Exhibit 10.33  Workshop Lease of The Science Park Administration (1 Year)  Parties to this lease:  Landlord:
  Science Park Administration (hereinafter referred to
  as Party A)Tenant:
  Optronics International Corp. (hereinafter referred
  to as Party B) A0327  Whereas Party B falls into the category of science
park enterprises, research institutes, venture incubator centers, branch
offices of the administration authorities or commercial or industrial service
firms approved by Party A consistent with Article 4 or Article 8
under the Regulation Regarding the Establishment of the Science Park, and Party
A and Party B have agreed that Party A will lease a workshop illustrated under Article 1
of this agreement that is located in the Hsin Chu Science Park (hereinafter
referred to as the Workshop under this Agreement) for Party Bs use according
to the following terms and conditions:  Article 1 The Workshop under this Agreement is located on the 1stFloor No. 46, 2ndRoad of Hsin Chu Science Park
with an area of 877 square meters.  Article 2 This lease shall remain in force for the period from January 1,
2009 till December 31, 2009. Upon the expiry date, this lease shall be
terminated automatically unless Party A and Party B conclude a separate lease
under the provisions of Article 4 of this lease. Party B is not allowed to
ask for the continuation of the lease or lease from time to time under any
circumstances.  Article 3 During the conclusion of this lease and its existence,
Party B shall at all times maintain its status as a science park enterprise, a
research institute, a venture incubator centre, a branch office of the
administration authorities or a commercial or industrial service firms approved
by Party A consistent with Article 4 or Article 8 under the Regulation
Regarding the Establishment of the Science Park. Where Party B fails to meet
the above mentioned eligibilities at the time of the signing of the lease, this
lease shall be void and null. Where Party B no longer maintains such
eligibilities hereafter and both Parties to this agreement agree to the
immediate termination of this lease, Party A is not required to notify such
termination of such legal forces.  Article 4 Party A shall have the right to mail out copies of
lease renewal for the extension of this lease one month before the expiry of
this lease. Party B shall make it clear whether it wishes to
extend the lease or not after the expiry of such lease within 15 days after it
receives the lease under the preceding paragraph. In case it wishes to extend
the lease, Party B shall affix its seal on a copy of the lease renewal and
attach related documents to be delivered to Party A within the time limit
prescribed above. Where Party B breaches any terms and conditions of
this lease during the term of this lease, Party A shall have the right to ask
Party B to fulfill notary procedures for the renewal of lease by Party B at its
own expense.  Article 5 Where Party B intends to terminate this lease before
its expiry during the term of this lease, it shall notify Party A in writing 2
months in advance. Party B shall continue to pay its rent during this 2 month
notification period, regardless if it vacates the Workshop under this
Agreement. Party A shall have the right to terminate this lease
by way of notification to Party B in writing 2 months in advance at any time if
it is required by any changes in law or government policies.  [illegible seal]  1


Article 6 The rent for the Workshop under this Agreement shall
be NT$110,502 per month. Party B shall, from the date of the commencement of
this lease, download the form for next month rent payment from Party As
website on its own (website: www.sipa.gov.tw), and shall make the payment of
its rent to Party A before the 15thday of every month according to the procedures
of rent payment established by Party A while calculating and payment the
business tax separately. Party B shall pay its utility bills separately while
paying the rent. Party A shall have the right to, consistent with the
provisions of related laws and regulations, announced land prices of the
location of the Workshop under this Agreement as well as any adjustments in the
rent of state-owned land approved by the Executive Yuan, modify the amount of
rent mentioned above. Party B shall pay attention to the announced land prices
and adjustments in the rent of state-owned land approved by the Executive Yuan
on its own. Any adjustment of rent mentioned above shall enter
into force in the second month after such announced land prices or adjustments
in the rent of state-owned land prices. Any differences between the rent
already paid and actual adjustments before Party A completes its website
updates under paragraph 1 shall be collected or refunded.  Article 7 Party B shall pay penalties according to the following
provisions if it fails to pay its rent and utility bills on time: 1.It shall pay penalties equal to 2% of the total amount due if its rent
and utility bills are less than 1 month overdue; 2.It shall pay penalties equal to 5% of the total amount due if its rent
and utility bills are more than 1 month but less than 2 months overdue; 3.It shall pay penalties equal to 10% of the total amount due if its rent
and utility bills are more than 2 months but less than 3 months overdue; 4.It shall pay penalties equal to 15% of the total amount due if its rent
and utility bills are more than 3 month overdue.  Article 8 Party B shall pay a deposit of NT$238,106 to Party A,
which is equivalent to 3 months rent at the time of the conclusion of the
lease, in order to ensure that it will perform all the terms and conditions
under this lease. Party B shall pay this lease deposit on the date of the
signing of the lease and Party A shall issue a receipt accordingly. The amount
of the lease deposit shall not be modified even if the rent is adjusted or this
lease is extended or prolonged. Upon the termination or expiry of this lease and where
Party B returns the Workshop under this Agreement without any unpaid rents,
utility bills or any breach of contract, Party A shall return the lease deposit
without any interest. Party B is not allowed to compensate its rent with the
deposit.  Article 9 The Workshop under this Agreement rented by Party B
shall be limited to its own purposes of research, production or operations and
is not allowed to be sub-leased, transferred or in any way assigned to any other
party for use. It is further not allowed to make use of it against laws and
regulations. However, upon prior consent by Party A in writing, Party B shall
have the right to sublease part of the Workshop under this Agreement to other
enterprises or agencies approved by Party A.  Article 10 Party B shall excise due care to maintain the Workshop
under this Agreement and its facilities and shall be responsible for keeping
its surroundings clean. Party B shall not pile any articles in the attics,
stair wells, basement of the building of the Workshop under this Agreement or
any other public space or engage in any acts that contravene public safety. In
case of any pile, Party B shall hire workers to remove the pile at its expense
upon notification of time sensitive removal from Party A. In case the pile is
not removed within the time limit, Party A will take steps to remove the pile,
the cost of which shall be paid by Party B. In case there is no information as
to which party should be responsible for the pile of the above mentioned
articles, the removal fees shall be shared by Party B according to the ratio of
its leased area to the entire workshop building.  [illegible seal]  2


In case the Workshop under this Agreement or its
public facilities are damaged or lost, Party B shall restore them to the
original status and compensate the damages or losses except for those caused by
Force Majeure. Where Force Majeure mentioned above or any natural
causes are responsible for any damages or losses, Party B shall fill out a
Notification for Repair before informing Party A for handling. Party B shall undertake thorough inspection of the
facilities of the Workshop under this Agreement immediately after take over and
shall inform Party A of any existing defects, which shall be fixed by Party A.
Party B shall have no right to claim any existing defects of the Workshop under
this Agreement and ask for reduction of rent 1 month after it takes over the
Workshop under this Agreement.  Article 11 Party B shall bear joint responsibilities for
restoration to the original state and damages and losses caused to the Workshop
under this Agreement and its public facilities as a result of its approval for
use by its employees, users and other persons.  Article 12 Party B shall be held responsible for keeping clean
the Workshop under this Agreement and shrinkage land, ports and parking lots
outside its buildings.  Article 13 Party B is not allowed to conduct any additions or
changes to the Workshop under this Agreement without approval, unless otherwise
agreed to in writing by Party A beforehand. Party B shall have the right to install water,
electricity, telephone and other renovation facilities inside the Workshop
under this Agreement; however, it is not allowed to affect or change the
structure of the building or mens and womens toilets. Any renovation conducted by Party B shall be handled
in accordance with building codes, fire prevention rules and other laws
and regulations.  Article 14 Party A shall have the right to dispatch personal
wearing its ID into the Workshop under this Agreement to check how Party B
makes use of the Workshop under this Agreement. Party B shall not refuse to
grant access and shall provide full assistance.  Article 15 The house tax and property tax of the Workshop under
this Agreement shall be paid by Party A. Party B shall purchase insurance for the [illegible]
facilities and other articles placed inside the Workshop under this Agreement
according to its own needs and Party A shall be held harmless against any
damages thereof.  Article 16 Party A shall have the right to terminate [illegible]
the Workshop under this Agreement by notification to Party B and the rent paid
shall not be refunded under the following circumstances: 1.Party B is disqualified to do business or provide services within the
Science Park or is asked by Party A on the basis of law to move out of the
Science Park; 2.Party B fails to make us of the Workshop under this Agreement more than
2 months after the commence date of this lease, or ceases the use or fails to
make use according to the terms of this lease for more than 2 months; and Party
B fails to rectify the situation within the time limit set forth by Party A in
its written notification to that effect; 3.Party B is behind rent payment schedule for more than 2 months; 4.Party B breaches the provisions of Article 9 or Article 14 of
this lease; 5.Party B breaches the provisions of Articles 10, 12, 13, 19, 20, 22 (1),
22 (4), 22 (5), or 23 (2);  and Party B
fails to rectify the situation within the time limit set forth by Party A in
its written notification to that effect.  [illegible seal]  3


Article 17 Upon the expiry or termination of this lease, Party B
shall restore the Workshop under this Agreement to its original state and
vacate it before handing it over back to Party A. Party B shall clean up the Workshop under this
Agreement at its own expense when it hands it over pursuant to the provisions
of the preceding paragraph. In case Party B fails to clean up the Workshop
under this Agreement and its public facilities, Party A may clean them up in
its stead and the costs shall be paid by deduction from the lease deposit.
Where the lease deposit is not sufficient, Party B shall make up for the
deficiency. Anything left over by Party B inside the Workshop
under this Agreement after its handover shall be regarded as waste, which shall
be subject to the disposal by Party A and Party B shall have no right to claim
any compensation. In case Party A needs to dispose of any wastes, the cost
shall be deducted from the lease deposit of Party B and Party B shall make up
for any deficiency. Upon the expiry or termination of this lease, Party B
shall fulfill the handover procedures for the Workshop under this Agreement
back to Party A according to the provisions of this Article. Party B agrees
without any pre-conditions that, in case of failure on the part of Party B,
Party A shall have the right to open the door or change the lock of the
Workshop under this Agreement to gain entry on its own upon its finding that
nobody from Party B is still using the Workshop under this Agreement based on 3
consecutive checks within 10 days. Party A shall also have the right to clean
up the Workshop under this Agreement, restore it to its original state and
treat anything left over in the Workshop under this Agreement as waste. Party B hereby agrees that it shall pay all the
expenses related to Party As opening the door, changing the lock, clean-up,
restoration to the original state and disposal of waste pursuant to the
provisions of paragraphs 2 and 3.  Article 18 Upon the expiry or termination of this lease, where
Party B delays the handover of the Workshop under this Agreement back to Party
A under the terms and conditions of this lease, it shall pay a daily penalty
twice the daily rent to Party A and make up for the losses that Party A
sustains as a result.  Article 19 Party B shall file timely applications with regard to
the Workshop under this Agreement according to the Inspection Code of Public
Buildings, Rules of Application, Regulation regarding Fire Prevention and
Inspection and their standards.  Article 20 The designed carrying capacity of the floors of the Workshop
under this Agreement is 500 kilograms per square meter. For the purpose of
ensuring the safety of the building structure, Party B shall pay attention to
the designed carrying capacity of the floors and consult with structural
technicians or architectures and shall not exceed the limit of carrying
capacity.  Article 21 All the requests and notifications related to this
lease shall be made in Chinese in writing and they shall be hand delivered or
mailed to the other party according to the addresses listed under this lease. Both parties shall notify the other party in writing
of any changes in their addresses within 7 days after such changes. Deliveries according to the addresses listed under
this lease shall be deemed as lawful deliveries before such notifications.  Article 22 Party B shall absolutely perform its obligations
prescribed under the terms and conditions of this lease and shall seek a guarantor
of joint responsibilities on its own. The guarantor shall, after thoroughly
reading this lease, sign its name and affix its seal in the column reserved for
guarantors. A photocopy of its ID shall also be retained as an attachment of
this lease. The photocopy of the ID shall be the front side of the ID. Party B
and the guarantor of joint responsibilities shall warrant that the photocopy is
exactly the same as the original and is free of any fraud or dishonesty. The guarantor of joint responsibilities shall
unconditionally bear joint responsibilities along with Party B in case Party B
breaches any of the terms and conditions of this lease. It shall also agree to
waive its right of discussion under Article 745 of the Civil Code.  [illegible seal]  4


The guarantor of joint responsibilities is not allowed
to relieve itself of its responsibilities without prior approval from Party A
if it wants to exit from the guarantee midway. Apart from a guarantor of
joint responsibilities, Part B can also fulfill obligations by written
joint guarantee of banks, joint guarantee insurance policy of insurance
company, time deposit certificate with pledge of financial institutions, or
other forms approved by Party A, provided that the guarantee commences prior to
or on the execution date of the agreement. For written joint guarantee
of banks, joint guarantee insurance policy of insurance company, time deposit
certificate with pledges of financial institutions, or other forms approved by
Party A, the executor of guarantee liabilities shall hold the same
responsibilities and guarantee with the guarantor of joint responsibilities. The
due time or expiry date to which the written guarantee is kept in registration in
light of related authority or financial laws and regulations shall extend over
sixty (60) days more than the lease period hereto.  Article 23 Both parties concluding the
lease hereto herby make the presentation that they are duly authorized, and are
properly empowered to enter into this lease. The stamp and seal with
which Party B uses for lease execution shall be both consistent with the same
that Party B deposits with Party A in the corporate registration procedures.  Article 24 Parties agree that any
lawsuit arising out of the lease shall be governed by the laws of Republic of
China and the TaiwanHsin ChuDistrict Court shall have jurisdiction as
the court of first instance.  Article 25 The lease is made in duplicate
copies and each party shall keep one copy for filing.  [illegible seal]  5


Parties to this lease:  Party A:Science Park Administration Duly authorized
representative: Yan Zongming [illegible seals] Address: No. 2, Xinan
Road,Hsin Chu, Taiwan  Party B:Optronics International Corp Duly authorized
representative:Magnier Address: No 46 Park Road
2nd, Hsin Chu Science Park, Taiwan [illegible
seals]  Guarantor of joint
responsibilities for Party B: Qiu Mingji [seal]: Qiu Mingji ID Number of the
guarantor of joint responsibilities: Q120811843   January 1, 2009  [illegible seal]  6