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1、南昌市*西路项目可行性研究报告一、项目概况说明地理位置：本案为2004年4月23日南昌市政府公开拍卖的DPC0414号宗地，位于*西路和天佑路交叉口东北角(原省建筑机械厂生产区用地)，其东北面与南昌火车站相距500米左右。地块南侧的*西路宽60米，为东西向城市交通主干道；地块东侧天佑路为城市次干道；再往东面300米左右是南北向城市交通主干道井冈山大道，其北端与八一大道相接。（详见附图）土地面积约为35.8亩，规划用途为居住、商业。居住用地出让年期为70年、商业用地出让年期为40年。主要规划指标：容积率2.0（含外墙、阳台、跃层）；建筑密度28%；绿地率35%。机动车位：住宅1车位/5户、配套公
2、建1车位/250平方米建筑面积；主出入口方位：*西路；建筑间距：多层按1:1.1H以上，高层按1：0.7H且不小于24米控制。二、地块形状及总平布置初步思路地块形状及基本尺寸该地块占地35.8亩（23867），总建面积47733，总体形状呈东西边较长的“L”形，南面临主干道*西路的门面宽有126米，西面临天佑路的长度有228米，可用于商业用房开发的临街总长度达354米，具有较大的商业开发潜力。总平布置初步思路1、 总层数暂定为18层；2、 商业用房总面积暂定为13000左右，可以用足建筑密度28，以2F裙楼形式进行商业布置；3、 住宅总建筑面积为34733，布置在裙楼商场的上方，共3幢单体，住
3、宅的层数为16层。4、 地下室总面积暂定为10000，车位数量合计110个。三、土地价格及地价款交付方式原开发商与省建筑机械厂先前有过转让协议，双方约定保底地价为210万/亩，但由于种种原因导致旧厂房的拆迁经过几年仍未能顺利进行。近期迫于国家相关部门加强对土地市场检查等原因，于2004年4月被置于土地市场进行公开的拍卖交易，公开的现场交易成交价达到350万/亩。鉴于建筑机械厂属面临倒闭的旧厂，之前买卖双方有过地块整体转让的协议，而且开发商已经在地块上已有先期投入，政府本着尊重原合同的原则，承诺地价款仍以210万/亩作为底价，对外挂牌价格350万/亩与底价之间的差价（140万/亩）将按照地价款现
4、交现退的原则，当场退还给开发商。地价款交付方式上，规定土地交易成功至拆迁完成支付80（6014万）地价款，剩余20（1504万）在拆迁完成后支付。四、销售收入1、商场： 10000元/m13000 m13,000万元2、高层住宅： 3,500元/ m34733 m12,157万元3、车位： 100,000 元/个110个1,100万元销售总收入: 26,257万元（注：以上采用价格为不同类型物业的均价，该定价以本案周边现有在推同类物业价格行情为参考。）五、投资概算（每m建筑面积摊入成本）1、 土地费用【含土地各种费用】210万/亩35.8亩+1000万元8,518万元2、 勘察设计费 15元/
5、4773371.6万元3、 地上建筑建安工程费（含设施配套费，绿化、管理费等）1200元/477335,727.96万元4、 地下建安费 2000元/10000（预估）2,000万元 5、 监理费 6元/（47733+10000）34.6万元6、 其他不可预见费（销售收入的3%）326257万元787.7万元7、合计投资总成本：17,140万元六、销售税费1、销售代理费：226257万元525.1万元2、广告费：1.526257万元393.9万元3、营业税、所得税、鉴证费等（计综合税率为销售收入8.5）8.526257万元2231.8万元销售总税费 ：3150.8万元七、效益评估项目预测收入
6、建安工程费 销售税费 经营利润 26257万元 17140万元 3150.8万元 5966.2万元二00四年八月三十日Editors 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
7、was like to huddle around a shortwave radio and through the crackling static from space hear the faint beeps of the worlds 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.A
8、s 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, Ive still seen many important weather and space events, but right n
9、ow, if you were sitting next to me, youd hear my foot tapping rapidly under my desk. Im anxious for the next one: a space capsule hanging from a crane in the New Mexico desert.Its 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
10、 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, knowin
11、g 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
12、 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 th
13、e 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
14、. 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 tha
15、n 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 e
16、ven 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 kilome
17、ters). 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, hell be traveling
18、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 t
19、he 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 its not needed. Instead, he plan
20、s 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 speed
21、s.Even if everything goes as planned, it wont. 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 Id miss this.
