Document:

Exhibit 10.9

 

Additional agreement to the Commercial Lease

 

	
Beween
    	
IBM Immobilien GbR
    
	
 
    	
Zur Rollers-Au 4
    
	
 
    	
94244 Teisnach /   Kaikenried, Germany
    
	
 
    	
- hereinafter called   the Landlord -
    
	
 
    	
 
    
	
and
    	
congatec AG
    
	
 
    	
Auwiesenstrasse 5
    
	
 
    	
94469 Deggendorf,   Germany
    
	
 
    	
- hereinafter called   the Tenant -
    

 

the following agreement is made:

 

In addition to the Commercial Lease dated 12/31/2004, an additional 51 m2 of office space shall be rented from 1/1/2009 in the office building at Auwiesenstr. 5, 94469 Deggendorf, Germany.

 

The monthly rental payment amounts to €6.00 per square meter plus the current VAT, currently 19%.

 

The monthly advance payment for additional property expenses is determined to be € 800.- plus VAT from 01/01/2009.

 

Apart from that, the provisions of the Commercial Lease dated 12/31/2004 shall apply.

 

	
Deggendorf, 1/20/2009
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
/s/ Heinz Iglhaut
    	
 
    	
/s/ Gerhard Edi
    
	
 
    	
 
    	
 
    
	
IM Immobilien GbR
    	
 
    	
congatec AG
    
	
 
    	
 
    	
 
    
	
- Landlord – Heinz Iglhaut
    	
 
    	
Tenant – Gerhard EdiExhibit 10.10

 

Amendment to the
 Commercial Lease

 

	
between:
    	
IBM Immobilien GbR
    
	
 
    	
Gaisbergstrasse 21
    
	
 
    	
94469 Deggendorf, Germany
    
	
 
    	
- Landlord–
    
	
 
    	
 
    
	
and:
    	
congatec AG
    
	
 
    	
Auwiesenstrasse 5
    
	
 
    	
94469 Deggendorf, Germany
    
	
 
    	
- Tenant-
    
	
 
    	
 
    
	
For the following building:
    	
Auwiesenstrasse 5, 94469 Deggendorf, Germany
    

 

To the Commercial Lease dated 12/31/2004 incl. the modifications/amendments dated 12/31/2004, 12/28/2006, 01/01/2009 and 01/20/2009, the following Amendment shall be agreed on:

 

To Art. 1 Object of lease

 

The parking lots in the underground parking garage may be used minus 2 lots (for the Landlord). To Art. 3 Rental payment

 

From 01/01/2013, the following rental payment shall be made:

 

	
Item
    	
 
    	
Rented space/description
    	
 
    	
m2
    	
 
    	
Rent/m2
    	
 
    	
Total rent
    	
 
    	
Total
    	
 
    
	
1
    	
 
    	
Second floor - Commercial unit 1 part 1
    	
 
    	
616.07
    	
 
    	
 7.00 €
    	
 
    	
4,312.49 €
    	
 
    	
 
    	
 
    
	
2
    	
 
    	
Second floor- Commercial unit 1 part 2
    	
 
    	
283.43
    	
 
    	
7.00 €
    	
 
    	
1,984.01 €
    	
 
    	
 
    	
 
    
	
3
    	
 
    	
First floor * Commercial unit 1 part 3
    	
 
    	
73.37
    	
 
    	
6.00 €
    	
 
    	
440.22 €
    	
 
    	
 
    	
 
    
	
4
    	
 
    	
First floor- Commercial unit 1 part 4
    	
 
    	
62.29
    	
 
    	
7.00 €
    	
 
    	
436.03 €
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Total commercial unit 1
    	
 
    	
1035.16
    	
 
    	
 
    	
 
    	
7,172.75 €
    	
 
    	
7,172.75 €
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
5
    	
 
    	
First floor - Commercial unit 2
    	
 
    	
155.17
    	
 
    	
4.00 €
    	
 
    	
* *
    	
 
    	
* *
    	
 
    
	
6
    	
 
    	
Underground parking garage - Lump sum rent
    	
 
    	
 
    	
 
    	
 
    	
 
    	
1,000.00 €
    	
 
    	
1,000.00 €
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Net rent
    	
 
    	
1190.33
    	
 
    	
 
    	
 
    	
 
    	
 
    	
8,172.75 €
    	
 
    
	
7
    	
 
    	
Monthly operating cost installment
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
1,050.00 €
    	
 
    
	
 
    	
 
    	
Total net payment
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
9,222.75 €
    	
 
    
	
 
    	
 
    	
19 % VAT
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
1,752.32 €
    	
 
    
	
 
    	
 
    	
Monthly gross payment
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
10,975.07 €
    	
 
    

 

** Item 5 will possibly be rented from 07/01/2013.

To item 7 The advance payment for operating costs shall be adjusted after accounting the 2012 operating

 

 

costs (reason: costs of fuel oil).

 

From 01/01/2014, the rental payment shall be adjusted as follows:

 

	
Item
    	
 
    	
Rented space/description
    	
 
    	
m2
    	
 
    	
Rent/m2
    	
 
    	
Total rent
    	
 
    	
Total
    	
 
    
	
1
    	
 
    	
Second floor- Commercial unit 1 part 1
    	
 
    	
616.07
    	
 
    	
7.50 €
    	
 
    	
4,620.53 €
    	
 
    	
 
    	
 
    
	
2
    	
 
    	
Second floor- Commercial unit 1 part 2
    	
 
    	
283.43
    	
 
    	
7.50 €
    	
 
    	
2,125.73 €
    	
 
    	
 
    	
 
    
	
3
    	
 
    	
First floor * Commercial unit 1 part 3
    	
 
    	
73.37
    	
 
    	
6.50 €
    	
 
    	
476.91 €
    	
 
    	
 
    	
 
    
	
4
    	
 
    	
First floor * Commercial unit 1 part 4
    	
 
    	
62.29
    	
 
    	
7.50 €
    	
 
    	
467.18 €
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Total Commercial unit 1
    	
 
    	
1035.16
    	
 
    	
 
    	
 
    	
7,690.33 €
    	
 
    	
7,690.33 €
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
5
    	
 
    	
First floor- Commercial unit 2
    	
 
    	
155.17
    	
 
    	
4.00 €
    	
 
    	
620.68 G
    	
 
    	
620.68 €
    	
 
    
	
6
    	
 
    	
Underground parking garage - Lump sum rent
    	
 
    	
 
    	
 
    	
 
    	
 
    	
1,000.00 €
    	
 
    	
1,000.00 €
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Net rent
    	
 
    	
1190.33
    	
 
    	
 
    	
 
    	
 
    	
 
    	
9,311.01 G
    	
 
    
	
 
    	
 
    	
Monthly operating costs installment
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
1,050.00 G
    	
 
    
	
 
    	
 
    	
Total net payment
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
10,361.01 €
    	
 
    
	
 
    	
 
    	
19 % VAT
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
1,968.59 €
    	
 
    
	
 
    	
 
    	
Monthly gross payment
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
12,329.60 €
    	
 
    

 

The enclosed updated calculation of areas and a floor plan form part of this Amendment.

 

All other provisions of the Commercial Lease dated 12/31/2004 and its Amendments shall remain unaffected.

 

 

	
Deggendorf,   12/15/2012
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
/s/ Heinz Iglhaut
    	
 
    	
/s/ Gerhard Edi
    
	
 
    	
 
    	
 
    
	
IM Immobilien GbR
    	
 
    	
congatec AG
    
	
 
    	
 
    	
 
    
	
- Landlord – Heinz Iglhaut
    	
 
    	
Tenant – Gerhard Edi
    

 

 

Calculation of spaces according to WoFlV (German Computation Ordinance, Wohnflächenverordnung):

Inventory

 

Calculation of usable floor spaces according to WoFlV:

 

Usable floor spaces commercial IBM building

 

Commercial unit 1 part 1 - first floor

 

	
Ladies’ bathroom
    	
 
    	
11.28 m2
    	
 
    
	
Conference room   2
    	
 
    	
28.74 m2
    	
 
    
	
Reserve 1
    	
 
    	
95.59 m2
    	
 
    
	
Cloak room.
    	
 
    	
6.04 m2
    	
 
    
	
Men’s bathroom
    	
 
    	
3.22 m2
    	
 
    
	
Dark room
    	
 
    	
11.43 m2
    	
 
    
	
R&D
    	
 
    	
12.91 m2
    	
 
    
	
Cloak room.
    	
 
    	
4.65 m2
    	
 
    
	
Marketing
    	
 
    	
22.55 m2
    	
 
    
	
Storage room
    	
 
    	
14.66 m2
    	
 
    
	
R&D Mgmt.
    	
 
    	
13.26 m2
    	
 
    
	
R&D software
    	
 
    	
53.45 m2
    	
 
    
	
R&D hardware
    	
 
    	
12.04 m2
    	
 
    
	
Conference room   3
    	
 
    	
17.40 m2
    	
 
    
	
Ladies’ bathroom
    	
 
    	
3.05 m2
    	
 
    
	
Hall
    	
 
    	
71.95 m2
    	
 
    
	
Logistics
    	
 
    	
17.42 m2
    	
 
    
	
R&D hardware
    	
 
    	
118.09 m2
    	
 
    
	
IT
    	
 
    	
17.31 m2
    	
 
    
	
Management
    	
 
    	
41.58 m2
    	
 
    
	
Sales department
    	
 
    	
36.70 m2
    	
 
    
	
Anteroom Ladies
    	
 
    	
2.75 m2
    	
 
    
	
Total   CU1p1
    	
 
    	
616.07 m3
    	
 
    

 

Commercial unit 1 part 2 - second floor

 

	
Approval
    	
 
    	
28.26 m
    	
 
    
	
Cloak room
    	
 
    	
25.78 m
    	
 
    
	
Anteroom Men
    	
 
    	
2.75 m
    	
 
    
	
Conference room   1
    	
 
    	
39.58 m
    	
 
    
	
Cleaning
    	
 
    	
2.74 m
    	
 
    
	
Men’s bathroom
    	
 
    	
9.42 m
    	
 
    
	
Techn. support
    	
 
    	
14.10 m
    	
 
    
	
Kitchen
    	
 
    	
27.89 m
    	
 
    
	
Reserve 2
    	
 
    	
109.58 m
    	
 
    
	
Laboratory
    	
 
    	
23.33 m3
    	
 
    
	
Total   CU1p2
    	
 
    	
283.43 m3
    	
 
    

 

Form I

 

 

Commercial unit 1 part 3 First floor

 

	
Cleaning
    	
 
    	
4.64 m3
    	
 
    
	
Anteroom
    	
 
    	
6.58 m3
    	
 
    
	
Office 2
    	
 
    	
22.33 m3
    	
 
    
	
Office 1
    	
 
    	
28.15 m3
    	
 
    
	
Hall
    	
 
    	
8.67 m3
    	
 
    
	
Anteroom
    	
 
    	
3.00 m3
    	
 
    
	
Total   CU1p3:
    	
 
    	
73.37 m3
    	
 
    

 

Commercial unit 1 part 4 First floor

 

	
Vestibule
    	
 
    	
7.82 m3
    	
 
    
	
Distributing   center
    	
 
    	
22.41 m3
    	
 
    
	
Installations
    	
 
    	
4.64 m3
    	
 
    
	
Foyer
    	
 
    	
22.45 m3
    	
 
    
	
Reception
    	
 
    	
4.97 m3
    	
 
    
	
Total   CU1p4
    	
 
    	
62.29 m2
    	
 
    

 

Total CU1                                   1035.16m2

 

Commercial unit 2 First floor

 

	
Storage room
    	
 
    	
20.81 m:
    	
 
    
	
Men’s bathroom
    	
 
    	
2.08 m:
    	
 
    
	
Anteroom Men
    	
 
    	
2.16 m:
    	
 
    
	
Anteroom
    	
 
    	
4.57 m:
    	
 
    
	
Office/Assembly
    	
 
    	
110.15 m:
    	
 
    
	
Office 3
    	
 
    	
10.66 m:
    	
 
    
	
Anteroom Ladies
    	
 
    	
2.41 m:
    	
 
    
	
Ladies’ bathroom
    	
 
    	
2.33 m2
    	
 
    
	
Total   CU2:
    	
 
    	
155.17 m3
    	
 
    

 

Total CU2: 155.17m2

 

Commercial unit 3 First floor

 

	
Storage   room/Garages 1
    	
 
    	
50.76m2
    	
 
    
	
Total CU3:
    	
 
    	
50.76 m2
    	
 
    

 

 

Commercial unit 4 First floor

 

	
Storage   room/Garages 2
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
26.9 m2
    	
 
    
	
 
    	
 
    	
26.9 m2
    	
 
    

 

	
Total commercial   unit 1:
    	
 
    	
1,035.16 m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Total commercial   unit 2:
    	
 
    	
155.17 m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Total commercial   unit 3:
    	
 
    	
50.76 m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Total commercial   unit 4:
    	
 
    	
26.09 m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Total commercial units
    	
 
    	
1267.18   m2
    	
 
    

 

Usable floor spaces commercial IBM building

 

	
Usable floor spaces general
   first floor
    	
 
    	
 
    	
 
    
	
Furnace room
    	
 
    	
13.05 m2
    	
 
    
	
Tank room
    	
 
    	
17.54 m2
    	
 
    
	
Total usable   floor spaces general:
    	
 
    	
30.59 m2
    	
 
    

 

 

 

	
Usable   floor spaces gen.:
    	
 
    	
30.59 m2
    	
 
    

 

	
Total   spaces
    	
 
    	
1297.77 m2
    	
 
    

 

 

[plot second floor]

 

 

[plot first floor]

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00250-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00250-of-00352.parquet"}]]