Exhibit
10.36  Land 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 centres, 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 hereby have agreed that Party A will lease land illustrated under
Article 1 of this agreement that are located in the Hsin Chu Science Park
(hereinafter referred to as the land under this Agreement) for Party Bs use
according to the following terms and conditions:  Article 1Indication & Rent under the
Agreement  Land IllustrationCity
  
  Town
  
  Location
  
  Land 
  No
  
  Area 
  (sqm)
  
  Rent
  Per Unit
  NT$ (by
  sqm/month)
  
  Due
  Rent
  Per month
  (NT$)
  
  RemarkHsin Chu
  
  
  
  Section of Science Park Administration
  
  117 inside
  
  363
  
  52.92
  
  19,210
  
  Only for the Use of Nearby Facilities of Product
  ProcessTotal
  
  
  
  
  
  363
  
  52.92
  
  19,210  Article 2  This lease term shall run 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 another 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  The land under the agreement is solely used for nearby
facilities of product process.  Article 4  Party B shall remain 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 5  Except otherwise stated in Article 18, Party B
shall not either transfer or sublease part or all of leased land hereof to
others, or change the use or provide the use in violation of regulations.  1


Article 6  As of the day when the lease term begins, Party B
shall pay a monthly rental amount equal to that set out in the first
[illegible] above of the lease, and shall pay rent to Party A in rent payment
procedures determined by Party A. Sales taxes shall be paid separately.  Party B, with the consent of Party A, uses land prior
to the lease execution. In this case, Party Bs rent shall be calculated from
the day when Party B put the land into use.  Article 7  Party A shall adjust land rent hereof at any time in
conformity of provisions of relevant laws and regulations.  For the declared prices of the land hereof, the state
land rent rate approved by the ROC Executive Yuan and other reasons, the land
rent hereof shall be adjusted automatically in proportion starting from the
next month when modification is fixed. Paid rents still require additional
payment or refunding during the period.  Article 8  Party B shall pay punitive damages according to the following provisions if it fails to pay
its rent and utility bills on time:  1.It shall pay damages equal to 2% of the
total amount due if its rent and utility bills are less than 1 month overdue; 2.It shall pay damage 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 damages 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 damages equal to 15% of the
total amount due if its rent and utility bills are more than 3 month overdue.  Article 9  Before the construction of buildings, Party B, on the
basis of business nature and applied chemical raw materials, shall take
necessary measures against the bad effects that occur (e.g., stingy smell,
noise, radiation, contamination, glares, and strong vibration, etc), and shall
submit to Party A detected pollution data of leased land soil, underground
water. This rule shall also apply when Party B closes or suspends its
business operations. Party B shall be held accountable for keeping the
environment clean in the premises hereof, subject to Waste Disposal Act, Air
Pollution  Control Law,
Water Pollution Control law,theSoiland Groundwater Pollution Remediation Act, and other regulations and
rules concerning pollution prevention.  Article 10  Party B shall present an application form to Party A
in case it wishes to draw underground water. Party A shall check and pass it to
Water Conservation authorities subject to the Water
Conservation Act.  Article 11  Party B shall complete construction at once only,
based on the project plan proposed when it applies to Party A for land
allocation. However, this rule may not apply if there are legitimate reasons
which are also acknowledged by Party A in advance.  Where Party A has recognized the construction plan,
and Party B finishes the building construction stage by phases, the first-phase
construction lot shall be located by Party A.  Article 12  Party B shall apply for construction licence within
three (3) months after the date of execution, subject to the Construction Law or relevant laws and
based on the project plan proposed at the time of application for land
allocation. It shall complete construction as scheduled in the project plan
proposed. Where Party B fails to complete construction on the date originally
scheduled for due causes, Party B shall apply to Party A for an extension no
greater than six (6) months.  Buildings constructed by Party B on the land hereof
shall be in conformity to Rules on ParkLandUse Zoning Control.  Article 13  When constructing on the land, in light of green belts
and sidewalks, buildings on the land adjoining roads over 30m in width shall be
more than 10m far away from the sidewalks; buildings on the land adjoining
roads over 20m wide shall be more than 8m far away from the sidewalks; building
on the land adjoining roads over 10m shall be more than 6m far away from the
sidewalks; building on the land which adjoins no road from back and from the
side shall be more than 4m away from the site boundary.  Article 14  Buildings constructed on the land hereof by Party B
shall use fireproof materials and structures, and shall be equipped with
separate air defence shelters as specified inBuilding Technical Regulations.The direction of access into the
building site shall be decided by Party A. Before the excavation of the
building site, Party B shall cover trace in advance the underground pipeline
diagram from Party A (construction team), and shall check to attach the
document when applying for start-up.  Article 15  In case that buildings constructed on the land hereof
require excavation on the park roads, [illegible] drain (feed) pipelines or
other public facilities, Party B shall apply to Party A for prior approval and
pay restoration deposit. After completion, Party B shall be responsible for the
restoration. Otherwise, Party A shall confiscate the paid deposit.  Where Party B modifies or adds under- or above ground
public facilities, it shall apply to Party A for prior approval. Since Party A
shall plan and cope with the entire project, the expenses generated shall be
paid by Party B.  2


Article 16  Party B shall excise due care and shall maintain over-
or under- ground public facilities on the land. Where any damages occur, Party
B shall be held liable for restoration and compensations.  Article 17  Buildings constructed by Party B on the land shall be
limited to requirements of its own enterprise, and shall be used for approved
purposes. Buildings constructed for Party Bs own use shall not be sub-leased
to others or used for other purposes, unless otherwise stated in
Article 18.  Article 18  Party B shall report to Party A for prior approval
when Party B tends to sub-lease, sub-lend or surrender buildings constructed on
land to others. Transference objects shall be limited to Park enterprises
established by approval.  In case of sub-lease or transfer as set out in the
preceding paragraph, the rent or transfer prices shall be approved by Party B.
Further, Party A is entitled to a pre-emption under equal conditions as set out
in Article 104 of the Land Law.  Article 19  Under any of the following circumstances, Party A
shall have the right to notify Party B of the termination of the lease without
returning the paid rent: 1.Party B is disqualified to do business or
provide services in the Science Park or is evicted from the Science Park by
Party A as regulated in laws or acts; 2.Party B violates the provisions of
Articles 3(1) 9,11,13,14,15,16,22(1)(4)(5) or article23(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. 3.Party B fails to honour its payment in
due time, and exceeds the amount or due time as set out in Land Law or
Regulations regarding Administration of Science Industrial Park. 4.Party B fails to apply for construction
license within three (3) months of execution date of the lease and still
fails to file an application after being notified by Party A with a deadline;
or in case of disqualified application, Party B fails to rectify the
application within limited period. 5.Party B fails to complete construction as
scheduled as per provisions of Article 12. 6.Party B violates the provisions of
Article 17 or 18 of the lease.  Article 20  In case that the lease is recognized as being null and
void or is terminated, and that construction on the land is ongoing or the land
form has been changed, Party B shall be liable for their restoration. But when
the construction or land form transformation does not hinder the use of others,
Party B is exempt from liability with the consent of Party A.  At lease expiration or within six (6) months of
the termination, Party B shall transfer the buildings on the land as set out in
Article 18 under the lease. Prior to the transfer, Party B shall pay
monthly damages equal to the agreed original rent.  Party B shall be responsible for damages of Party A
caused by the failure of transfer in due time.  Where Party A is able to purchase buildings on the
land based on the Regulation Regarding the Science Park Workshop and Relevant
Buildings, Party B shall not refuse.  Article 21  All the requests and notifications related to this
lease shall be made in Chinese in writing and they shall be delivered in person
or mailed to the other party according to the addresses of both parties listed
under this lease.  Either party shall notify the other party in writing
of any changes in their addresses within 7 days of 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 (Party C) 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. Party C shall also
agree to waive its right of discussion under Article 745 of the Civil
Code.  The guarantor of joint responsibilities is not allowed
to be exempt from its liabilities without prior approval from Party A if Party
C wants to exit from the guarantee midway.  Apart from a guarantee, Part B can also fulfil
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.  3


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 Taiwan Hsin
Chu District 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]  Parties to this lease:  Party A: Science Park Administration Duly authorized representative: Yan Zongming
[illegible seals]  4


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  5