安阳义乌国际商贸城项目可行性研究报告01632.doc

（内部资料·注意保密）安阳·义乌国际商贸城项目概 况 介 绍 安阳新时代置业有限公司 2010年4月一、项目概况1、项目地址：安东新区中华路与德隆街交叉口西南角地块2、项目开发商：安阳新时代置业有限公司3、公司简介：安阳新时代置业有限公司成立于2009年，是一家以市场投资开发为主导的大型民营企业，公司注册资本金1.8亿元，是浙商全国市场联合会副会长单位。公司高层具有丰富的商业地产经营管理和实践经验，熟悉义乌市场的商业运作模式并具备良好的合作关系。公司团队是一支专业素质优良、诚信的浙江商业精英。4、项目规模：（1）地块位置安阳新时代置业有限公司于2009年12月初，成功摘牌取得安阳市DN2-2-15-1、DN2-4-3-1等地块的开发权。该项目位于安东新区，东接中华路，北倚德隆街，南临南万金渠，西至曙光路，规划总用地40.69公顷，项目开发净地为497.646亩。（附地块图片）（2）政府强制性内容：A、DN2-2-15-1、DN2-4-3-1地块临用地东侧及曙光路、德隆街可设商业，商业建筑面积分别不应大于1.8万平方米和0.6万平方米；临明福街可设商业，商业建筑面积分别不应大于5.3万平方米和5.7万平方米。中华路与明福街交叉口西南、西北角应设高层商务办公楼，层数不得低于25层；其中DN2-2-15-2地块商务办公建筑面积不少于3万平方米，DN2-4-3-2地块商务办公建筑面积应为3-6万平方米。DN2-2-15-2、DN2-4-3-2地块商业建筑面积不少于19万平方米。B、DN2-2-15-1、DN2-4-3-1地块住宅建筑面积总计不得超过70万平方米。 C、义乌国际商贸城市场经营摊位自土地摘牌之日起10年内不进行产权式销售。D、商业面积不低于万平方米，其中商贸城不少于万平方米，北地块商贸城不少于万平方米，并尽快开业。与义乌国际商贸城配套的住宅在北地块市场结构封顶后方可销售。E、本项目在北地块市场开业三年内完成北地块项目的建设。为促使商业氛围尽快形成，政府同意商业部分房产及与之配套的住宅优先验收，确保市场如期开业。(3)建设规划：根据政府相关规定，规划总建筑面积110-130（地上地下）万m2，其中，商业面积超过30万（不含地下）m2，住宅70万m2。本项目为豫北地区体量较大的都市综合体，由超级市场、商业广场、主题休闲购物街区、甲级写字楼、星级宾馆和高档住宅等多种功能复合而成。其中，商业项目由核心主力大型批发市场以及国际超市、百货和主题休闲街区、家居广场、数码广场、家电广场、美食广场、娱乐广场、电影院线等多种商业业态组成。（附规划设计图片）二、项目开发计划项目分三期开工建设，首期开工建设面积不少于30万m2，在拆迁顺利的前提下，计划于今年下半年开工，2011年市场首期开业。计划在2011年5月住宅进行预售。三、项目可行性分析、政策优势本项目属安阳市政府重点招商引资项目，是安阳城市建设三年计划建设项目，根据安政号文件精神，本项目建设的所有费用（包括行政事业性收费、经营性收费等）享受安阳市人民政府城市建设三年计划项目优惠政策。同时，该项目列为市重点项目，享受相应的优惠政策。市政府承诺，力争申报为省重点建设项目。2、区位优势安阳地处晋、冀、鲁、豫四省交汇处，交通便利，地理位置优越，京广铁路纵贯市区，京港澳、安林、大广等高速公路和106、107国道穿市而过，石武高速铁路2012年建成后将设立安阳东站。客运专线北上500公里直达北京，南下200公里直达省会郑州，距相邻的河北邯郸约50余公里（北），鹤壁50公里（南），山西60公里（西），濮阳65公里（东）；继续向东入310国道500公里可达连云港。经106、104国道货车9个小时到达天津港。11条省级公路干线从市区辐射而出，连接周边180公里半径范围内中原经济协作区，共12个城市，总人口近6000万人。安阳火车站是京广铁路干线上的重要车站，车行1小时48分钟到达省会郑州，安阳至北京西的动车组D137/8次列车运行时间缩短至小时以内。市区公路纵横交织，公交线路四通八达，已形成市内联网、市外联线的交通网络格局。石武高速铁路于2011年5月1日通车，将设立安阳东站。3、良好的商业氛围按照安阳市城市总体规划（2007至2020）的要求，未来城市发展方向在市区东部，安东新区被定位为行政、商务、商业、金融、居住、文化、体育、物流为一体的现代化城区。（附城市发展规划图）本项目位于安阳市新兴商圈安东新区，与市政府相邻，项目周围已有或正在建或将要建设的有：中国文字博物馆、易园、图书馆博物馆；正在开工的有，建安街、朝霞路、朝阳路等路网；正在实施的有，体育发展中心五星级酒店及住宅开发、华城五星级大酒店及住宅开发等14个重点开发项目。本项目区位交通发达，紧靠汽车东站，火车东站和高速路口；配套设施完善，环境优美宜人，消费群体以公务员、事业单位和实力企业为主，消费财力雄厚，消费需求旺盛，周边聚集了大量的人气，商业氛围浓厚。、自身资源优势A品牌优势：本项目的市场建设将与义乌的中国小商品城嫁接。一是引进中国小商品城先进的设计理念，吸收安阳当地的地域文化和特色，融合科技、信息、人性化及专业市场的商业特点，把安阳义乌国际商贸城项目规划、设计成国内一流的商业地产项目；二是借鉴和吸收义乌国际商贸城的人流、物流的先进经验，吸收国内外大型商业中心的时尚元素和现代商业文化理念，在市场的功能设置上，形成立体式交通传输体系、人性化的配套服务体系以及和谐高效的公共管理体系，并力争保持10年以上不落后；三是引进义乌国际商贸城先进的市场管理理念，服务并管理好市场，以规范的管理、优质的服务和良好的信誉，不断提升市场的经营档次，为安阳及豫北广大群众提供高品位的购物、休闲、娱乐、餐饮、旅游服务，提升安阳城市市场经营的档次。四是引进义乌市场先进的市场经营管理理念和运营模式，形成经营集约化、管理规范化、商品品牌化、营销网络化、功能服务星级化的商业贸易经营模式，将市场板块的商业辐射涵盖到百公里外经济圈。B行业经营优势：公司是浙商全国联合会的副会长单位，对全国来说，全国办市场看浙商，浙江市场协会制订的市场星级管理体系是全国市场的标准。C项目业态优势：本项目是豫北地区体量较大、品位较高的都市综合体，符合商业时代发展潮流，代表着安阳市商业的新形象，领引着安阳商业未来发展的新趋势，具有无限广阔的市场前景。D营销优势：本项目具有良好的稳定营销政策和完善的经营环境。商业项目十年内不进行产权销售，商户可以放心经营；一流的功能设置和人性化的市场管理，将营造“千店入驻，万商云集”的财富新地标，商业新典范。四、项目投资总投资：超30亿元，分三期实施。总建筑面积在110-130万平方米之间，其中，住宅面积计划建70万平方米不含地下车位（库），每户安排1个车位。在5-8年左右时间内形成一个高品位的城市综合体。按目前房价等测算，效益明显。五、社会效益其一，安阳义乌国际商贸城市场建成运营后，将引进经营户5000余户，其从业人员超过2万人，加上延伸产业，可以提供大量的就业机会，安置一大批社会人员上岗；其二，增加当地政府财政收入，促进安阳经济发展；其三，该项目既是一项商业工程，也是一项惠民工程，它对于安阳市第三产业、旅游业、生产制造业以及文化产业的蓬勃发展，都将起着巨大的助推作用。Editor's note: Judson Jones is a meteorologist, journalist and photographer. He has freelanced with CNN for four years, covering severe weather from tornadoes to typhoons. Follow him on Twitter: jnjonesjr .(CNN) - I will always wonder what it was like to huddle around a shortwave radio and through the crackling static from space hear the faint beeps of the world's first satellite - Sputnik. I also missed watching Neil Armstrong step foot on the moon and the first space shuttle take off for the stars. Those events were way before my time.As a kid, I was fascinated with what goes on in the sky, and when NASA pulled the plug on the shuttle program I was heartbroken. Yet the privatized space race has renewed my childhood dreams to reach for the stars.As a meteorologist, I've still seen many important weather and space events, but right now, if you were sitting next to me, you'd hear my foot tapping rapidly under my desk. I'm anxious for the next one: a space capsule hanging from a crane in the New Mexico desert.It's like the set for a George Lucas movie floating to the edge of space.You and I will have the chance to watch a man take a leap into an unimaginable free fall from the edge of space - live.The (lack of) air up there Watch man jump from 96,000 feet Tuesday, I sat at work glued to the live stream of the Red Bull Stratos Mission. I watched the balloons positioned at different altitudes in the sky to test the winds, knowing that if they would just line up in a vertical straight line "we" would be go for launch.I feel this mission was created for me because I am also a journalist and a photographer, but above all I live for taking a leap of faith - the feeling of pushing the envelope into uncharted territory.The guy who is going to do this, Felix Baumgartner, must have that same feeling, at a level I will never reach. However, it did not stop me from feeling his pain when a gust of swirling wind kicked up and twisted the partially filled balloon that would take him to the upper end of our atmosphere. As soon as the 40-acre balloon, with skin no thicker than a dry cleaning bag, scraped the ground I knew it was over.How claustrophobia almost grounded supersonic skydiverWith each twist, you could see the wrinkles of disappointment on the face of the current record holder and "capcom" (capsule communications), Col. Joe Kittinger. He hung his head low in mission control as he told Baumgartner the disappointing news: Mission aborted.The supersonic descent could happen as early as Sunday.The weather plays an important role in this mission. Starting at the ground, conditions have to be very calm - winds less than 2 mph, with no precipitation or humidity and limited cloud cover. The balloon, with capsule attached, will move through the lower level of the atmosphere (the troposphere) where our day-to-day weather lives. It will climb higher than the tip of Mount Everest (5.5 miles/8.85 kilometers), drifting even higher than the cruising altitude of commercial airliners (5.6 miles/9.17 kilometers) and into the stratosphere. As he crosses the boundary layer (called the tropopause), he can expect a lot of turbulence.The balloon will slowly drift to the edge of space at 120,000 feet (22.7 miles/36.53 kilometers). Here, "Fearless Felix" will unclip. He will roll back the door.Then, I would assume, he will slowly step out onto something resembling an Olympic diving platform.Below, the Earth becomes the concrete bottom of a swimming pool that he wants to land on, but not too hard. Still, he'll be traveling fast, so despite the distance, it will not be like diving into the deep end of a pool. It will be like he is diving into the shallow end.Skydiver preps for the big jumpWhen he jumps, he is expected to reach the speed of sound - 690 mph (1,110 kph) - in less than 40 seconds. Like hitting the top of the water, he will begin to slow as he approaches the more dense air closer to Earth. But this will not be enough to stop him completely.If he goes too fast or spins out of control, he has a stabilization parachute that can be deployed to slow him down. His team hopes it's not needed. Instead, he plans to deploy his 270-square-foot (25-square-meter) main chute at an altitude of around 5,000 feet (1,524 meters).In order to deploy this chute successfully, he will have to slow to 172 mph (277 kph). He will have a reserve parachute that will open automatically if he loses consciousness at mach speeds.Even if everything goes as planned, it won't. Baumgartner still will free fall at a speed that would cause you and me to pass out, and no parachute is guaranteed to work higher than 25,000 feet (7,620 meters).It might not be the moon, but Kittinger free fell from 102,800 feet in 1960 - at the dawn of an infamous space race that captured the hearts of many. Baumgartner will attempt to break that record, a feat that boggles the mind. This is one of those monumental moments I will always remember, because there is no way I'd miss this.