, shall not be construed as a waiver of or relinquishment for the
future of the performance of such covenant, or the right to exercise such option, but the
same shall continue and remain in full force and effect. The receipt by Landlord of the Rent
or fees, with knowledge of the breach of any covenant hereof, shall not be deemed a waiver
of such breach, and no waiver by Landlord of any provision hereof shall be deemed to have
been made unless expressed in writing and signed by Landlord. The consent or approval of
Landlord to or of any act by Tenant requiring Landlord's consent or approval shall not be
deemed to waive or render unnecessary Landlord's consent or approval to or of any
subsequent similar acts by Tenant.
20.3.  No Waiver of Rent. The receipt by Landlord of any installment of Rent or of
any amount shall not be a waiver of any Rent or other amount then due. 
20.4.  Application of Payments. Landlord shall have the right to apply any payments
made by Tenant to the satisfaction of any debt or obligation of Tenant to Landlord, in
Landlord's sole discretion and regardless of the instructions of Tenant as to application of
any such sum, whether such instructions be endorsed upon Tenant's check or otherwise,
unless otherwise agreed upon by both parties in writing. The acceptance by Landlord of a
check or checks drawn by others than Tenant shall in no way affect Tenant's liability
hereunder nor shall it be deemed an approval of any assignment of this Lease or subletting
by Tenant.
20.5. Port's Right to Perform. Upon Tenant's failure to perform any obligation or
make any payment required of Tenant hereunder, Landlord shall have the right (but not the
obligation) to perform such obligation of Tenant on behalf of Tenant and/or to make
payment on behalf of Tenant to such parties. Tenant shall reimburse Landlord the
reasonable cost of Landlord's performing such obligation on Tenant's behalf, including
reimbursement of any amounts that may be expended by Landlord, plus interest at the
Default Rate. 

POS 1050 Golden Alaska Seafoods LLC    21

21.   SURRENDER AND HOLDING OVER 
21.1.  Surrender. At the expiration or sooner termination of this Lease, Tenant shall
promptly: (i) surrender possession of the Premises to Landlord in the same condition in
which received (or, if altered, then the Premises shall be returned in such altered condition
unless otherwise directed), reasonable wear and tear excepted, and (ii) deliver to Landlord 
all keys that it may have to any and all parts of the Premises.  If the Premises are not
surrendered as provided in this Section, Tenant shall indemnify and hold Landlord harmless
against loss or liability resulting from the delay by Tenant in so surrendering the Premises,
including, without limitation, any claims made by any succeeding occupant founded on such
delay. 
21.2.  Holding Over. If Tenant, with the consent of Landlord, holds over after the
expiration or sooner termination of this Lease, the resulting tenancy will, unless otherwise
mutually agreed, be for an indefinite period of time on a month-to-month basis. During such 
month-to-month tenancy, Tenant shall pay to Landlord the greater of (a) the then quoted
rates for similar space in the Building or (b) one hundred fifty percent (150%) of the Rent in
effect upon the date of such expiration as stated herein. Tenant will continue to be bound
by all of the additional provisions of this Lease insofar as they may be pertinent. 
21.3.  For Rent Signs. Landlord shall have the right to place and maintain "For Rent"
signs in conspicuous places on the Premises for one hundred eighty (180) days prior to the
expiration or sooner termination of this Lease. 
22.   ENVIRONMENTAL STANDARDS. 
22.1.  Release of Hazardous Materials. Tenant shall not use, store, or dispose of or
otherwise allow the release of any hazardous waste or materials in, on or under the
Premises, the Building, or any adjacent property, or in any improvements placed on the
Premises, except in small amounts as ordinarily and customarily used for general office
purposes, and then only strictly in accordance with all applicable laws, rules, regulations and
ordinances. Tenant represents and warrants to Landlord that Tenant's intended use of the
Premises does not involve the use, production, disposal or bringing on to the Premises of any
hazardous waste or materials, except in small amounts as ordinarily and customarily used for
general office purposes, and then only strictly in accordance with all applicable laws, rules,
regulations and ordinances. As used in this Section, the term "hazardous waste or
materials" includes any substance, waste or materialdefined or designated as hazardous,
toxic or dangerous (or any similar term) pursuant to any statute, regulation, rule or
ordinance now or hereafter in effect. Tenant shall promptly comply with all such statutes,
regulations, rules and ordinances, and if Tenant fails to so comply Landlord may, after
reasonable prior notice to Tenant (except in case of emergency) effect such compliance on
behalf of Tenant. Tenant shall immediately reimburse Landlord for all costs incurred in
effecting such compliance. 
22.2.  Indemnity. Tenant agrees to indemnify and hold harmless Landlord against
any and all losses, liabilities, suits, obligations, fines, damages, judgments, penalties, claims,
charges, cleanup costs, remedial actions, costs and expenses (including, without limitation,
consultant fees, attorneys' fees and disbursements) which may be imposed on, incurred or
paid by Landlord, or asserted in connection with (i) any misrepresentation, breach of
warranty or other default by Tenant under this Lease, or (ii) the acts or omissions of Tenant,
or any subtenant or other person for whom Tenant would otherwise be liable, resulting in
the release of any hazardous waste or materials. 
23.   MISCELLANEOUS 
23.1.  Notice. All notices hereunder shall be in writing and shall be delivered
personally, by certified or registered mail, by facsimile or by recognized overnight courier
addressed as provided in Section 1.4 or to such other respective addresses as either party
hereto may hereafter from time to time designate in writing. Notices shall be deemed
POS 1050 Golden Alaska Seafoods LLC    22

delivered (i) when personally delivered; (ii) on the third day after mailing when sent by
certified or registered mail and the postmark affixed by the United States Postal Service shall
be conclusive evidence of the date of mailing; (iii) on the date transmitted by facsimile, if the
facsimile is confirmed received; or (iv) on the first business day after deposit with a
recognized overnight courier if deposited in time to permit overnight delivery by such
courier as determined by its posted cutoff times for receipt of items for overnight delivery to
the recipient. Payments may be made in the manner provided for notice or may be
delivered by regular mail (postage prepaid); provided, payments made by regular mail
(postage prepaid) shall be deemed delivered when actually received by Landlord. 
23.2.  Brokers. Landlord and Tenant each warrant to the other that it has had no
discussions, negotiations and/or other dealings with any real estate broker or agent other
than  Kidder Mathews and Segner, Inc. and Flinn Ferguson Corporate Real Estate in
connection with the negotiation of this Lease, and that it knows of no other real estate
broker or agent who is or may be entitled to any commission or finder's fee in connection
with this Lease.Landlord and Tenant each agree to indemnify and hold the other harmless
from and against any and all claims, demands, losses, liabilities, lawsuits, judgments, costs
and expenses (including without limitation, attorneys' fees and costs) with respect to any
leasing commission or equivalent compensation alleged to be owing on account of such
party's discussions, negotiations and/or dealings with any real estate broker or agent other
than Broker(s). This Section is not intended to benefit any third parties and shall not be
deemed to give any rights to brokers or finders. No commission(s) or finders fee(s) shall be
paid to Tenant, employee(s) of Tenant or any unlicensed representative of Tenant. The
Landlord has engaged Kidder Mathews and Segner Inc, who represented Landlord in the
Lease.  Landlord shall be solely responsible for the payment of $10,700.50 to Kidder
Mathews and Segner Inc. and $20,015.00 to Flinn Ferguson in connection with the
negotiation and/or execution of this Lease. 
23.3.  Building Directory. Landlord shall maintain in the lobby of Building a directory
which shall include the name of Tenant and any other names reasonably requested by
Tenant in proportion to the number of listings given to comparable tenants of the Building. 
23.4.  Building Name. The Building shall be known by such name as Landlord may
designate from time to time. 
23.5.  Consent. Whenever Landlord's prior consent or approval is required by this
Lease, the same shall not be unreasonably delayed but may, unless otherwise specifically
provided by this Lease, be granted or denied in Landlord's sole and absolute discretion. 
23.6.  Wireless Devices.  Tenant  shall not install any wireless devices and/or
transmitters on or about the Premises without the prior written consent of Landlord and
subject to any and all conditions in such consent. Tenant specifically grants to Landlord the
power to regulate and control the use of unlicensed frequency bands (including, but not
limited to, FCC Part 15 Subpart C, FCC Part 15 Subpart D (both asynchronous and
Isochronous), IEEE 802.11 and BlueTooth (ISM), and FCC UNII 1 and UNII 2 (IEEE 802.11a)) on
or about the Premises. 
23.7.  Relationship to Landlord and Tenant. Nothing contained herein shall be
deemed or construed as creating the relationship of principal and agent, partnership, or joint
venture partners, and no provision contained in this Lease nor any acts of Tenant and
Landlord shall be deemed to create any relationship other than that of Tenant and Landlord. 
23.8.  Authority.  If Tenant is a corporation, limited liability company, limit 
partnership or limited or general partnership, each individual executing this Lease on behalf
of Tenant represents and warrants that he or she is duly authorized to execute and deliver
this Lease on behalf of Tenant, in accordance with a duly adopted resolution or consents of
all appropriate persons or entities required therefore and in accordance with the formation
documents of Tenant, and that this Lease is binding upon Tenant in accordance with its
terms. At Landlord's request, Tenant shall, prior to execution of this Lease, deliver to
POS 1050 Golden Alaska Seafoods LLC    23

Landlord a copy of a resolution or consent, certified by an appropriate officer, partner or
manager of Tenant authorizing or ratifying the execution of this Lease. 
23.9. Landlord's Liability. Anything in this Lease to the contrary notwithstanding,
covenants, undertakings and agreements herein made on the part of Landlord are made and
intended not as personal covenants, undertakings and agreements for the purpose of
binding Landlord's representatives and agents personally, but are made and intended for the
purpose of binding only the Landlord and the Landlord's interest inthe Premises and
Building, as the same may from time to time be encumbered. No personal liability or
personal responsibility is assumed by, nor shall at any time be asserted or enforceable
against Landlord, or its legal representatives, successors, and assigns on account of the Lease
or on account of any covenant, undertaking or agreement of Landlord in this Lease
contained. 
23.10. Transfer of Landlord's Interest. In the event of any transfers of Landlord's
interest in the Premises or in the Building, other than a transfer for security purposes only,
Landlord or any transferor of Landlord's interest ("Transferor") shall be automatically
relieved of any and all obligations and liabilities on the part of Landlord accruing from and
after the date of such transfer and such transferee shall have no obligation or liability with
respect to any matter occurring or arising prior to the date of such transfer. Tenant agrees
to promptly attorn to the transferee. In the event of any transfer, Landlord shall transfer the
Security Deposit to the transferee, if applicable. 
23.11. Time. Time is of the essence of each and every one of Tenant's obligations,
responsibilities and covenants under this Lease. 
23.12. Recording. Tenant shall not record this Lease or any memorandum thereof
without Landlord's prior written consent. 
23.13. Promotion of Port Commerce. Tenant agrees that throughout the term of this
Lease it will, insofar as practicable, promote and aid the movement of passengers and freight
through facilities within the territorial limits of Landlord. Tenant further agrees that all
incoming shipments of commodities that it may be able to control or direct shall be made
through facilities within the territorial limits of Landlord if there will be no resulting cost or
time disadvantage to Tenant. 
23.14. Nondiscrimination  Services. 
23.14.1.     Tenant agrees that it will not discriminate by segregation or
otherwise against any person or persons because of race, gender, age, creed, color, national
origin or sexual orientation in furnishing, or by refusing to furnish to such person or persons,
the use of the facility herein provided, including any and all services, privileges,
accommodations, and activities provided thereby. 
23.14.2.     It is agreed that Tenant's noncompliance with the provisions of
this clause shall constitute a material breach of this Lease.  In the event of such
noncompliance, Landlord  may take appropriate action to enforce compliance, may
terminate this Lease, or may pursue such other remedies as may be provided by law. 
23.15. Nondiscrimination  Employment. Tenant covenants and agrees that in all
matters pertaining to the performance of this Lease, Tenant shall at all times conduct its
business in a manner which assures fair, equal and nondiscriminatory treatment of all
persons without respect to race, gender, age, color, creed, national origin or sexual
orientation and, in particular: 
23.15.1.     Tenant will maintain open hiring and employment practices
and will welcome applications for employment in all positions from qualified individuals who
are member of racial or other minorities, and 

POS 1050 Golden Alaska Seafoods LLC    24

23.15.2.     Tenant will comply strictly with all requirements of applicable
federal, state and local laws or regulations issued pursuant thereto relating to the
establishment of nondiscriminatory requirements in hiring and employment practices and
assuring the service of all patrons or customers without discrimination as to any person's
race, sex, age, creed, color or national origin. 
23.16. Labor Unrest. Tenant agrees to join with Landlord and use its best efforts in
avoiding labor unrest, or in the event of a wildcat strike or other labor difficulty, to use its
good offices in negotiating and bringing to a swift and satisfactory conclusion any kind of
labor dispute that may affect the interests of Landlord. 
23.17. Joint and Several Liability. Each and every party who signs this Lease, other
than in a representative capacity, as Tenant, shall be jointly and severally liable hereunder.
It is understood and agreed that for convenience the word "Tenant" and verbs and pronouns
in the singular number and neuter gender are uniformly used throughout this Lease,
regardless of the number, gender or fact of incorporation of the party who is, or of the
parties who are, the actual lessee or lessees under this agreement. 
23.18. Captions. The captions in this Lease are for convenience only and do not in
any way limit or amplify the provisions of this Lease. 
23.19. Governing Law; Venue. This Lease shall be construed under the laws of
Washington. Exclusive jurisdiction and venue for any action relating hereto shall be in the
state or federal courts located in King County, Washington. 
23.20. Attorneys' Fees. In the event that either party shall be required to bring any
action to enforce any of the provisions of this Lease, or shall be required to defend any
action brought by the other party with respect to this Lease, and in the further event that
one party shall substantially prevail in such action, the losing party shall, in addition to all
other payments required therein, pay all of the prevailing party's actual costs in connection
with such action, including such sums as the court or courts may adjudge reasonable as
attorneys' fees in the trial court and in any appellate courts. 
23.21. Invalidity of Particular Provisions. If any term or provision of this Lease or the
application thereof to any person or circumstance shall, to any extent, be invalid or
enforceable, the remainder of this Lease or the application of such term or provision to
persons or circumstances other than those as to which it is held invalid or unenforceable
shall not be affected thereby and shall continue in full force and effect. 
23.22. Survival of Indemnities. All indemnities provided in this Lease shall survive
the expiration or any earlier termination of this Lease. In any litigation or proceeding within
the scope of any indemnity provided in this Lease, Tenant shall, at Landlord's option, defend
Landlord at Tenant's expense by counsel satisfactory to Landlord. 
23.23. Entire Agreement; Amendments. This Lease, together with any and all
exhibits attached hereto, shall constitute the whole agreement between the parties. There
are no terms, obligations, covenants or conditions other than those contained herein. No
modification or amendment of this agreement shall be valid or effective unless evidenced by
an agreement in writing signed by both parties. 
23.24. Exhibits. Exhibit s A, B, C, D and E are attached to this Lease after the
signatures and by this reference incorporated herein. 
IN WITNESS WHEREOF this Lease has been executed the day and year first above set
forth. 


POS 1050 Golden Alaska Seafoods LLC    25

PORT OF SEATTLE                     Golden Alaska Seafoods, L.L.C. 

By:                                    By: 
Its:                                             Its: 

LANDLORD 
STATE OF WASHINGTON    ) 
) ss. 
COUNTY OF KING        ) 
On this ____________________ day of ___________________, 20___ before me, the
undersigned notary public in and for the State of Washington, duly commissioned and
sworn, personally appeared ____________________________________, to me known to be
the                                     of PORT OF SEATTLE, the corporation
that executed the foregoing instrument, and acknowledged said instrument to be the free
and voluntary act and deed of said corporation, for the uses and purposes therein
mentioned, and on oath stated that they were duly authorized to execute the same and that
the seal affixed is the corporate seal of said corporation. 
WITNESS my hand and official seal hereto the day and year in this Certificate first above
written. 

Notary Public in and for the State of 
Washington, residing at 
My appointment expires 

TENANT 
STATE OF WASHINGTON    ) 
) ss. 
COUNTY OF KING        ) 
On this ____________________ day of ___________________, 20 ___, before me,
personally appeared ____________________________________, to me known to be the
of                               , 
the corporation that executed the within and foregoing instrument, and acknowledged said
instrument to be the free and voluntary act and deed of said corporation, for the uses and
purposes therein mentioned, and on oath stated that they were authorized to execute said
instrument and that the seal affixed is the corporate seal of said corporation. 
IN WITNESS WHEREOF I have hereunto set my hand and affixed my official seal the
day and year first above written. 

Notary Public in and for the State of 
Washington, residing at 
My appointment expires 



POS 1050 Golden Alaska Seafoods LLC    26

EXHIBIT A 
LEGAL DESCRIPTION OF LAND ON WHICH BUILDING IS LOCATED 


All that portion of Block 171B, Seattle Tide Lands, according to the official maps thereof on
file in the Office of the Commissioner of Public Lands in Olympia, Washington, and of Block
32, Addition to the Town of Seattle as laid out by A. A. Denny (commonly known as A. A.
Denny's Sixth Addition to the City of Seattle), according to the plat thereof recorded in
Volume 1 of Plats, page 99, in King County, Washington, described as follows: 
Beginning at the most southerly corner of Lot 6, said Block 171B; thence north 4741'27" 
west along the southwesterly line of said block, 262.21 feet to an intersection with a line
concentric with and 15.0 feet southwesterly from the centerline of Burlington Northern
Railroad Company's (formerly Great Northern Railway Company) most southerly track which
passes through said blocks, as said track was located on May 16, 1989, said concentric line
being on a curve of 1,560.60 foot radius, the origin of which bears north 2512'42" east
1,560.60 feet from said intersection; thence southeasterly along said curve and concentric
line an arc distance of 122.16 feet through a central angle of 429'06" to a point of tangency
therein; thence south 6916'24"  east along aforesaid line parallel with and 15.0 feet
southwesterly from track centerline a distance of 69.24 feet to the beginning of a curve to
the right of 1,451.11 foot radius; thence along said curve concentric with and 15.0 feet
southwesterly from said track centerline an arc distance of 85.35 feet through a central
angle of 322'12" to the beginning of a curve to the right of 659.64 foot radius; thence along
said curve concentric with and 15.0 feet southwesterly from said track centerline an arc
distance of 2.47 feet through a central angle of 012'13" to the southeasterly line of
aforesaid Lot 11, Block 32; thence south 4218'55" west along said southeasterly line and
along the southeasterly line of said Lot 6, Block 171B, 95.73 feet to the point of beginning;
TOGETHER WITH that portion of vacated Blanchard Street, as vacated by City of Seattle
Ordinance Number 117279, which attached to said Blocks 32 and 171B by operation of law,
and that portion of the vacated northeasterly 31 feet of Alaskan Way, as vacated by City of
Seattle Ordinance Number 117279 which lies northwesterly of the southwesterly extension
of the centerline of said vacated Blanchard Street; all lying southwesterly of a line concentric
and/or parallel with and 15.0 feet southwesterly form the centerline of Burlington Northern
Railroad Company's (formerly Great Northern Railway Company's) most southwesterly track
which passes through said Avenue and Street. 








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EXHIBIT B 
FLOOR PLAN OF PREMISES 






















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EXHIBIT C 
WORLD TRADE CENTER WEST 
CONTRACTORS RULES AND REGULATIONS AND 
BUILDING SPECIFIC RULES AND REGULATIONS 






















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EXHIBIT D 
TENANT IMPROVEMENTS WORK LETTER 

1.     The Tenant Work. Under the Lease, Tenant has agreed to accept the Premises in
their current condition without any obligations for the performance of additional
improvements or other work by Landlord. Notwithstanding the foregoing, Landlord has
agreed that Tenant may perform certain Tenant Improvements, which shall be limited to
construction of private offices including new carpet and new paint throughout the Premises
phone and/or data cabling. The Tenant Improvements shall be in accordance with the
provisions of this Work Agreement and, to the extent not inconsistent herewith, the
provisions of the Lease. Performance of the Tenant Improvements shall not serve to abate
the payment of Rent or otherwise extend the Rent Commencement Date under the Lease. 
2.     Cost of the Work. Except as provided hereinafter, Tenant shall pay all costs (the
"Costs of the Work") associated with the Tenant Improvements whatsoever, including
without limitation, all permits, inspection fees, fees of architects, engineers, and contractors,
utility connections, the cost of all labor and materials, bonds, insurance, and any structural
or mechanical work, additional HVAC equipment or sprinkler heads, or modifications to any
building mechanical, electrical, plumbing or other systems and equipment or relocation of
any existing sprinkler heads, either within or outside the Premises required as a result of the
layout, design, or construction of the Tenant Improvements. 
3.     Review and Approval. 
3.1.   Preliminary Plan and Specifications. 
3.1.1.  Submission. No later than thirty (30) days after the mutual execution
of the Lease, Tenant shall submit two (2) sets of a "Preliminary Plan" (as described in Section
12 herein) to Landlord for approval. 
3.1.2.  Review. Landlord shall, within ten (10) working days after receipt
thereof, either approve said Preliminary Plan, or disapprove the same advising Tenant of the
reasons for such disapproval. If necessary, Landlord shall also endeavor to obtain Landlord's
insurers approval of any sprinkler drawings. In the event Landlord disapproves said
Preliminary Plan, Tenant shall modify the same, taking into account the reasons given by
Landlord for said disapproval, and shall submit two sets of the revised Plan to Landlord
within five (5) days after receipt of Landlord's initial disapproval. 
3.2.   Working Drawings and Engineering Report. 
3.2.1.  Submission. No later than sixty (60) days after mutual execution of
this lease, Tenant shall submit to Landlord for approval two (2) sets of "Working Drawings"
(as defined in Section 12 herein), and a report (the "Engineering Report") from Tenant's
mechanical, structural and electrical engineers indicating any special heating, cooling,
ventilation, electrical, heavy load or other special or unusual requirements of Tenant. 
3.2.2.  Review. Landlord shall, within ten (10) working days after receipt
thereof, either approve the Working Drawings and Engineering Report, or disapprove the
same advising Tenant of the reasons for disapproval. If necessary, Landlord shall also
endeavor to obtain Landlord's insurers approval of any sprinkler drawings.If Landlord
disapproves of the Working Drawings or Engineering Report, Tenant shall modify and submit
revised Working Drawings, and a revised Engineering Report, taking into account the reasons

POS 1050 Golden Alaska Seafoods LLC    30

given by Landlord for disapproval, within five (5) days after receipt of Landlord's initial
disapproval. 
3.3.   Change Orders. No changes, modifications, alterations or additions to the
approved Preliminary Plan or Working Drawings may be made without the prior written
consent of Landlord after written request therefore by Tenant. In the event that the
Premises are not constructed in accordance with said approved Preliminary Plan and
Working Drawings, then Tenant shall not be permitted to occupy and/or conduct business
from the Premises until the Premises reasonably comply in all respects with said approved
Preliminary Plan and Working Drawings; in such case, the Rent shall nevertheless commence
to accrue and be playable as otherwise provided in the Lease. 
3.4.   Final Inspection. Landlord's acceptance of the Tenant Improvements as being
complete in accordance with the approved Preliminary Plan and Working Drawings shall be
subject to Landlord's inspection and written approval. Tenant shall give Landlord five (5)
days prior written notification of the anticipated completion date of the Tenant
Improvements. 
3.5. Landlord's Approval. 
3.5.1.  Landlord shall not unreasonably withhold approval of any Preliminary
Plan, Working Drawings, Engineering Report, or Change Order submitted hereunder if they
provide for a customary layout, are compatible with the Building's shell and core
construction, and will not require any structural modifications to the Building, whether
required by heavy loads or otherwise. 
3.5.2. Landlord's approval of Tenant's Preliminary Plans, Working Drawings,
Engineering Report or Change Order, and Landlord's recommendations or approvals
concerning contractors, subcontractors, engineers or architects (if any) shall not be deemed
a warranty as to the quality or adequacy of the Tenant Improvements, or the design thereof,
or of its compliance with Laws, codes and other legal requirements. 
4.     Compliance. The Tenant Improvements shall comply in all respects with the
following: (a) the Building Code of the City and State in which the Building is located and
State, County, City or other laws, codes, ordinances and regulations, as each may apply
according to the rulings of the controlling public official, agent or other such person, (b)
applicable standards of the National Board of Fire Underwriters and National Electrical Code,
and (c) building material manufacturer's specifications.If necessary, the Tenant
Improvements shall also comply with the requirements of Landlord's insurer. 
5.     Architects, Engineers, and Contractors. 
5.1.   Qualified Professionals. The Preliminary Plan, Working Drawings, Engineering
Report and the Tenant Improvements, shall be prepared and performed by licensed,
reputable and qualified architects, engineers and contractors. 
5.2.   Insurance Requirements. 
5.2.1.  Professional Liability. All architects and engineers shall carry
professional liability insurance with limits not less than one million dollars per claim
($1,000,000). 
5.2.2. Worker's Compensation. All contractors and subcontractors shall
carry Worker's Compensation Insurance covering all of their respective employees in the
statutorily required amounts. 


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5.2.3.  General Liability. All contractors and subcontractors shall each
separately obtain and keep in force a policy of general liability insurance consistent with the
requirements of Sections 13.1.1 and 13.2 of the Lease; provided, however, (i) the limit for
such insurance shall be at least three million dollars ($3,000,000) notwithstanding any other
amount set forth in the Lease, and (ii) the policies therefore shall cover both Landlord and
Tenant, as additional insureds. Evidence of such insurance shall be delivered to Landlord
before the construction is commenced or contractor's equipment is moved onto the
building.
6.     Performance. 
6.1.   The Tenant Improvements shall be commenced promptly following the
Possession Date, and shall thereafter be diligently prosecuted to completion, subject only to
delays for reasons beyond Tenant's control (except financial matters). All Tenant
Improvements shall conform with the Working Drawings approved by Landlord in writing,
and Landlord may periodically inspect the Tenant Improvements for such compliance. The
Tenant Improvements shall be coordinated under Landlord's direction with other work being
done or to be performed for or by other tenants in the building so that the Tenant
Improvements will not interfere with or delay the completion of any other construction work
in the building. 
6.2.   Tenant shall perform the Tenant Improvements in a thoroughly safe, firstclass
and workmanlike manner in conformity with the approved Preliminary Plan and
Working Drawings, and shall be in good and usable condition at the date of completion. 
6.3.   Tenant shall be required to obtain and pay for all necessary permits and/or
fees with respect to the Tenant Improvements, copies of which shall be provided to Landlord
prior to commencement of the Tenant Improvements. 
6.4.   Each contractor and subcontractor shall be required to obtain prior written
approval from Landlord for any space outside the Premises within the building, which such
contractor or subcontractor desires to use for storage, handling, and moving of his materials
and equipment, as well as for the location of any facilities or personnel. Nothing in the
paragraph shall, however, give rise to any obligation on Landlord to provide such space. 
6.5.   The contractors and subcontractors shall be required to remove from the
Premises and dispose of, at least once a week and more frequently as Landlord may direct,
all debris and rubbish caused by or resulting from the construction. Upon completion of the
Tenant Improvements, the contractors and subcontractors shall remove all surplus
materials, debris and rubbish of whatever kind remaining within the building which has been
brought in or created by the contractors and subcontractors in the performance of the
Tenant Improvements. If any contractor or subcontractor shall neglect, refuse or fail to
remove any such debris, rubbish, surplus material or temporary structures within two (2)
days after notice to Tenant from Landlord with respect thereto, Landlord may cause the
same to be removed by contract or otherwise as Landlord may determine expedient, and
charge the cost thereof to Tenant as additional Rent under the Lease. 
6.6.   Tenant shall obtain utility service, including meter, from the utility company
supplying service, unless Landlord elects to supply service and/or meters. Tenant shall
obtain and furnish Landlord copies of all approvals with respect to electrical, water and
telephone work as may be required by the respective company supplying the service. 
6.7.   Tenant shall, at its cost and expense construct, purchase, install and perform
any and all work included within the Tenant Improvements so as to obtain any
governmentally required certificate of occupancy and to occupy the Premises as soon as
possible. 

POS 1050 Golden Alaska Seafoods LLC    32

6.8. Copies of "as built" drawings shall be provided to Landlord no later than thirty
(30) days after completion of the Tenant Improvements. 
6.9.   Landlord shall not be responsible for any disturbance or deficiency created in
the air conditioning or other mechanical, electrical or structural facilities within the building
or Premises as a result of the Tenant Improvements. If such disturbances or deficiencies
result, Tenant shall correct the same and restore the services to Landlord's reasonable
satisfaction, within a reasonable time. Tenant shall use Landlord's approved HVAC Service
provider for any and all installations and adjustments required to the Premises in the course
of the Tenant Improvements. Tenant's mechanical system (heating, ventilating, and air
conditioning) shall tie into the central EMCS (emergency management control system) and
the type of keys to such system shall match those specified in the Building plans. 
6.10.  If performance of the Tenant Improvements shall require that additional
services or facilities (e.g., common area cleaning services) be provided, Tenant shall pay
Landlord's reasonable charges therefore. 
6.11. Tenant's contractors shall comply with the rules of the building and
Landlord's requirements respecting allowable construction hours and manner of handling
materials, equipment and debris. Construction activities, delivery of materials, equipment
and removal of debris must be arranged to avoid any inconvenience or annoyance to other
occupants. The Tenant Improvements and all cleaning in the Premises must be controlled to
prevent dirt, dust or other matter from infiltrating into adjacent Tenant or mechanical areas. 
6.12.  Landlord may impose reasonable additional requirements from time to time
in order to ensure that the Tenant Improvements, and the construction thereof does not
disturb or interfere with any other Tenants of the building, or their visitors, contractors or
agents, nor interfere with the efficient, safe and secure operation of the building. Tenant's
Contractor shall obtain a copy of, and comply at all times with, the then current contractor's
rules and regulations for the Building. 
7.     Liens. Tenant shall keep the Premises, the building and surrounding areas free from
any mechanic's, materialman's or similar liens or other such encumbrances in connection
with the Tenant Improvements, and shall indemnify and hold Landlord harmless from an
against any claims, liabilities, judgments, or costs (including attorneys' fees) arising in
connection therewith. Tenant shall remove any such lien or encumbrance by bond or
otherwise within thirty (30) days after written notice by Landlord, and if Tenant shall fail to
do so, Landlord may pay the amount necessary to remove such lien or encumbrance ,
without being responsible for investigating the validity thereof. The amount paid shall be
deemed additional rent under the Lease payable upon demand, without limitation as to
other remedies available to Landlord under the Lease. Nothing contained herein shall
authorize Tenant to do any act which shall subject Landlord's title to the building or Premises
to any liens or encumbrances whether claimed by operation of law or express or implied
contract. Any claim to a lien or encumbrance upon the building or Premises arising in
connection with the Tenant Improvements shall be null and void, or at Landlord's option
shall attach only against Tenant's interest in the Premises and shall in all respects be
subordinate to Landlord's title to the building and Premises. 
8.     Certain Definitions. As used in this Work Agreement, the following terms shall have
the meanings provided in this Section. 
8.1.   Preliminary Plan. "Preliminary Plan" shall mean and refer to a plan, drawn to
scale, showing: (1) demising walls, corridor doors, interior partition walls and interior doors
(if any), (2) any restrooms, kitchens, computer rooms, file rooms and other special purpose
rooms, and any sinks or other pluming facilities, or other special facilities or equipment, (3)
all utility connections, (4) any communications system, indicating telephone and computer

POS 1050 Golden Alaska Seafoods LLC    33

outlet location, (5) and other Lines (as defined in the Lease), and (6) any other details or
features required to reasonably delineate the Work to be performed. 
8.2.   Working Drawings. "Working Drawings" shall mean and refer to fully
dimensioned architectural construction drawings and specifications, and any required
engineering drawings (including mechanical, electrical, plumbing, air-conditioning,
ventilation and heating), and shall include any applicable items described above for the
Preliminary Plan, and if applicable: (1) electrical outlet locations, circuits and anticipated
usage therefore, (2) reflected ceiling plan, including lighting, switching, and any special
ceiling specifications, (3) duct locations for heating, ventilating and air-conditioning
equipment, (4) dimensions of all equipment and cabinets to be built in, (5) location of all
Lines (as defined in the Lease), (6) location of any equipment or systems (with brand names
wherever possible) which require special consideration relative to air-conditioning,
ventilation, electrical, plumbing, structural, fire protection, life-fire-safety system, or
mechanical systems, (7) weight and location of heavy equipment, and anticipated loads for
special usage rooms, and (8) any other details or features required to completely delineate
the Work to be performed. 
9.     Incorporation into Lease; Defaults. 
9.1.   Incorporation. The Parties agree that the provisions of this Work Agreement
are hereby incorporated by this reference into the Lease fully as though set forth therein. In
the event of any express inconsistencies between the Lease and this Work Agreement, the
latter shall govern and control. 
9.2.   Defaults. If Tenant shall default under this Work Agreement, Landlord may
order that all Tenant Improvements being performed in the Premises be stopped
immediately, and that no further deliveries to the Premises be made, until such default is
cured, without limitation as to Landlord's other remedies. Any amounts payable by Tenant
to Landlord hereunder shall be paid as additional rent under the Lease. Any default by the
other party hereunder shall constitute a default under the Lease and shall be subject to the
remedies and other provisions applicable thereto under the Lease. If Tenant shall default
under the Lease or this Work Agreement and fail to cure the same within the time permitted
for cure under the Lease, at Landlord's option, all amounts paid or incurred by Landlord
towards the Improvement Allowance shall become immediately due and payable as
additional Rent under the Lease. 
10.   Tenant Reimbursement. Landlord shall contribute a Tenant Improvement Allowance
of up to EIGHTY THOUSAND ONE HUNDRED AND 00/100 DOLLARS ($80,100.00) (the "Tenant
Improvement Allowance") towards Tenant's hard and soft costs and expenses incurred by
Tenant in designing, permitting, and constructing the Tenant Improvements. Landlord shall
reimburse Tenant within ten (10) business days after Tenant has submitted to Landlord: (i) 
an invoice for the Tenant Improvement Allowance, (ii) the required "as-built" drawings,
including mechanical, plumbing and electrical details, and (iii) a certificate from Tenant's
architect or contractor setting forth the description of the work performed, materials
furnished, and costs thereof incurred by or on behalf of Tenant. Tenant must request
reimbursement within thirty (30) days of the substantial completion of the Tenant
Improvements provided by the Tenant, but not later than July 31, 2011. Landlord's
obligation to pay the Tenant Improvement Allowance is expressly conditioned upon the
Tenant's timely request for such Tenant Improvement Allowance and submission of all
documentation required to make such request for the Tenant Improvement Allowance. Any
unused/unclaimed portion of the Tenant Improvement Allowance shall be forfeited and not
otherwise payable to Tenant. 


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