魔兽学院2攻略

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Reprinted from 519621721 at 11:55 on October 1, 2010 Reading (loading. ..) Comments (0) Category: Network reprint

(thanks to this man's portrait of dedication, this article is too useful to me. We do not know who you are, but I think you're a wonderful person. thank you)

Urban and Rural Planning Law of the People's Republic
will be implemented on January 1 next year,エアマックス24-7, as real estate management department has a small fry and now homeless people into the sea, I saw them with the real estate development and construction related to the contents of the report, some feeling, here to talk about.
the major departments involved in real estate management scores between the long time, I think of where to where it mentioned. The following report is basically built in accordance with the order for.

1, land permits, construction land planning license, planning approval stage points
land certificate, and construction land planning license these two cards, plus approved planning point is the premise of real estate development. However, it received the order a few things, very knowledgeable. Experienced comrades, a look at the issue of these things the time, basically you can determine the plot behind the story. These three things in the department of land and planning involved in the protracted struggle for power sector. At present there is no good our laws regulate this issue.

Well, a brief speech, the land certificate issued by the Land Department, land ownership certificate specifying the period of land use and use (just stated); construction land planning license issued by the planning department, is approved for land use and land boundaries of the law; planning points approved by the Planning Department issued, is to determine the intensity of land use indicators of the legal basis, such as building density, plot ratio ah ah ah parking configuration requires the approval of these indicators are reflected in , including the current requirements that limit the percentage of small units will be reflected in this document.
general, a piece of land, must be approved by the planning elements of the planning department, issued the construction land planning license (hereinafter referred to as the regulation permits), the to receive the land use right certificate. This absolutely should be required procedure. Because the land department approved by the planning department must be based on land features and land use intensity, to calculate the land transfer order to the land specified in the certificate of land use and life.
But hey, in reality it, the idea is only an ideal state. Because, first, the department of land in many places in the transfer of land when it was not considered planning to sell directly to the block. Then do a commercial and residential land to the people the land use right certificate. Such people can not understand the land transfer model was very popular. Then the transferee of the land developers, planning departments Ruanmoyingpao go, whether it is planning to modify or just the plans are no good, anyway, my land transfer is already paid, the rest of the things you planning department I have to get.

I am not criticizing this land transfer mode is easy to breed corruption. You know, out of the formal land transfer is just a beginning in 1990, and to engage in publicly traded in the form of land, or even only formally began in 1997. The first piece of publicly traded Beijing land, is to the market after 2000. I just say that my lack of experience on this issue, the international community has nothing to draw on the model. Because China's real estate management system that is absolutely unique in the world. Angry youth are not here, I mean three to four. I soaked in the industry these years, at least I personally think that put me in the background of 90 years to go inside, I can not think of a better pattern of land transactions. The concept of urban planning until now have not popular, not to mention was it.
But in any case, this land transaction is now just history.
Town and Country Planning Act, the new eighteen: in cities, town planning area to provide by way of transfer of state-owned land use rights in the former state-owned land use right transfer, city and county governments to urban planning departments shall, according to controlled detailed planning, the location of proposed land transfer, the use of nature and intensity of development and other planning conditions, the state-owned land use right transfer as part of the contract. Planning conditions of the land determined not to sell state-owned land use rights.
obtained by way of transfer of state-owned land use right of construction projects, the signing of the state-owned land use right transfer contract, the construction unit shall, with the approval of construction projects, approval, filing documents and state -owned land use right transfer contract to the city and county People's Government, the competent departments for urban and rural planning for construction land use permit.
city and county government planning departments of urban and rural land use planning in the construction shall not permit, without change as the state-owned land use right transfer contract part of the planning conditions.

hope in my future career, do not hold commercial and residential land planning department of land certificates to wear foam die, amen.

2, setting up the project company, project, environmental assessment, real estate development qualification
each of these four is almost time to start a project to pursue things. Very socialist characteristics. But there are also some very interesting things, the relationship with the law is relatively large, such as the establishment of the project company. Here we must note, the parent company photographed the land, to set up its wholly-owned company under the name of the project, according to our laws, not a transaction. I again emphasize: the parent company and its wholly owned subsidiary of the land between the transfer, not on business transition. Stress once again: not a transaction. Therefore, the real estate subsidiary of the company can be set projects, the house sold and then destroy it in the entity, leaving only a shell. This mode of operation no legal risk at all, very economical and practical, so now the size of a little bit of real estate companies are so dry.

say the project, this thing is purely a product of the planned economy era left, very tired, do not know what this thing should be considered. Project is mainly on investment projects and feasibility. I do not know the current market, the feasibility of this thing, the perspective from what the government is managed. Anyway, over the depth of the market economy, so the management of this matter is also different. Basically, some places do not control, in some places very strict on the tube. And what materials project in the end that is not clear what anyone says. Project has relationships with other procedures that is even more unusual things casual. Such as the recent national policy requiring environmental assessment carried out for first, head back project. This is based on strengthening environmental protection for sustainable development considerations. But in many places, the EIA is a major prerequisite for project approval material. Item can not simply do not stand the EIA. However, under the policy to tackle this problem are the people to do things out. Anyway, so far, projects have to be launched in, I do not know how we are all of these inexplicable policies come through. Anyway, if I make arrangements for these things are basically go directly to these departments, for example , to the planning department, let them give me the feasibility study report recommended the establishment of the company, to the EPA, let me recommend them to environmental assessment report the preparation of the company, and then let the company run out of these procedures. Preparation of cost does not matter a bit to more. In short I saw these procedures, the first to severe pain.
qualified real estate development that is more a technical content, the key is hard to find professional and technical personnel. Now these are the province of professional and technical personnel data networking, and want to get some balls people basically can not fool the construction sector, construction sector did not dare mess in this matter, because anyone can be found online, a What is the professional qualification of a representation of any company. Structural engineers are now hard to find like, ah, feeling one. Hehe.

3, General Plan review stage
name for this stage is not around, I hear more is called This stage is the review of the district master planning drawings, that is, the trial how a district buildings are rows, each of them single building how high, how big , how the buildings interval between single building,我的十年感言, how much space, enough sunshine, with a total floor area ratio is much, did exceed the specified floor area ratio, building density is the number, how to arrange the road and out of district, is not consistent with fire codes, etc.,エアマックス90, etc., these things are very professional ah professional.

here illustrate what I want, such as building density, this thing looks simple is not it, that is, the base area of ​​the building plot area ratio of the total number. For example, this area is 1 million square meters, 3,000 square meters of buildings on the ground, then the building density is 30%. Look this calculation should not be any controversy. But wait. My area of ​​3,000 square meters inside the building, has 2,000 square meters is a large elevated platform , is the parking under the elevated floor, the air above the green square. Now, the controversy came, my 2,000 square meters, in the end be regarded as building basement? The reason why you limit my building density, green thing is nothing more than to ensure, protect the residents of leisure space thing. Although I now seem to be something built on the ground, but on top of my things are green, ah, ah did not decrease my green, my leisure space has not decreased, ah , so this can not be considered in the construction of 2,000 square meters inside the density. This type of elevated levels of air garden do not count in building density in the end to the problem, anyway, is not constrained in technical specifications, there is infinite room for personal gain.
another example, floor area ratio, total floor area divided by the net land area. Also seems very simple. But a look into the practice, Han is a net land area ah? Starting from where ah? Is a pure land use rights are set out in the area, or is it that little more than the large area until around the middle road of the road go? This thing did not know, how operators will do. Increase the net land area of ​​gross floor area of ​​naturally increase. This is the place for personal gain.

other places, such as setting fire channel, high-rise buildings must be set up around the fire ring road. But such a practice, the green area basically destroyed. How to do? Set the kind of invisible fire Road, above the grass to keep green, pointed to the drawings that this is a fire road. So engaging in work? Anyway, I do not know Daoxing not. Fire Road that is a very strict load design requirements drip drop, anyway, I personally do not know that the grass can not afford to carry fire.

trial reported the total surface is built throughout the development process of most technical content of the live, this process generally required 2 to 3 months, and planning departments often have to repeatedly modify and forth, back and forth grinding, grinding, gone to parties temper, can pass too. Anyway, I have seen almost no work to do swimmingly Han, dry waiting to be able to review through the master plan. I have not seen the kind of defect of the total graphic design, if we really want, no matter what the company's general layout, whether you or Agile Vanke or R & F, that stir up as long as one, the problems are baskets of. Fire interval is not enough, the place is not open the window to open the window, or is the Drive turning radius is too small, and so on and so forth. (In this boast one: I Fucai, have tried to complete the work within 10 days, has been cited as a legend. Hehe)

4, a comprehensive review of pipelines, drainage permit
comprehensive review of the pipeline is the planning department one of the professional review, I am now speaking out specifically, because this thing is really very, very professional ah. If done well, it is kill people ah. Moreover, the company was killed this thing everywhere. What you do not think that those who Hopson Poly ah ah like the big companies would not have made this issue a significant error of principle, in fact, no matter what real estate company in the fall issue of the probability of the same, this thing just like drumming mass floral, one that died.

said a long time, and pipelines is what? Includes three items: cell to the drain line, strong power lines, weak lines, the three taken together, according to co-ordinate arrangements for the design of science, into the same sheet of drawings. Do not have to explain the water supply and drainage, is how to tap into the community guidelines, then how the sewage and stormwater discharge area; strong electric power consumption is the line where the feed from, how public housing, how the door; weak content to more, What cable television lines, various types of communication lines, network lines,air max, internal control lines, etc., etc., many to death. The above three things should be scientific, then all had to go underground , into the buildings from the ground wearing a single re-connection in every household.

ah what these lines must be reasonably arranged, moving around is not. As non-professionals, to determine whether a district official line of integrated design is good, just look at two things: 1, you get to walk into a district to see if it is not the wires inside the building and the floor in between the ride. As long as this, basically you do not have much of this area considered; 2, manhole covers is not a basic arrangement along the road to the district , not get everywhere. What do a manhole cover if the floor is simply not see into the past, basically the area you might consider giving up.

Why am I so stressed
the pipelines it? If it is poorly designed with consequences? First of all,エアマックス2010, that is, water supply and drainage problems all day. The rain area becomes a pond thing, I really seen enough of that; and then, for the young me, is the network problems all day, the district network operators did not have a choice, because only a buried pipe, do not The network operators do not want to come in line to provide quality services, and now this family is not here, where the line is bad bad day repair, I This is Daguai it, boom, click, off the net. Then again, do not drive the summer air conditioning, open to a power trip. Get round the house with appliances, do not open with. Do not drive while watching TV the computer, or have a night in the dark consumption. This is a sign of pipelines did not do a good job ah. You say, this community can live in it?
pipelines being so important, then we say that we consider when designing good, good research, not on it? In fact, no. Why? Because all the lines, you have to bring in from the outside, are out there gotta interface. But the interface where? I'm telling you, no matter how many developers are doing preparatory work in advance, how much do the investigation, they can not guarantee the interface does not change reserved. The most common is the municipal sewage pipeline suddenly re-construction, for the place, even if it does not change is the place to raise the level of a few centimeters, this inclination is not enough because the drainage area, it is also finished. Too often this kind of thing. I am sure you often see the construction of municipal pipelines, digging up the road, to make trouble here today and tomorrow to make trouble where it is. Anyway, I was afraid of this thing out. That this situation is to lose money all else fails . Then, the high-voltage wire access port, a good start right from a certain substation access, until construction is completed, access to formal, I suddenly noticed that the substation has been removed, or it has been over capacity, and can not be let you pick, you have to pick from other places, this time can only spend money wasted, and imposing lead. How much power leads to count the number of electricity. As for the, uh, what life would cause trouble, I do not know.

say to the drainage permit. This thing is made of the municipal sector, specifically for the drainage district. Are now required the diversion of rain water and sewage. Rainwater and sewage is to be divided two tube rows. This thing is the tube diameter and flow, and the connection location of municipal pipelines. And then this thing is in turn affects the design of pipelines, in fact, the same thing. I do not say.

5,玉树七日,エアマックス, single review, construction project planning license
planning department review of the single unit design that is very strict, but overall, relative to the master planning, it is more easy to pass it.
single design is Shane? Master planning is based on the implementation of the single building design. These programs are mainly Han monomer content? I was so summary: The key is to implement the size of the space dimensions. Some things at this stage is also very troublesome, Zuifan the parking spaces. At present, China's major cities have parking issues that are very strict control, the requirements are generally assigned one parking space per residential, commercial general is 100 square meters with a parking space. General configuration requirements are basically so similar cities. Parking spaces is not enough, basically not even think about through the single review.

, of course, during the general master plan review, also Mixed parking spaces, but the experience is mainly the value of that stage, according to 35 square meters to 45 square meters square meters, the value of this experience of a parking space, enough to evaluate the basement area, the general planning department is very concerned about parking spaces will not be enough, not serious in the number of drawings. But not the same single phase to begin counting. What hair trick this time will be spend . Spaces such as the so-called picture-you, do not stop the car into the parking spaces corners also put the matter, so on and so forth. But sometimes, no matter how inadequate, set in place, it also means that claims that I am here to do three-dimensional mechanical parking spaces. Three-dimensional mechanical parking spaces I believe many people have seen, that thing is very bad words, so out of time to spend half an hour it is a very normal thing. But many developers are just lip service, as long as the review by monomer, the mechanical parking equipment that was never installed.

So why developers do not want to build bigger then the basement? That the construction of the basement at a loss. People who buy less. I know this would have a say Fenqing will fire to me, say 10, some 20 million to buy a palm-size parking spaces, developers are also at a loss? The fact is, stop a car, do not only need 10 square meters of space. However, you should go in this car, you also need 30 square meters into the lane. So by experience the value of parking spaces required for each share of the area, basically 35-45 square meters. Planning departments are so grasp. This car is you can not take off and land vertically. This is the objective law.
course, this is probably my experience in some cities, parking can still make money, such as Guangzhou, Shenzhen and Shanghai, some of the prime real estate, said to be able to buy 40 million parking spaces in one. But this does not mean that general rule. Hehe.

After
single trial design, detailed design and then look at the building construction plans, construction projects can apply for a planning permit. This process is no technical content. Not worth to say. I alluded to before.
But this construction project planning permit, in the new I understand not drilling details, do not know what this law means, what the mystery out.

6, fire and air defense special review
these two things out dead. So I direct the following two conclusions: no fire and the air defense community design Standards. No residential fire and air defense equipment is qualified. I have such a direct point: the fire was reported built, is difficult to say, is the most difficult of all professional newspaper under construction, but if the simple can be very simple. As reported that construction of civil air defense, this thing somehow, I do not know what the count, I am preparing for any thing, all feel ill.

start the fire start. Fire department is the armed police, not the government agencies, have a number of the people's hearts. Review of the fire, in many cases are very crap, very bureaucratic. In addition, our developers and, indeed, is not outrageous, to meet the Fire Code, then the investment is too high. In addition, we consumers have no such awareness. Because many of the requirements of the fire is on the impact of use, such as elevators and stairwells were set up between a fire door, and that the owners and out, this is a very inconvenient. Basically, the fire design is absolutely impossible to do enough homework in strict accordance with specifications. In this respect, it is more and more stringent review. In general, the developers are entrusted to the fire building construction enterprise agency reported. Why? Because these companies and fire departments long-term deal with the intricate relationship between the fire department has a long history, often by them to come forward in order to get things done. However, I am here to be fair: those involving fire safety norms, basically no one would dare hands and feet. Such as the 12 floors above the fire to set up a dedicated elevator, 17 floors above the set scissors staircase , which is already the iron law of peremptory norms. I personally have not seen developers to these mandatory norms around too, even if they will get around to great rewards, such as the reduction of a staircase, that is how good thing, ah, but basically no one dared do. At least I did not dare. In my future career, I can not.
air defense projects, like the nerve is something with Chinese characteristics. I do not know what Suansha. I really will not have a raid to stay in the basement of tall buildings, 911 of the vehicle in front of that building is to see. True to the bombing of a building, stay out of the basement is absolutely buried alive. Of course this is only my personal impression, and we do not mind.
civil air defense sector government departments, not the military establishment. For air defense purposes can also engage in that part of the basement parking spaces, but this part is to be zoned out, not ownership certificates issued. This part of the right to use parking spaces only. The use of civil air defense parking spaces on the right, and now the controversy is very great. All voices in society, especially since that property law to see through the nerves are. I tell you what all the air defense purposes, property rights are the state. Countries in order to encourage people to engage in civil air defense projects to allow you to temporarily use the. But the property rights, in any case,今天你偷菜了吗？, what can not belong to all owners.
air defense purposes as part of the parking is only a temporary nature, can not sell, so developers will definitely be seeking ways to reduce air defense area. In addition, the air defense equipment that is very crazy things, such as air defense that the security door, it Suansha do not know, that thing into the basement to really, really is out of the bunker. Do not know what to prevent.

7, energy review, construction drawing review
receiving construction project planning license, construction drawing design company based on the re-refined, complete construction drawing, utilities and so on all construction drawings and structural calculations of construction plans, etc., to complete energy-saving design, make a energy calculations, you can begin the two reviewed.

energy review, which in my personal experience, is how the trial will do things. China is now more emphasis on sustainable development, the location of building energy efficiency put more and more high. Put it this way: What is 360 - degree windows, all open-style balcony, enclosed courtyard without these things, certainly not in energy efficiency compliance. Do these things, the summer air conditioning was opened to the crazy out. But people like this new thing. Well, where North-South difference is clear: the North in general are more energy saving standards on review, the people in the concept is also more able to accept this, because the North has a heating problem, energy-saving standards of the house can not, in the winter , but it should be in vain flowers out of heating costs. But the southerners are more of this kind of thing does not wait, see, I like this one, none of your business ah.
Here
could not help but think of the dwelling area of ​​90 sq m accounted for 70% of the 9070 policy said a few words. Ministry of Construction officials in policy development, will feature with a strong north. Northerners consider the request after heating in winter is indeed not used to living large. More than 6 meters in the living room bay, certainly not in the heating on a standard. At the same time, without considering the toilets in the light and ventilation requirements, 90 square meters of dwelling space can indeed design a very good three-bedroom units. This is from the north of the same usage and climate: air drying, and the toilet less frequently used, most people are not accustomed to a bath every day. (I note this is not a geographical discrimination ah I, I, completely the sake of discussion.) But in the south, just making such a bathroom window, 90 square meters to design a three bedroom, it is almost impossible to accomplish. This little painting in the map click on the know. The location of the house facing out to just a handful of noodles, a total number of rooms, toilets do not know where the place. I am involved in several projects that year, in order to meet the requirements of the 9070 can do under the 3 bedroom units, the designer does not know how many tons of vomit the blood. The company is now forced to not do anything on the market, the introduction of a large number of forced only two bedroom flats . Of course, the two-bedroom units also can live, but can not raise children, raising children, this one is finished, add children grandparents parents cry, and even turned the place at all. Reality is so cruel drops. Objective law is .
Now some companies to circumvent the 9070,ナイキ エアマックス, would like some tricks, such as the design of two houses, then get through it together to sell. In some adverse media publicity caliber, this approach is called bad developers to do things against their conscience. I was speechless.

Well, to say the energy review, one said that he went to say so much, I'm sorry I'm sorry. Now that review of construction plans. Review of construction plans are now the market has been on the surface , and allows developers to find their own construction plan review the qualifications to do the review unit. Construction plan review unit also must review the results. But the technology is based on our review of the backwardness of, um, how should I say, even the design, construction techniques are very backward, so this review is a matter of opinion, the trial did not do anything. Here I have witnessed about a thing. Year of a three-tier cities in the PRD, in front of a villa project to build a view tower. The tower it, shaped like a spindle, two thin intermediate rough. Construction Bureau of the inspection team to lead people to check on the construction site, work on the frame of this tower, this tower to collapse suddenly, the entire inspection team all die off. This is a big ah, the Government has therefore formed a vast investigation, to investigate the cause of the accident. The first is starting from the design check. The results of a search, the design maintains no design problems. Then put the review of the drawings sent to re-do a search, then review the staff said, no, the drawings in question. On both sides to a falling out. Finally, both sides could not convince each other. The drawings breaches of peremptory norms say it, it is not violated. But that does not violate peremptory norms to secure qualified? I see who do not dare to say the words. Finally, the construction unit can only pull out a few fine sentence some money trouble. Hopson is now a real estate in Guangzhou in front of such a tree, the tower also intends to do is when the fights bitterly review. Last but not forgotten, because it did not know, safe to anyway in the end I do not know.

construction plan review fees is very expensive, so the market has been nominal, the de facto monopoly. In addition to the construction drawing review, review fees, expert little red envelope that is not dripping, quack, quack.

8, Yuni emission permits, noise permits, construction permits consecutive night
Yuni and noise, the two things that speak specifically to get here, because these two things are most disturbing. I know that in many cities, almost no control how these two things: Yuni and noise. But now, more and more cities, began to strengthen the management of these two things.

Yuni emissions now almost become
major highway management sector, including roads, transport, police, the main road of making money. Yuni transport construction vehicles, only in a specified time, the provisions of the roads. However, in many cases, do not be so standardized. Works to finish the work, especially when it is day and night may have dump ah, no way, can only get through all deities.