Walnut Grove Medical Center – 40,000 square foot Medical Office Building located next to Anaheim Western Medical Center in the City of Anaheim. Project to be completed in August 2002.

Liberty Office Park – Two free standing two story buildings with a total of 75,000 square feet located in Aliso Viejo, California.

Jeffrey Corporate Centre – is eleven high end office buildings located in the Irvine Spectrum. The buildings range in size from 6,100 - 12, 000 square feet for a total of 97,220 square feet. Each of the buildings are sold to individual users. The total project will be completed in July 2001.

Gateway Pointe – is located in La Verne, Calif. The project consists of a free standing drive thru Starbucks, 41,000 square foot LA Fitness, a 6,500 sq. ft. Restaurant and 23,000 square feet of retail. The project will be completed in June 2001.

Sand Canyon Medical Plaza - a 50,000 square foot medical facility currently under construction. Occupancy scheduled for December 1999. The building is adjacent to the Irvine Medical Center in Irvine, CA.

Santa Monica Starbucks - Converted a KFC restaurant to a Starbucks Coffee Drive-Thru in Santa Monica, CA.

Journey Business Park - is a 60,000 square foot multi-tenant R&D and office project currently under construction in Aliso Viejo, California. The project was completed in December of 1998.

Torrance Retail Center - a 5,800 square foot retail center at the corner of Hawthorne Boulevard and PCH in the City of Torrance. The project was preleased to Starbucks and Quiznos with Pac Bell and Panda Express.

CPS Corporate Center - is a 115,000 square foot, three story, build-to-suit office complex in the Irvine Spectrum Business Complex. The project was a joint venture with Nikko Capital of Japan. Upon completion, in September 1998, the project was sold to The Prudential Insurance Company of America.

Glenwood Business Park - is an eight building industrial complex located in Aliso Viejo. The project was completed in March 1998. Building sizes ranged from 4,000-11,000 sq. ft. with a total of 56,000 sq. ft. All buildings were sold upon completion to individual users.

Claremont Retail Center - is a 8,100 square foot retail development in the "Village" town center of Claremont. The anchor tenant is Koo Koo RooÕs with Mail Box Etc., Quiznos and Juice It Up as other key tenants. The project was completed in October 1997.

Auto Center Plex - a 32,000 square foot Auto Service Retail complex in the City of Rancho Santa Margarita. Major anchor tenants include Big ÔO Tires, Jiffy Lube Oil, Midas Muffler and the Golden Wrench. This project was a Joint Venture with Nikko Capital of Japan. The project was completed in February 1996.

Newport Retail Center - a 6,250 square foot multi-tenant retail complex with Starbucks Coffee Company and Brueggers Bagels as anchor tenants. Located next to John Wayne Airport on MacArthur Boulevard in Newport Beach, CA. Completed in January of 1996.

Carnegie Centre - a 189,000 square foot multi-building R&D corporate office complex located in Santa Ana, CA.

Centerstone Plaza - a 160,000 square foot mixed use office/retail complex located in the heart of Irvine, CA. Centerstone contains, corporate office, retail, restaurant and medical uses.

KOJO - a 125,000 square foot industrial build-to-suit facility in the City of Huntington Beach, CA.

Dow Avenue - an 85,000 square foot corporate R&D facility located in the Irvine Industrial Complex, Tustin, CA.

Toshiba Building - a 50,000 square foot R&D building located in the Irvine Industrial Complex, Tustin, originally leased to Toshiba of Japan.

Orangewood - a 75,000 square foot R&D/industrial building in the Business Industrial Complex, Garden Grove, CA.

Valencia Street - a 45,000 square foot R&D/industrial facility in Tustin.

Kearny Mesa - a 45,000 square foot R&D/industrial building in Kearny Mesa, San Diego County, CA.

Projections Unlimited - a 25,000 square foot R&D building located in the Irvine Industrial Complex, Tustin, CA.

Lakeside - a 25,000 square foot office building located at the lake in Mission Viejo, CA.

Allec Street - Multi-building industrial complex in Anaheim, CA. Total buildout is 100,000 square feet.

Pacific Commercenter - a mixed use multi-tenant R&D complex that totals 65,000 square feet and is located in Tustin, CA.

Walnut Business Park - a 60,000 square foot industrial facility in the City of Orange.