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When Recorded Mail To: Union Bank of California, N.A. 18300 Von Karman Avenue, Suite 200 Irvine, CA 92612 Attn: Asset Management Dept. ESTOPPEL CERTIFICATE AND AMENDMENT TO GROUND LEASE To: Union Bank of California, N.A. ("Bank") The undersigned certify and agree as follows: 1. ARLINGTON CENTER PARTNERSHIP II, a California general partnership, successor-in- interest to Arlington Center Partnership, a California general partnership ("Lessee"), and T!tE REDEVELOPMENT AGENCY OF TIlE CITY OF RIVERSIDE, CALIFORNIA, a public body, corporate and politic ("Lessor'), entered into a written lease (the "Lease") dated $une 7, 1983, as amended by that certain Amendment to Lease dated October 2, 1990 between Lessor and Lessee, and further amended by that certain Assignment of Lessee's Interest dated August 22, 1994 and recorded August 23, 1994 as instrument #327937 by Lessee in which Lessor leased to Lessee, and Lessee leased fi'om Lessor, certain premises described in such Lease ("Premises"). 2. Lessor hereby consents to Arlington Center Partnership's transfer to Lessee of all of its interest in, and rights and obligations under,.the Lease, which consent shall be deemed to have been given prior to such transfer, and acknowledges that Lessee is for all purposes the lessee under the Lease. 3. The lease constitutes the only agreement between Lessor and Lessee with respect to the Premises. It. As of the date of this Certificate, the Lease is in full force and effect; Lessee has accepted the premises and is paying rent on a current basis; neither Lessee nor Lessor is in default in the performance of the Lease, has committed any breach of the Lease, has given any notice of default to the other, or has any setoffs, claims, or defenses to the enforcement of the Lease. 5. Notwithstanding anything in the Lease to the contrary: a. Lessor consents to Lessee's executing of Deed of Trust covering the premises in favor of Bank, and Lessor and its successors and assigns consent in advance to any subsequent sublease, sale, assignment, transfer or assumption of the Lease of Bank, following a default by Lessee in connection with such Deed of Trust, and also to any "take-out" encumbrance whether attaching prior to or at~er any such default and to the foreclosure and subsequent sublease, sale, assignment, transfer or assumption of the Lease by any such "takeout" lender. Neither Bank nor anyone obtaining the leasehold estate after foreclosure or assignment in lieu of foreclosure shall be personally liable for past defaults, and shall be released from future liability upon assumption of liability by any future transferee.