普陀区曹杨新村旧区改造方案.doc

First compliance review of the application of the appraisal Committee, only through the compliance review of the application to take part in a detailed review. 8.1 application compliance review: does not meet one of the following conditions, procuratorial Agency to submit application through compliance reviews, be invalidated: (1) application of the formats, contents, meet the requirements of selected files, powers of Attorney, declarations by the legal representative and the tender agent application to meet the requirements; (2) licence and a bidding agent qualifications meet the requirements; (3) the similar project tendering agency agent number and provide proof of material compliance; (4) the tendering Agency intends to put into this project the number of professionals to meet the requirements; (5) are intended to the agent of the project as a project manager has similar projects the number of and references to meet the requirements; (6) no fraud case. 8.2 application review in detail the Evaluation Committee through compliance reviews will be selected for detailed review of the application. 8.2.1 tender agent institutions similar project tender performance requirements (16 points) tender agent institutions similar project tender performance 16 points, by two part composition (1) agent similar project of cumulative bid amount scored calculation rules for: Agent water project bid amount (on January 1, 2007 has has bid notice for associate) cumulative each reached 100 million Yuan have 2 points, water project cumulative bid amount scored up not over 6 points. In addition, completes a bid worth more than 500 million yuan in total 1 minute, but other items score accumulated winning amount up to a maximum of 6 points. (2) calculation rule for the number of agents similar projects: proxy bid amount (since January 1, 2007 winning notice shall prevail) bidding projects in more than 50 million Yuan by 2 points, but the Agency projects the number of scores up to 3 minutes. 8.2.2 to be agents of the construction project as a project manager in the same project performance (10 points) Project Manager agent performance scores including agents of the bidding agencies of similar projects, as well as in other similar project tendering agency service agent during performance. Total 10 Project Manager agent performance, made up of two parts (1) acting like the accumulated winning amount calculation rule: agents for water conservancy project bid amount (since January 1, 2007 winning notice for example) cumulative average reached 100 million Yuan 3 but scored no more than 5 minutes. (2) calculation rule for the number of agents similar projects: proxy bid amount (since January 1, 2007 winning notice for example) in the more than 50 million Yuan water conservancy project period of 3 minutes, but scores the number of agents similar projects up to a maximum of 5 points. Project Manager demonstrated to provincial-level and higher peoples Government or the development and Reform Commission published the winning bidder on the designated media publicity shall prevail. 8.2.3 staff requirement (25 points) 1, to the construction project serving personnel, 4 years experience in tendering agent, 2 points per person, 2 years experience in tendering agent .Pig is not a pig. With domestic international market and technology big environment of changes, as China traditional industry of pig production of job way and profit way are requirements related industry for resources integration, to quality security for premise, regulation based farming, and management cost and the production, and sales cost, go standardization, and scale, and intensive, and market road, fast upgrade whole industry chain of regulation capacity, market competition capacity and anti-risk capacity. First, industry analysis (a) the basic situation in China is a traditional hog production and consumption country, 2008 46.15 million tons of pork, pig stock 462.64 million head by the end pig slaughter 609.6 million. National pig industrys annual production value at around 650 billion yuan, nearly 50% per cent of annual output value of animal husbandry. Sichuan province in 2008 produced 6.52 million tons of pork, with 694,000 tons of Chengdu city, live pig sell 10.46 million, first 15 Vice-provincial cities in the country. The whole nation advantage regional planning (2008-2015) there are 437 counties (cities), 55, Sichuan, Chengdu has 7 (including in pengzhou). International pig industry mainly include the European Union, the United States, and Canada, and Brazil and other absolute scale of animal husbandry industry and technology developed countries. Market 1, the domestic market from Chinas meat consumption habits and economic analysis of the development situation, the emergence of new trends in the market of domestic pork and its products. Docking is a pig production and sales more closely. The Yangtze River Delta, Pearl River Delta and the Bohai rim economic developed area industrial structure adjustment gathered pace, two or three industries to the Central and Western bias. Second, the rigid domestic consumption growth. For a long period, pork is still the largest variety of meat consumption in China, the absolute consumption continues to grow. Especially in the vast rural market growth potential. Third, market for pork and higher product quality requirements. Pollution-free pork safety and health has shown a very good market prospects. Four is the market changing. Currently, cold meat, more and more varieties of meat and pork meat products, which accounted for a large proportion of pork consumption, stores, chain stores, supermarkets and other marketing methods is on the rise, and transport has been extended to more than 2000 km in RADIUS. Chengdu is an important River pig resource market, the citys commercial rate reaches above 60% of live pigs, pork and raw materials primary processing products in the domestic and international reputation is high. Western hog trading center in Chengdu and provides disease-free areas of construction in order to further accelerate the development of swine industry realizes space and conditions. 2, the international markets at present, annual volume of trade in live pigs in the world year around 18 million, about 6 million tons of pork trade. A large net exporter of pork is mainly the EU and North America,-importing countries mainly in Asia, Japan, and Korea, and Singapore, the Philippines, Hong Kong and other countries and regions, as well as Russia, about 3 million tonnes were imported. It is predicted that the world meat consumption increase of 80% in Asia in the future, our country has obvious geographical advantages, export potential. With the advancement of live pigs superiority industry belt construction, animal disease .普陀区曹杨新村旧区改造方案普陀区曹杨街道办事处：习近平7月17日在中国科学院考察工作时强调：科技兴则民族兴，科技强则国家强。集中力量推进科技创新，真正把创新驱动发展战略落到实处。要优先支持促进经济发展方式转变、开辟新的经济增长点的科技领域，重点突破制约我国经济社会可持续发展的瓶颈问题，加强新兴前沿交叉领域部署。当前那个领域能开辟新的经济增长点？李克强总理强调：棚户区改造等可以接续形成新的经济增长点。前总理朱镕基也曾指出：“真正的国民经济增长点根本不是在汽车行业，也不是在别的什么地方，而是住房、是建筑业。李克强2013年6月26日主持召开国务院常务会议：研究部署加快棚户区改造 促进经济发展和民生改善指出：棚户区改造既是重大民生工程，也是重大发展工程，让更多困难群众住进新居，逐步将非集中成片城市棚户区统一纳入改造范围。同步建设配套市政设施、公共服务设施，确保同步使用。会议要求，各地区、各部门要重视并加强对棚户区改造的领导，省级政府是责任主体，并把责任分解落实到市县和有关部门。我们要贯彻新一届党中央有关旧城区改建的创新思路，切实转变城乡建设的模式，城镇化建设的主体必须从房地产开发商转变为地方政府，才能促进经济发展方式转变，开辟新的经济增长点。以政府组织，居民参与为原则进行旧城区综合整治，建设费用全部列入住房的建设成本。新建住房在满足原住地居民住房需求后，多余的房源由政府按投资成本价向符合购买一套住房有困难家庭进行出售。投资成本价中已包含了土地有偿使用费和政府应收的各种税费，为地方政府培植了重要而稳定的税源。按国家法规规定，曹杨前后七村改建不能依靠房地产开发商来完成！政府把土地划拨给下属的职能部门，由职能部门负责办理项目的建设批件，并委托项目公司进行管理，由项目公司负责解决前期非行政性费用，包括设计费、勘察费、居民临时过渡费等。建设采用BT信托模式，前期部分代垫费用都进入建设成本。政府把在建的项目资产全权委托信托公司按要求进行管理，由信托公司按信托合同预先约定的分配方案进行操作。选用BT信托管理模式，不需要政府投资、融资、无需财政担保就能解决旧城区改建的全部建设费用。把旧房改造“投入资金”转化成“创造财富”把创新驱动发展战略落到实处。居民不出一分钱采用空间换房间方式改善了居住环境、提高了生活质量、转变了传统的旧改发展方式提前建成小康社会。一、 小区基本情况曹杨小区规划用地包括前后七村共占地：48700，改造户数：1963户；原面积：71697.43，原容积率1.5，改造后每户以90计算，优先满足当地居民住房需要176670，加上公建、商业用房等。规划容积率应达到5左右。二、 改建目标通过曹杨新村旧区科学发展和住房体系科学试点，积极应用国家重点技术创新成果推进街道整体改建，实现当年动迁、当年建设、当年住新居，打造成“符合现代化生活需求”的全国先进示范社区，改建后小区适应老人社会生活需求，重新配置电梯、建设大型地下车库、推行使用停车费收入补贴物业管理费减轻居民生活负担、使每户每月免费使用100度电清洁能源、常年保持室内温度1822度、污水和厨房垃圾生化处理实现零排放、改建后确保中小套型90平方米占70%、保障人均居住面积达到30平方米、建立老人活动中心和社区医疗服务中心，最大限度满足居家养老需求。三、实施步骤1、本次旧城改造的主体是普陀区国资委，由普陀区曹杨街道办事处负责向每户居民进行曹杨新村改建征询，征询内容为（1)实施方案:根据物权法国务院关于解决城市低收入家庭住房困难的若干意见和国务院关于促进节约集约用地的通知的有关规定的精神，推行免费旧房换新房全部推行等面积置换政策，如回搬面积不足人均30平方米的家庭，居民可以按投资成本价买足人均30平方米对支付有困难的可以向基金会申请购房补助。超过人均30平方米部分不能申请补助，最低基本保障套型每户90平方米；（2)房屋标准应达到绿色建筑三星标准：(3)请认真填写征询意见表。桂花园生态小区改建征询意见表征询对象姓名：隶属： 街道 居民委员会家庭地址： 路 号 楼 室室内居住面积：家庭成员 与户主关系姓别年令从事何种职业稳定月收入同意以上方案请打勾 囗希望购买 平方米居住面积需要 室 厅家庭月收入： 元购房限额： 家庭月收入0.0090= 万元居民委员会审核： 购房限额投资成本价= 测定你可以增加购买 平方米住房。 不同意以上方案理由： 家庭户主签名：征询单位：普陀区曹杨街道办事处 征询日期： 年 月 日2、街道办事处本着公平、公开、公正的原则对每户统一测定家庭室内居住面积，把煤卫合用面积按家庭室内存积的比例分配到每户名上，并公布于众。3、居民家庭的居住面积按每户租赁证或房产证为准。4、在完全满足当地居民住房需求后仍有多余的按投咨文成本价向社会上符合享受购买保障性住房的居民出售。5、推进城镇化进行的旧城区改造，统一采用等面积免费产权置换办法执行，如属于公有住房租赁者仍按原公有住房出售政策购买转变为产权房，购买后再进行产权置换。6、确保回迁居民30平方面居住面积,如人均不足平方米可以按投资成本价购买到人均30平方米,如果购买有困难者可以向公益基金会申请补助。7、如果家庭条件较好可以按投资成本价购买到人均40平方米，但超出30平方米部分不能享受补助。超过40平方米按市场价进行结算。8、按上海市普陀区在职职工的年可支配收入计算家庭月收入测算购房限额指数。用家庭月收入除以限额指数得出该家庭购房最高限额。在限额范围内选购房源并可以享有补贴。确定最高投资成本价不能超过家庭月收入的两倍。9、居民临时过渡费按常住居民为依据每人每月2000元颁发，有户籍不常住的以上年度常住6个月以上为测算依据，计划过渡最长时间不超过12个月，第一次发放过渡费均按12个月计算，发放过渡费进入成本最终还是由居民自行承担。为了公平、公、防止弄虚作假，由居委会统计后公布于众，居民间互相监督。10、普陀区国资委获得区政府批复后委托一家项目管理公司承担非行政性前期成本与上海现代房地产实业有限公司（简称上海现代公司）签订合作改建协议。在协议中注明；采用BT信托办法重新建设曹杨小区，上海现代公司帮助“普陀区国资委”出据业主工程款支付保函、由总承包企业负责组织全额建设资金委托信托公司进行管理。同时普陀区国资委名下的曹杨小区的土地使用权他项权利委托信托公司进行管理。11、住宅产业化能加快施工速度，把速度转化为效益，通过住宅产业化模式体现改建工程建得快、卖得快、资金周转快的特点，把节省的财务费用、管理费用、销售费用，理应属于现代公司所得部分收益和应缴纳土地增值税等部分资金约占销售收入的20%，由上海现代公司出面捐赠给住房公益基金会，普陀区国资委在信托合同中注明：销售收入的20直接划入基金会专户，由基金会对购买本项目住房有困难的居民进行购房补贴。12、为了分清各方的收益，普陀区国资委按钢筋混凝土技术核定的建设周期作为信托公司管理周期，旧城改建联合机构待信托合同到期后清算各项费用在建工程信托资产在信托管理期间，提前实现销售的收入所产生的信托受益归上海现代公司所有，由信托公司把资金使用方支付的兑现利息划归给上海现代公司。四、建安费分析一）、土地购置部分：NO工程项目（费用）名称单位造价1契税 4%68 元/2初始登记费1 元/4小计：69 元/二）、前期开发费用：NO工程项目（费用）名称1设计费（按100 万计算）70 元/2勘查费15 元/3临电设施7 元/4临水设施4 元/5场地平整费（含围栏）10 元/6审图费20元/7 小计：126元/三）、施工期费用：NO工程项目（费用）名称1建安费3500 元/2监理费3、6 元/3施工期周边建筑和管理监察费2 元/4防雷检测费1 元/5全程测绘跟踪费5 元/6综合保险费3 元/7信托管理费80元/8业主工程款支付担保费90元/9代甲方工程项目管理费300元/10小计：3984.6元/合计41796元/五、投资成本价的测算见：投资成本价：13008.67元/，土地有偿使用费：3030.78元/ 建安费：3860.09/ 见附表（一）居民承受能力分析本地区家庭月平均收入按7000元计算。六、居民承受能力分析每平方米投资成本价13008.67元,小区内1963户居民原平均居住面积36.52，改建后居住面积指标可达到90, 需要出资69.57万元购买53.48，向公积金贷款16.09万，向银行按揭贷款48.69万，每月等额还本付息3728.88元，家庭收入7000元，占家庭收入53.27%，严重影响家庭生活质量。如本区回搬居民家庭月收入7000元，购买69.57支付有困难的，只要每月支付家庭收入三分之一，计2333元，不足部分1395.88元向住房养老基金会申请补助，批准后由信托公司每月直接将1395.88元委托银行划入购房者的账上，居民每月只承担2333元还贷，占到家庭收入的33.33%，大大减轻了居民购房负担。小区内属于低保居民例外可享受低收入家庭的政策。如果家庭平均年龄达到60岁的退休职工，家庭收入按5000元计算，改建后从原36.52购买到90平方米住房，同样可以向银行申请按揭贷款48.69万，每月等额还本付息3728.88元，购房者只要每月支付家庭收入的三分之一，计1666.66元，不足部分2063.22元向住房养老基金会申请补助，批准后由信托公司每月直接将2063.22元委托银行划入购房者的账上，居民每月只承担1666.6元还贷，占到家庭收入的33.33%。但可以把90平方米的住房作为遗产委托信托公司管理，按当前市场价评估：每平方米2万元计算，该遗产价值180万元。根据上海平均寿命82年计算，瞻养年限为22年（82-60=22年），把遗产受益权捐赠给养老基金会，由基金会负责瞻养老人，平均年瞻养费8.1818万元，折合每月6818元。扣除倒按揭扣率0.67后,瞻养金额为4568元再扣除每月银行按揭还贷1666.6元，每月家庭净增加收入2901.4元,加上原养老金收入5000元，家庭月可支配收入可达到7901.4元，大大提高退休居民收入，科学发展城市改建为当地居民带来实惠，居住面积从36.52平方米扩大到90平方米、家庭月可支配收入从5000元增加到7901.4元，房屋质量、居住环境都得到提高、家庭财产性收入普遍增加，生活质量明显得到改善。真正实现让广大人民群众住有所居，共享改革成果。通过科学发展观切实转变城市改建方式，使居民住房面积翻番，家庭财产性收入提高，让人民群众看得见、得实惠的好事实事！这就是重大的民生工程！七、转变方式后政府收益分析曹杨小区改造1963户；改建面积：71697.43；土地有偿使用费收益52068万元，各种税收入21052万元，市政配套费收入6184万元，财政总收入79304万元。政府改建每平方米旧房增加财政收入1.1061万元。通过科学发展观切实转变城市改建方式，使当地政府财政收入增加，促进城市可持续发展，这就是重大的发展工程八、特别说明投资成本价中包含了土地有使用费是可以调节的，最高不能超过当地居民的月平均收入的二倍。根据地方政府的财政收入和当地居民收入情况进行调整。上海现代房地产实业有限公司供稿2013.8.84.1 application of the Chinese language application for proxy bidding agency application system. 4.2 bidding agent applications should be submitted by the Agency included in the 5th chapter of the content, and than select file asked to provide appropriate documentation. 4.3 proxy application shall affix its official seal coding and page by page in the specified location. Agent a copy of the application shall have to number the pages and signed original copy (copy) (including supporting documents), and copy should be exactly the same. 4.4 application there shall be no loose pages. 4.5 agent application should be complete with indelible ink (powdered) prints, the agent shall not alter any page of the application. 4.6 bidding agencies offer should be based on the interim measures for the management of tendering agents service charges (meter prices 20021980) rules of the Nineth, tender agent service charges using the difference progressive billing rate. Charges in accordance with the tendering agents service charges and, in conjunction with the provisions of the specific circumstances of the project shall not be floating up and down-floating range must not exceed 20%, otherwise the application cannot pass compliance checks, be invalidated. Due to bidding agency selection and principal-agent contracts signed during charging base bid amount has not yet been produced, it can only be according to the rates of price, bid and the bid amount determines after the end, controlled response rates calculated shall pay tender fee (tender agency fee accounts for the actual bidding agent item for fares). Than the selected person tendering agents service charge control the upper and lower limits, Cap for the State Development Planning Commission of the interim measures for the management of tendering agents service charges (meter prices 20021980) of tendering agents service fees under 100%, the lower limit for the State Development Plan