Document:

EX-10.1

Exhibit 10.1

November 13, 2007

KeyBank National Association

127 Public Square

Cleveland, Ohio 44114-1306

Attn: Real Estate Capital Services

Ladies and Gentlemen:

Pursuant to the provisions of Section 2.10 of the Senior Secured Revolving Credit Agreement
dated as of December 29, 2006, as from time to time in effect (as amended from time to time, the
“Credit Agreement”), by and among Gladstone Commercial Limited Partnership (the
“Borrower”), Gladstone Commercial Corporation, as a guarantor, KeyBank National Association
(“KeyBank”), for itself and as Agent, and the other Banks from time to time party thereto,
the Borrower hereby requests and certifies as follows:

1. Request for Increase. The Borrower hereby requests an increase in the Total
Commitment from $75,000,000.00 to $95,000,000.00 pursuant to Section 2.10 of the Credit Agreement
(the “Increase”).

2. Certifications. In connection with the Increase, each of the Borrower and each
Guarantor certifies that:

(a) as of the date hereof and as of the effective date of the Increase, both immediately
before and after giving effect to the Increase, there exists and shall exist no Default or Event of
Default;

(b) as of the date hereof, the representations and warranties made by or on behalf of the
Borrower and the Guarantors in the Loan Documents or after the date thereof were true and correct
in all material respects when made, are true and correct in all material respects as of the date
hereof, and shall be true and correct in all material respects as of the effective date of the
Increase, (except to the extent of any changes resulting from transactions permitted by the Credit
Agreement that singly or in the aggregate have not had or could not reasonably be expected to have
a Material Adverse Effect, and except to the extent such representations relate expressly to an
earlier date, which representations were true and correct only as of such specified date) both
immediately before and after giving effect to the Increase, as though such representations and
warranties were made on and as of that date; and

(c) Borrower has paid all fees required by Section 2.10 of the Credit Agreement. 

3. New Commitments. Borrower hereby acknowledges and agrees that (a) as of the
effective date of the Increase and following satisfaction of all conditions thereto as provided in
Section 2.10 of the Credit Agreement, the amount of each Bank’s Commitment shall be the amount set
forth on Schedule A attached hereto and the Total Commitment under the Credit Agreement
will be include the Increase, and (b) in connection with the Increase, (x) KeyBank shall be issued
a replacement Note in the principal face amount of $35,000,000.00 and (y) Branch Banking and Trust
Company (“BB&T”) shall be issued a replacement Note in the principal face amount of $25,000,000.00,
and upon acceptance of such note by KeyBank and by BB&T each such note will be a “Note” under the
Credit Agreement. Lenders will promptly return the current Notes marked “Cancelled”.

4. Other Conditions. All other conditions to the Increase set forth in Section 2.8 of
the Credit Agreement have been satisfied.

5. Definitions. Terms defined in the Credit Agreement are used herein with the
meanings so defined.

1

IN WITNESS WHEREOF, we have hereunto set our hands this      day of November, 2007.

GLADSTONE COMMERCIAL LIMITED

PARTNERSHIP, a Delaware limited partnership

By: GCLP Business Trust II, a Massachusetts

business trust, its sole general partner

By:

Name: David Gladstone

Title: Trustee

By:

Name: George Stelljes III

Title: Trustee

(SEAL)

GLADSTONE COMMERCIAL CORPORATION, a Maryland
corporation

By:

Name:

Title:

(SEAL)

2

GLADSTONE LENDING LLC, a Delaware limited liability
company

By: Gladstone Commercial Limited Partnership, a
Delaware limited partnership, its Manager

By: GCLP Business Trust II, a Massachusetts
business trust, its General Partner

By:

Name: David Gladstone

Title: Trustee

By:

Name: George Stelljes III

Title: Trustee

(SEAL)

CMS06-3 LLC, a Delaware limited liability company

By: Gladstone Commercial Limited Partnership, a
Delaware limited partnership, its Manager

By: GCLP Business Trust II, a Massachusetts
business trust, its General Partner

By:

Name: David Gladstone

Title: Trustee

By:

Name: George Stelljes III

Title: Trustee

(SEAL)

3

GCC NORFOLK LLC, a Delaware limited liability company

By: Gladstone Commercial Limited Partnership, a
Delaware limited partnership, its Manager

By: GCLP Business Trust II, a Massachusetts
business trust, its General Partner

By:

Name: David Gladstone

Title: Trustee

By:

Name: George Stelljes III

Title: Trustee

(SEAL)

MPI06 MASON OH LLC, a Delaware limited liability
company

By: Gladstone Commercial Limited Partnership, a
Delaware limited partnership, its Manager

By: GCLP Business Trust II, a Massachusetts
business trust, its General Partner

By:

Name: David Gladstone

Title: Trustee

By:

Name: George Stelljes III

Title: Trustee

(SEAL)

4

WPI07 TULSA OK LLC, a Delaware limited liability
company

By: Gladstone Commercial Limited Partnership, a
Delaware limited partnership, its Manager

By: GCLP Business Trust II, a Massachusetts
business trust, its General Partner

By:

Name: David Gladstone

Title: Trustee

By:

Name: George Stelljes III

Title: Trustee

(SEAL)

APML07 HIALEAH FL LLC, a Delaware limited liability
company

By: Gladstone Commercial Limited Partnership, a
Delaware limited partnership, its Manager

By: GCLP Business Trust II, a Massachusetts
business trust, its General Partner

By:

Name: David Gladstone

Title: Trustee

By:

Name: George Stelljes III

Title: Trustee

(SEAL)

5

EI07 TEWKSBURY MA LLC, a Delaware limited liability
company

By: Gladstone Commercial Limited Partnership, a
Delaware limited partnership, its Manager

By: GCLP Business Trust II, a Massachusetts
business trust, its General Partner

By:

Name: David Gladstone

Title: Trustee

By:

Name: George Stelljes III

Title: Trustee

(SEAL)

NJT06 STERLING HEIGHTS MI LLC,

a Michigan limited liability company

By: Gladstone Commercial Limited Partnership, a
Delaware limited partnership, its General Partner

By: GCLP Business Trust II, a Massachusetts
business trust, its General Partner

By:     

Name: David Gladstone

Title: Trustee

By:

Name: George Stelljes III

Title: Trustee

(SEAL)

6

ACKNOWLEDGED:

KEYBANK NATIONAL ASSOCIATION,

as Agent

By:     

Name:     

Title:     

7

Schedule A

BANKS AND COMMITMENTS

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	COMMITMENT
	NAME AND ADDRESS	 	COMMITMENT	 	PERCENTAGE
	KeyBank National Association
Cleveland, OH 44114-1306
Attn: Real Estate Division
LIBOR Lending Office same as above
	 	$	35,000,000.00	 	 	 	36.84	%
	Branch Banking and Trust Company
8200 Greensboro Drive, Suite 1000
McLean, Virginia 22102
Attn: Robert J. Madeja
LIBOR Lending Office same as above
	 	$	25,000,000.00	 	 	 	26.32	%
	Emigrant Realty Finance LLC
6 East 43rd Street, 22nd Floor
New York, New York 10017
Attn: Michael A. Walsh
Facsimile: (212) 850-4608
LIBOR Lending Office same as above
	 	$	20,000,000.00	 	 	 	21.05	%
	First Horizon Bank
1650 Tysons Boulevard, Suite 1150
McLean, Virginia 22102
Attn: Kenneth W. Rub
LIBOR Lending Office same as above
	 	$	15,000,000.00	 	 	 	15.79	%
	TOTAL
	 	$	95,000,000.00	 	 	 	100.00	%

8exv4wxiyxzy

 

			
	CONFIDENTIAL
	 	Exhibit 4(i)(Z)

Qimonda AG

Confidential Materials Omitted and Filed Separately with the

Securities and Exchange Commission.

Confidential Portions denoted by [***].

Product Purchase And Capacity Reservation Addendum #9

- hereinafter referred to as the “Addendum” -

by and between

Semiconductor Manufacturing International Corporation,

a Cayman Islands company,

having a place of business at No. 18 Zhangjiang Road, Pudong New Area,

201203 Shanghai, The People’s Republic of China

and

Semiconductor Manufacturing International (Shanghai) Corporation,

having an office at No. 18 Zhangjiang Road, Pudong New Area,

201203 Shanghai, The People’s Republic of China

- collectively, hereinafter referred to as “SMIC”-

and

Qimonda AG

having a place of business at Gustav-Heinemann-Ring 212, 81739 Munich, Germany

- hereinafter referred to as “Qimonda” -

- SMIC and Qimonda hereinafter collectively referred to as the “Parties” and severally referred to as a

“Party” -

1

 

CONFIDENTIAL

Preamble

WHEREAS, Infineon Technologies AG, Munich , Germany and SMIC, on December 4, 2002, entered into
that certain Know How Transfer Agreement, as amended several times, regarding Infineon’s DRAM
technologies for use in the manufacture by SMIC of certain DRAM products (the “Know How Transfer
Agreement”), that certain Product Purchasing and Capacity Reservation Agreement, as amended several
times, related thereto (the “Agreement”) and further, on March 19, 2004 into a Disclosure and
License Agreement;

WHEREAS, Infineon has assigned all such contracts to Qimonda;

WHEREAS, the Parties further wish to enter into this Addendum to set forth certain terms and
conditions for the supply of products by SMIC to Qimonda;

NOW, THEREFORE, the Parties agree as follows:

Article 1 — Purpose of this Addendum

	 	Due to negative Margins Qimonda and SMIC agree to change the Transfer Prices for all 300mm
Wafer starts from October 13th 2007 onwards to the scheme described in Annex 5.
The Transfer Price per Annex 5 shall be applicable as long as such respective Transfer Price
per Annex 5 is lower than the respective Transfer Price for the same Wafer of a particular
Contract Product according to Annex 1. As soon as a Transfer Price according to Annex 1 is,
for Wafers of a particular Contract Product, for one calendar month in average lower than
the Transfer Price per Annex 5, the Parties shall use for such month and thereafter again
the Transfer Price according to Annex 1.
	 
	 	Unless expressly set forth herein, the Agreement, including its Annexes, shall remain
unaltered and in full force and effect.

Article 2 — Definitions

	 	For the avoidance of doubt, definitions set forth in the Agreement which refer to the Know
How Transfer Agreement shall be understood as a reference to such Know How Transfer
Agreement as

2

 

CONFIDENTIAL

	 	 	amended by its most current Addendum. Capitalized terms not defined herein shall have the
meanings assigned to them in the Agreement.

Article 3 — Disposition of Risk Starts

	 	The following Section shall replace Section 3.1.5 of the Agreement:
	 
	 	Disposition of 80nm Risk Start Lots. SMIC shall start upon Qimonda’s request up to [***]
([***]) 80nm Wafers in total for the conversion from the 90nm to the 80nm Contract
Process or a higher number of Wafers to be mutually agreed between the Parties. The
Transfer Price (TP) for each such 80nm Wafer shall be calculated (1) as Non-Conforming
Products according to Annex 1, Section 9 based on the Transfer Price calculation
described in Annex 1, Section 11, but with a minimum cap of US$ to [***] per wafer or
(2) if the Transfer Price in Annex 5 is applicable due to Article 1 of this Addendum,
as Non-Conforming Products according to Annex 5, but with a minimum cap of US$ [***]
per wafer.

Article 4 — Changes to Annexes 

	4.1	 	Annex 5 of this Addendum shall be added to the Agreement.
	 
	4.2	 	The following sentence shall be added to Section 3 of Annex 2 of the Agreement:
	 
	 	 	If an SQ for the 512M T80 is reached in [***] and if the following respective
target yields are reached, then SMIC shall convert for each month in which such
respective target yield is reached the following volumes from 90nm to 80nm.

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Feb	 	Mar	 	Apr	 	May	 	Jun	 	(2008)
	FE-Yield

	 	 	[***]	%	 	 	[***]	%	 	 	[***]	%	 	 	[***]	%	 	 	[***]	%	 	 
	BE-Yield

	 	 	[***]	%	 	 	[***]	%	 	 	[***]	%	 	 	[***]	%	 	 	[***]	%	 	 
	Target yield

	 	 	[***]	%	 	 	[***]	%	 	 	[***]	%	 	 	[***]	%	 	 	[***]	%	 	 
	Wafer starts

	 	 	2500	 	 	 	3000	 	 	 	3000	 	 	 	6000	 	 	 	10000	 	 	 

	4.3	 	The following sentence shall be added as Section 4.5 to Annex 2 of the Agreement:
	 
	 	 	As long as the Transfer Price according to Annex 5 is applicable, Qimonda has no right to
adjust the volume according to Section 4 of this Annex 2.
	 
	 	 	Should during such pricing per Annex 5, the Transfer Price for Wafers of a particular
Contract Product drop to a level which does no longer cover SMIC’s variable manufacturing
cost for such Wafers, the Parties shall discuss in good faith a temporary reduction of
volume.

3

 

CONFIDENTIAL

Article 5 — Term and Termination

	 	 	This Addendum shall enter into force upon signature by both Parties.

Article 6 — Miscellaneous

	6.1	 	Public Announcement. No public announcement concerning the terms of this Addendum or
concerning the transactions described herein shall be made, either directly or indirectly,
without first obtaining the approval of the other Party and agreement upon the nature, text,
and timing of such announcement. The Party desiring to make any such public announcement shall
provide the other Party with a written copy of the proposed announcement in sufficient time
prior to public release to allow such other Party to determine whether they agree to such
announcement.
	 
	6.2	 	Annexes. Annexes 5, which is attached hereto, shall constitute an integral part hereof.
	 
	6.3	 	Counterparts. This Addendum may be executed in counterparts, each of which shall be deemed
to be an original.

IN WITNESS WHEREOF, the Parties hereto have caused this Addendum to be executed in duplicate by
their respective duly authorized representatives:

	 	 	 	 	 	 	 
	Semiconductor
Manufacturing International Corporation	Qimonda AG
	 
	 	 	 	 	 	 
	By:

	 	/s/ James Sung
	 	By:
	 	/s/ ppa Klaus Fleischmann
	 

	 	 
	 	 	 	 
	Name:

	 	James Sung
	 	Name:
	 	Klaus Fleischmann
	Title:

	 	Sr. Vice President M&S
	 	Title:
	 	VP Alliances
	Date:

	 	October 13, 2007
	 	Date:
	 	October 12, 2007
	 
	 	 	 	 	 	 
	By:

	 	/s/ Bembazzo Umberto
	 	By:
	 	/s/ Frank Tillner
	 

	 	 
	 	 	 	 
	Name:

	 	Bembazzo Umberto
	 	Name:
	 	Frank Tillner
	Title:

	 	VP & GM SMIC Europe
	 	Title:
	 	SVP Production
	Date:

	 	October 12, 2007
	 	Date:
	 	October 12, 2007

4

 

CONFIDENTIAL

Semiconductor Manufacturing International

(Shanghai) Corporation

	 	 	 	 	 
	By:

	 	/s/ James Sung
 

	 	 
	Name:

	 	James Sung	 	 
	Title:

	 	Sr. Vice President M&S	 	 
	Date:

	 	October 13, 2007	 	 
	 
	 	 	 	 
	By:

	 	/s/ Bembazzo Umberto
 

	 	 
	Name:

	 	Bembazzo Umberto	 	 
	Title:

	 	VP & GM SMIC Europe	 	 
	Date:

	 	October 12, 2007	 	 

5

 

CONFIDENTIAL

ANNEX 5

to the Product Purchase And Capacity Reservation Agreement and its Addendum #9

Transfer Price

[***]

6

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