Chapter 524 Traps and Opportunities
Luo Yang is not a saint, and he will never waste what he should enjoy.
But he would never indulge in the pleasures of life, and rushed back to Yang City overnight after finishing the matter.
Along the way, I didn't feel sleepy at all, not because I was reminiscing about the beauty of the factory girl, but because I was thinking about Liu Haishan.
This big brother that I have acknowledged might fall into trouble in the future, and it might be in Macau.
Given his personality, it's not easy to persuade him openly.
We can only take it one step at a time.
It was already a little after twelve o'clock when we left Kunshan. By the time we got back to our home in Yang City, it was already half past three in the morning when we washed up and went to bed.
Luo Yang got up late the next morning, so he simply didn't go to Zhengyang Group and went directly to Sunshine Culture and Tourism.
This turn caused problems.
"Is this draft drawing the opinion given by the planning department?"
Huang Zhihong was originally very excited and even took the latest draft of the plan to report to Luo Yang on the progress of recent work, thinking that he could win praise from his boss.
However, what I didn't expect was that after reading it, Luo Yang not only didn't look happy, but instead had a serious expression on his face.
“Why did you replace the proposal we originally submitted?”
Luo Yang's eyes were fixed on the drawing. While reading the draft rules, he asked questions to Huang Zhihong.
When discussing this project with the city, Sunshine Tourism first prepared a rough plan and had basically reached a consensus during the first few negotiations.
According to the agreement drafted by both parties, the city's planning department and land department only need to make minor adjustments based on the draft map (forestry land and basic farmland cannot be moved), and the next steps are the procedures of expropriation, demolition, approval, evaluation, and listing.
Now suddenly a new draft drawing is taken out, and it contains hidden dangers. How can Luo Yang be happy?
"Chairman, this is what happened."
Huang Zhihong didn't know why Luo Yang frowned, and hurriedly explained: "In the draft plan we submitted initially, there were basically no major changes to the tourism project, but in the area of health care real estate, the plan has also produced a draft to solicit the opinions of the land department."
"Are you saying that this draft of the change plan is the opinion of the Ministry of Land and Resources?"
It is only 2012 now, and land and planning have not yet been merged. Project opinions need to be transferred from planning to land for consultation.
Luo Yang was stunned for a moment, then looked at Huang Zhihong and asked, "When did the change happen? Who proposed the idea from the land department? Why didn't they report such a big thing to me in time?"
After three questions in a row, Huang Zhihong's face turned red.
"Chairman, it was last Tuesday when I asked Mr. Dong to go to the Land Bureau to ask for his opinion. Tang Bureau of Land Bureau called me over. It was he who proposed the plan. At that time, I thought it could help the company save half of the land payment, so I thought I would wait for you to come back at the weekend to take credit for it."
Although Huang Zhihong didn't know what was wrong with the plan, he knew something was wrong when he saw Luo Yang's expression, so he honestly reported the whole story and expressed his desire to take credit.
"Is this the revision plan proposed by Director Tang?"
Luo Yang was stunned for a moment.
"Snapped!"
After a long period of silence, Luo Yang lit a cigarette, and then his expression relaxed.
He motioned to Huang Zhihong and said, "Sit down and talk."
"Dongdongdong"
He tapped his fingers on the A1 specification blueprint: "Do you know where the hidden dangers are?"
If you ask Huang Zhihong to talk about the professional knowledge on tourism projects, he will definitely be very knowledgeable. But if you ask him to analyze the pitfalls in real estate development, he will be absolutely confused.
So I just shook my head honestly.
"There used to be an abandoned mine to the west of the project, so there is no difficulty in expropriation or demolition. The land administration department also has the obligation to restore the ecology of such abandoned mines, so the land administration department wanted to give this land to us. This not only solves the problem of abandoned mines without spending a penny, but also allows us to get some land transfer fees."
Luo Yang explained to Huang Zhihong: "For us, the scattered abandoned mines are enclosed and turned into construction land, which saves land quotas. Moreover, such land is supplied to us at a low price. On the surface, it seems that we have achieved a win-win situation with the government, but..."
When he said this, Luo Yang looked at the drawings on the table again and couldn't help but sigh.
To be honest, if I had not encountered such a sinkhole before, I might have been unable to resist taking advantage of it, praising Huang Zhihong, and then thanking Director Tang.
According to the original plan, the cultural and tourism project in Xishu Town included two parts. The core was the tourism project, and the overall scope included the mountain within the site selection range.
Another part of the content was derived from the demolition. Luo Yang planned to build a new rural model in the local area and use the excess land from the demolition and resettlement to build some villas as part of the health care real estate.
Therefore, in the initial draft plan, Luo Yang selected a site close to a village near the project, with an area of approximately 250 acres.
Among them, 100 acres are used for resettlement and reconstruction, and are turned into rural self-built houses. These houses are located on one side of the main road, which will be convenient for villagers to turn them into farmhouses in the future and drive the economic development of the mountains.
The remaining 150 acres will be the main development area, which will be built into single-family villas with yards and will be sold in the future to customers who have needs for weekend vacations, retirement, health care, etc.
Although these 250 acres of land are not contiguous, they are divided into two large pieces.
Now, according to the adjustment opinions from the land department, the land has been moved to an abandoned mine not far away, and the construction land has been divided into 17 pieces of different sizes. Adding them all together, the total land area has become acres.
Why has it become less?
Because the roads, green spaces, etc. are all outside the red line of the land to be transferred!
This is equivalent to carving out 250 acres of construction land from the original acres of land.
It was difficult to implement originally because the land area was shrinking and if you wanted to build buildings of the same area, you had to increase the floor area ratio. But now it is different because the houses developed in Luoyang are either self-built houses in rural areas or villas, all of which have yards, and the floor area ratio itself cannot even meet .
So there is space to dig into the ground.
What a genius idea!
At least for now, this plan is indeed a genius idea for saving money and reducing indicators, and it can be implemented smoothly.
But problems change over time.
When planning and land use are merged and high-resolution satellites appear in the sky, if the illegal land use exceeds 4cm*4cm, within a week, the documents requiring supervision of violations will be sent to the self-regulation departments at the county and city levels.
Because of the land digging, all the roads in the community were built outside the red line, and were 100% judged as illegal land use!
Luo Yang had heard about a similar project from his peers, and it was done by a leading real estate company, which was ultimately required to pay additional land transfer fees.
This compensation is not calculated based on the land transfer price at that time, but based on the price of local land in that year. The calculation method is to conduct an assessment using the original land, and then conduct an assessment using the scope that includes roads and green areas outside the red line. The difference between the two assessments is the compensation standard.
In the view of the self-regulation department, it is not just a problem of land use beyond the red line. Because the roads and greening construction are outside the red line, the building density of the community is invisibly reduced, the greening rate of the community is increased, and the value of the community buildings is improved. Therefore, the price difference method should be used to judge the compensation.
Not to mention the countless efforts that were put into getting this done, just because of this standard, the leading real estate company had to pay an additional million yuan in land fees.
This is equivalent to not making a penny from the entire development project.
So when Luo Yang saw this new plan, fragments of memory suddenly connected in his mind.
"Forget it. You don't have much responsibility in this matter."
After all, it was Tang Hailin who came up with the idea, and from his current perspective, it not only helped Luo Yang, but also helped Guotu himself, so it was a win-win situation.
"Chairman, I also have an unshirkable responsibility in this matter!"
Huang Zhihong knew that he couldn't just brush it off because of Luo Yang's words, so he immediately admitted his mistake.
"Well, you just need to know the situation yourself." Luo Yang looked at him and said, "I don't need such surprises. This is your contribution, and I won't ignore it. But if it involves major changes, you must report it in a timely manner and never keep it secret."
Luo Yang could understand his subordinates' mentality of seeking credit.
But you still have to strike when you need to.
After hearing this, Huang Zhihong finally felt relieved, knowing that his boss had let him go this time.
"I'll communicate this matter with Director Tang."
After a moment's silence, Luo Yang continued, "But you will have to make up for the lost time later!"
Huang Zhihong naturally nodded repeatedly.
Fortunately, the original draft plan can be used, so the delay will not be too long.
The morning passed quickly.
Sunshine Culture Tourism is located in the development zone management committee building, not far from Zhengyang Group. Luo Yang simply went to the factory cafeteria for lunch.
It is already early March. The winter jasmine flowers along the road have gradually withered, and the pink peach blossoms are beginning to bloom. In about a week, they will enter the flowering period.
"Do you have time in the afternoon?"
"you are back?"
Jiang Fan was very happy after receiving Luo Yang's call: "I just got off the highway, have you eaten yet? Do you want to come to my place?"
"I got home around 3 . today and slept until around 10 ."
Luo Yang smiled and said, "I was originally planning to eat at the canteen of the garment factory. Since Miss Jiang invited me, I must give her face. How about I invite you to see the peach blossoms in the afternoon?"
"Look at the peach blossoms. I didn't even notice the season. Are all the peach blossoms outside in bloom?"
Jiang Fan was surprised at first, then happily accepted Luo Yang's invitation: "Okay, it's just right that you come and ask for leave for me!"
So the car turned around and drove towards Yuanfan Group.
I originally thought I could leave after dinner, but I unexpectedly met Jiang Yuanshan in the group cafeteria. After dinner, he took me to his office to discuss something.
"I went to Shanghai on Wednesday and had dinner with some old friends."
Luo Yang was shocked when his father-in-law spoke. He went to the Magic City quietly and didn't even contact him.
"Dad, why didn't you call me when you went to Shanghai? If you want to treat me, I should be the one to do it."
"It was temporary. When they knew I was in the Magic City, it was already a little after 4:30 in the afternoon."
Jiang Yuanshan explained the reason first, and then said: "And I didn't want to delay your original arrangements, so I didn't call you."
“Are these bosses from Yang City?”
Luo Yang was also curious why Jiang Yuanshan would specifically pull him upstairs to talk about this.
"Many of these old friends have already obtained Shanghai hukou, and now they have taken root in Shanghai. Their careers are also in Shanghai. Even if there is a little left in Yang City, it is because of the favor of the Investment Promotion Office that they have invested a little bit."
Jiang Yuanshan explained while brewing tea: "They have set up a chamber of commerce in Shanghai. Most of them are already settled in Shanghai, and a few are from Yang City who have businesses in Shanghai. This time I went there to deal with the investment in Minhang High-tech Zone. I thought you also meet the requirements in this regard, so I plan to recommend you to join this chamber of commerce."
"A chamber of commerce formed by people from Yang City in the Magic City?"
Luo Yang thought for a moment and asked, "Dad, are you in there?"
"My friend gave me face. Although I don't have much business in Shanghai, I still arranged a vice president title for me."
Jiang Yuanshan smiled and said, "Why, do you look down on this kind of chamber of commerce?"
"how come?"
Luo Yang followed with a smile: "I don't know much about the Chamber of Commerce established by the bosses of Jiangsu Province, but the Chamber of Commerce established by the people of Zhejiang Province is very famous."
Business owners from Zhejiang Province across the country and even overseas are particularly good at banding together to form various chambers of commerce, which is quite impressive.
"That's good to know. Our Su Province's Chamber of Commerce is not bad either."
Jiang Yuanshan smiled with satisfaction, and then continued, "I want to introduce you to the Chamber of Commerce this time. First, many people in this Chamber of Commerce have been rooted in Shanghai for more than ten years, and their local social circles are very wide. Don't underestimate these social circles. You know, there are many people from our hometown who go out to work in education. Many of them have taken up management positions or have more authoritative influence in certain fields. It will be more effective to communicate with them in the name of fellow villagers."
I wasn't very enthusiastic at first.
But after hearing these words, Luo Yang's heart skipped a beat.
Good guy.
Our own shared bicycle project is about to be implemented on campus. Songjiang University Town is a little better, as the school leaders can radiate some influence, but what about so many higher education institutions in the city?
Even if Principal Xiao were to step in, it would probably be difficult.
He was originally troubled by this matter and was thinking about whether he could borrow the relationship with Sequoia Capital. Now, there is a ray of hope. His father-in-law's plan really touched Luo Yang's heart.
Yes, Yang City is known as the hometown of professors, which is famous throughout the country.
It is said that the most amazing time was in the 5s and 3s. Among the five executive members of the Chinese Academy of Sciences, three were from Yangshi, and they all spoke with Yangshi accents during meetings.
If we use the Chamber of Commerce to establish connections, even if we cannot get through to the universities in Shanghai smoothly, at least we can get in touch with the schools, so we don't have to look for people in the dark.
Not only in Shanghai, but also in the surrounding Jinling, Jiangcheng, and even the distant capital, connections can be found.
In this way, in the early stage of campus promotion, the shared bicycle project will not be limited to one city in Shanghai, but can be considered to be deployed in other super first-tier and first-tier cities to further expand the influence of the project.
Of course, when we move out of campus and promote it in cities in the future, the main model market will be Shanghai.
“Besides the network of connections, there is another benefit.”
Jiang Yuanshan didn't know that Luo Yang was thinking so much, and thought he was considering whether to join, so he continued to persuade him: "Although many of these people have left, most of their family members are still in Yang City. Many of them have risen to prominence and are doing well in the local area."
This is the circle giving back.
Since Luo Yang had decided to set up operations in both Yang City and Mo City, he should consider building his own network of contacts in his hometown. Joining this chamber of commerce would invisibly help Luo Yang a lot.
Moreover, in Jiang Yuanshan's plan, not only does he want his son-in-law to join the Chamber of Commerce established by the people of Yang City in Magic City, but he also wants Jinling to join if there is a chance.
Over the years, half of the people from Yang City who passed the college entrance examination entered universities in Jinling, and too many of them stayed in Jinling to develop their careers. If this circle of personal connections in the provincial capital is managed well, it will be of great benefit to Luo Yang's future development in Su Province.
This is treating Luo Yang as half a son.
Jiang Fan, who was originally dissatisfied with being detained by Lao Jiang, immediately stopped pouting after hearing what his father said.
He even took the initiative to take a cigarette from the cigarette box on the table, put it in Jiang Yuanshan's mouth, and lit it for him.
The little cotton jacket has turned into Luo Yang's shape.
Jiang Yuanshan was smoking, but he felt so sad!
(End of this chapter)
