(Modified version 2) the proposed charges for plastic bags - plastic bags, charging systematic action within the University ...

 The following is to reduce plastic bags, Global Village of Beijing Union project team to explore and promote plastic bag fee to write a modified version of an article to it based.
We welcome the valuable suggestions and feedback.
Global Village of Beijing: Plastic Bag fee of advice - br> plastic bag in the community are widely used in daily life, on the one hand to the city and modern life has brought great convenience, on the other hand it brings environmental issues have become the focus of the current problems of environmental governance. It can be said , plastic bags and plastic film products, waste everywhere, no place to disappear. the harm to the environment has become a common concern of countries in the world. To solve this problem, the source to reduce consumption of disposable plastic bags are the most effective solution One way of that the survey, education, and business cooperation with the school system to establish charges for plastic bags, the implementation of the supervision. which charges for plastic bags as an important measure will be used to promote the economic driving force consumers to change their consumption patterns and thus control consumption of plastic bags, while carrying out publicity and education combined with effective promotion of reusable shopping bags to promote the ; bottom-up the influence of growth, the volunteer group and communicate with the school Global Village of Beijing, to submit proposals to them, and then contact the supermarket and schools, and stakeholders to discuss charges for plastic bags after the implementation of methods in the implementation of plastic bags charges. measures implemented after the impact evaluation, implementation supervision, and continue to carry out related promotional activities (which is roughly the process, according to the actual needs to change).
plan would require participating retailers within the University of plastics bags in accordance with uniform fees received from the customer considerable costs (charges in 1 to 3 cents range, according to the relevant investigation and discussions with stakeholders it was decided). the retailer received 10% of fee income operation costs, all other payments will be donated to the Foundation designated to finance environmental protection projects.
We do not advocate surface, mode), caused by environmental and energy problems, and to reduce the pressure on resources and energy and waste generation, to achieve sustainable development.
directory:
Part I - Theory (plastic bag fee idea)
- Background
- plastic bag fee basis - the internalization of external costs
- the advantages of plastic bags ----- charges and prohibited, instead of using other one-time items, the three measures for recovery and recycling compared < br> - the significance of plastic bag charges
1) change the 3R principle, to achieve sustainable development
-
second part of the case at home and abroad - the specific mode of operation: proceed because
- Objective
- Target
- Pilot
- operation
- reduce plastic bag Union University volunteer group in various roles and responsibilities of
- reward system
- action process (not yet)
Part III - Related articles and links
Part One - Theory (plastic bag fee idea)

plastic bags in the social background of the widespread use of daily life, a aspects of modern life to the city has brought great convenience, on the other hand it brings the Department does not, have been witnessed. the harm to the environment has become a common concern of countries in the world.
to solve this problem, reduce the use of plastic bags is one of the most effective solution. particularly in the waste plastic bags recovery systems, and waste treatment system after the case is not perfect [1], the source will effectively reduce the use of plastic bags to reduce the white pollution. Equally important is that in the case of a serious lack of energy, to achieve sustainable development, energy consumption and waste of the environmental awareness, the actual reduction of the use of plastic bags is difficult to achieve. should use economic instruments to stimulate the consumer, so consumers will change their consumption patterns to control the use of plastic bags. For this reason, plastic bag charges an effective measure.
plastic bag fee basis - the internalization of external costs
Although plastic bags did lower production costs, but we should consider the entire life cycle of the social costs, that is, in addition to the production stage of production costs (energy and resource consumption and pollution emissions), as well as garbage collection, transportation, sorting, landfill or incineration, incineration air pollution, landfill decomposition process after long-term occupation of the land costs incurred , plus white pollution of water resources, wildlife and other hazards such as environmental costs. These costs are called , then, these external costs of pollution should be taxed by means of internalization. charges levied on the proceeds will be used to solve the pollution problem. taxation of pollutants occurred in accordance with its divided into two different : upstream levy (charged to producers and importers) and downstream levy (charged to consumers). Either way, this system under the implemented in 2002 the Irish tax on plastic bags. measures to implement them have had prior discussions should be charged to the views of producers and importers, but taking into account the direct impact to improve the consumption patterns of consumers would be better practice, they decided to adopt the mode of taxation charged to consumers. These external costs arise because of the abuse to the Irish plastic bags pollute the environment.
we advocated the form of downstream levy to charge for plastic bags. by the government laws prohibit free distribution of plastic bags the store (unless a plastic bag fee waiver.) obtained from plastic bags to the store every time customers, the stores have to charge customers for each plastic bag prescribed fee. the establishment of an environmental protection fund to manage the fees collected , after deducting costs of operation and management, environmental protection fund will be used to finance and promote: garbage produced to prevent or reduce waste-related projects and research and development related areas; waste plastic products recycling industry; white pollution projects; environmental education, etc. .
charges related to upstream and downstream of two forms of more information, please see the next.
charges for plastic bags and banned ----- advantage, instead of using other one-time items, the three measures for recovery and recycling Comparison
- because it will lead to its growth in demand for alternatives. Some Life Cycle Assessment (LCA, life cycle analysis / assessment) to prove the other one-time substitute, (such as paper bags, biodegradable plastic bags) throughout the life cycle (from extraction or production of the raw materials stage, stage production, consumption, post-processing stage to the disposal phase) caused by pressure on the environment can not be ignored. The key is consumer demand for disposable shopping bags. regardless of any of the alternatives (even if the environmental pressure less products), if people do not change the abuse of uncontrolled waste habits, can also cause the same consequences, or even worse [3]. bag fee will be controlling the use of economic means consumption of plastic bags [4]. < br> - white pollution play a significant role in the work. But to consider is, 3R principle is a sequence. this order in accordance with the energy and resources consumption and environmental stress and other factors to decide. 3R principles in the location of recycling is to reduce / reduce, re-use after the sequence. recycling can avoid or reduce the extraction of raw materials [5]. but the re-use can save the entire production process, so it saves resources and energy as well as more effective in reducing environmental pressures. charges for plastic bags to the use of economic instruments to promote shopping bags the application of 3R solutions following the principles of the people of Taiwan to reflect creation of the jingle: is, 3R principles must meet all together, and certainly not mutually exclusive. We also fully agree to promote the importance and necessity of recovery and recycling.
charges for plastic bags meaning
1) change abuse, spam , spam in contributing to waste. Although only a few cents, but as long as the charges will have a lot of people care about a few cents. Once the plastic bags to start charging, plastic bags to be seen as a valuable commodity. then consumers like to buy as an ordinary commodity, you do not, or to a few plastic bags is a need to think of purchasing practices, abuse of plastic bags in order to effectively change the status quo, but also limit the cashier's junk, spam will be paid plastic bags be regarded as consumers as a reporter, the current form of the supermarket plastic bags for free, the cost has been included in the actual operating costs of businesses, the surface is free of charge, in fact, the cost of plastic bags Tandao the price of each commodity, and ultimately or pay by the customer. economist Mao Yushi said this is When purchasing goods, the store was more than money. bag fee will resolve this shortcoming. If you separate out the plastic bag fee is no longer credited to the operating costs of businesses, thereby reducing the operating costs will be reflected in the final product prices. so consumers money to spend on needed goods, rather than spend money on plastic bags. the consumers themselves to decide whether consumer plastic bags, people will pay to purchase required. so as to change eat the same big pot to encourage the people. In other words, we should create to encourage and promote environmentally friendly behavior we take the social and economic systems. on the specific problem of how to promote environmentally friendly behavior, , also can be negative - the charges, taxes and so on. to reduce plastic bag, the shopping malls, if the business of plastic bags to each customer refused to offer discounts and other benefits, then, taking into account the interests of business, which approach is not feasible. Therefore, in accordance with the economic responsibility, and not to do .
4) promote the 3R principles of sustainable development
plastic bag fee will be the use of economic instruments to encourage consumers to use less or re-use shopping bags, publicity and education activities carried out at the same time together, the effective promotion of 3R principle. The measure results of the ultimate goal and look forward to not only reduce plastic bag use, but also not solve the ; throw-away society waste society
. in Ireland from March 2002 to begin collection of 15 euro cents per bag tax, a move the country to reduce plastic bag usage by 90% (the Irish government published the latest statistics show that plastic bags reduce the use of up to 95% now). The measures implemented after the change in the way of consumption is also very obvious. a chain supermarket or even decrease of 97.5%. consumers can easily accept this change, to start using a variety of stores can be reused shopping bags.
. in Taiwan from 2002, the implementation of charges for plastic bags, shopping bags are no longer free, and spend 2 million Taiwan dollars to buy, and operators shall not provide thickness of 0.06 cm below the plastic bag . In the restricted use of plastic bags after a decrease of restricted than 55%.
. South African government introduced from May 2003 law prohibiting the use of the thickness of plastic bags below 30 microns, while requiring all retailers to plastic to charge for bags, plastic bags to prevent the costs to commodity prices. According to later in the government, business and civil tripartite agreements, retailers committed to the cost of plastic bags out from the commodity price. South African government then decided to Consumers pay for the cost of plastic bags in the 3 cents (in South Africa points), will be put to the Section 21 company. Section 21 company will assist in the establishment of a nationwide recycling project, conduct public awareness initiatives, while creating employment opportunities in the recovery area .
. 1999, the Korean supermarket and department store shopping bags to provide compensation.
. Germany, Denmark, Sweden, Austria, Norway and many European countries, stores are also to charge for plastic bags.
. Kenyan government plans to take a two-step policy. The first step will be to disable the thickness of plastic bags below 20 microns, improve the recycling of plastic bag recycling system, to carry out voluntary actions of stakeholders (from plastic bag manufacturers and retailers to voluntarily reduce plastic bag consumption) and other measures. two years later under the circumstances, will be disabled to 30 microns thick, and the plastic bag levy, plastic bag manufacturers and importers to the charges, the increased costs will be transferred to consumers, to control the consumption of plastic bags. tax proceeds will be used to finance and promote the recycling of waste plastics products industry, alternative development, promote public education do not throw such garbage.
some businesses in the country has taken the initiative to plastic Bag fee measures, such as Metro, Dia, IKEA and so on. It is reported that in Nanjing in Nanjing Metro an area of 1.2 million square meters of supermarket plastic bags, sell them off, only the consumption of more than 300 plastic bags per day, The nearby community supermarket plastic bags free of charge only 5000 square meters, the daily consumption of plastic bags as much as five or six million. Dia currently has 106 branches in Beijing, of which 15 started a pilot shopping bags free of charge. These pilot stores before shopping bag consumption is only about 7%, most customers chose to bring their own shopping bags.
from these experiences, data and results, we can learn is: not only the use of economic instruments effective in changing consumer habits, but also to the recycling of municipal solid waste-related industries, environmental protection industry and related project revenue.
Note 1:
[1], we understand little of waste plastic bags is recovered for recycling. most of the waste plastic bags have to swap the main plant in the landfill.
[2] More information on 3R, please refer to Appendix LCA report, in water consumption, water pollution, greenhouse gas emissions, waste emissions in terms of pressure on the environment than paper bags (polyethylene) plastic bags even higher.
[4] if the other one-time fee after shopping bag (such as paper bags) excessive growth in demand, then we should also pay for those supplies.
[5] According to LCA report, under normal circumstances, the product life cycle, the largest environmental impact in raw materials extraction and production stages.
upstream and downstream advantages and disadvantages of the two charges in the form of:
according to Australian research institutions NOLAN-ITU Pty Ltd published Report ) of the process, there is the cost of retailers will increase transfer all or part of the commitment by the possibility of their own, thus reducing the impact of changing consumer behavior results. However, compared with charges to consumers, producers and importers to pay implementation and management of workload and cost less, and it will reduce the possibility of tax evasion, because the plastic bags in Australia suppliers (producers and importers) count less than 1000 to oversee a lesser extent. On the contrary, charges to consumers more complex implementation and management, supervision is more difficult because retailers to provide consumers with the number of plastic bags more than 20 million.
Beijing's situation is different in Australia, according to reports, in addition to the plastic in Beijing bags supplier, there are a lot of plastic bags, the number of suppliers scattered around Beijing, and many of them suppliers operating without the appropriate registration, it is difficult to grasp the details of their production volume and other data. to small retailers plastic bags are often provided by vendors on the street for swimming. Given these circumstances, fees to producers will reduce management costs, while providing greater maneuverability of the assumptions or conclusions may not be reasonable (in the absence of effective supervision cases, fees to producers could lead to some retailers, suppliers to buy from plastic bag tax evasion).
charged to consumers is difficult to implement and manage one solution is to set the charge for the early the range of retailers, that is above a certain size supermarkets and department stores. its definition according to square meters, turnover and other factors to decide. gradually expanded the scope of the charges until the high management costs change, and the emergence of operational and serious lack of practical situations. This phased implementation model charges for plastic bags used by the Taiwan government, the first government departments, schools and the military ban free distribution of plastic bags. then in supermarkets, fast food chains and department stores, and the third step is to ban free plastic bags, small business operators. According to reports, although in the third step of the measures to implement some of the difficulties encountered in the process, but plastic bags in the first two steps were spending limit is a good result.
Part II - specific mode of operation
Bag fee, carry out experimental work.
2. from the start because the university fee system
take into account the implementation of advocacy and how to effectively recognized by consumers and other issues, the first university campus to proceed is a more viable option. Despite the release of more plastic bags in supermarkets and vegetable market outside the school, but there is no policy support in the case of nationwide implementation of charges for plastic bags is not realistic. economic instruments should be the appropriate policy support, to be able to play a relevant role. many schools the number of foreign retailers, distribution is very large. If you can not solve the problem of how to effectively monitor, plastic bags are difficult to implement the fee system, because there will always be a few retailers to attract customers, loophole free providing plastic bags. and in the university campus, school campus retailers and consumers (students) have some degree of binding. we can make full use of existing student volunteer organizations and NGO networks, the effective implementation of plastic bags implementation and supervision fees, through a series of publicity activities to raise environmental awareness among teachers and students, get their understanding and support.
the close proximity of shops and hostels, and in addition to providing food restaurant or snack bar outside difficult to avoid the case of the use of disposable plastic bags (for example, installed fish meat, etc.) is relatively small, so the consumption of plastic bags in the university re-use shopping bags through other methods is basically to reduce the.
learn from Taiwan's implementation of the limit use of plastic bags, three-step policy, that is the first government departments, schools and the military ban free distribution of plastic bags. then in supermarkets, fast food chains and department stores, the third step is to ban free plastic bags of small business operators, we should also be implemented within the first plastic bag in the university fee system, to gain experience and successful cases, you gradually extended to other schools outside the city's universities and retailers. this pilot work rules and regulations for the development of the accumulation of operational experience and provide basis.
3. Objective
- to reduce plastic bag use on campus.
- so that students realize that through this action based on the environment and energy issues; promote 3R principle and the production) and product of the .
- summed up the experience of pilot universities, plastic bags for the future to promote the country to establish a good basis for the charging system.
4. target
- in Beijing at least 15 universities to set up plastic bag fee system (including 6 of the Beijing Olympic Games host universities).
- after one year of operation (late 2007), Beijing University, where the action involved the use of plastic bags by 20%. 40% by 2008. In the advent of the Beijing Olympic Games When the National College of Beijing University will become a model, will also become the focus of world attention.
5.
pilot scheme to ensure the smooth implementation of this, we should first conduct pilot. The first group of pilot schools Beijing to host the Beijing Olympic Games 6 University (to be designated as The second batch of pilot schools for the Beijing Union University and participating schools outside the province to reduce plastic bags. We hope to welcome 2008 Beijing Olympic Games, those six universities and other universities, Beijing University will become a model, will become the world's attention focus.
6. operation
1) fees and charges from the use of
retailers planning to participate in the University of bags in accordance with uniform fees received from the customer considerable costs (charges in 1 within the range of 3 cents, according to the relevant investigation and discussions with stakeholders it was decided). the retailer received 10% of fee income as operating costs, all the other money will be donated to the Foundation designated to finance environmental protection projects.
explained
specified fee income n the basis of 1 to 3 angle
- from the perspective of environmental taxes and reasonable fees should be located in the marginal social benefit and marginal social cost equal to the position. As plastic bags, the environmental and social cost estimates difficult, the lack of relevant statistical data and other reasons, the use of this theory to set fees is almost impossible [6]. we should consider most important bag fee What is the purpose , and set reasonable fees. To this end, changes in demand for plastic bag Xiaofei investigation. That is, the amount of charges for plastic bags how it influenced consumers use plastic bags. Therefore, we should be in the university campus the investigation. domestic individual retailers have taken the charges and the effects can also be used as reference objects.
- students and consumers are not the same economic conditions. For them, a small amount of the fees will generate sufficient The driving force, will effectively stimulate them to reduce the use of plastic bags.
- although we try to avoid the occurrence of violations retailers (see under the specific measures), but the students do not trust the retailers will be prevalent for some time . charging a high, they will think that the fees are unreasonable, it will abide by the rules of the retailers who doubt or mistrust).
- is implementing the price of supermarket plastic bag fee are: Dia 1 corner, Metro 5 large angle, a small 3 angle, in addition to other IKEA, not to 1 yuan (particularly IKEA bag provided, and their products sold in ordinary supermarkets are different) According to reports, although Di Asia received only one day to angle of plastic bags, but the average use of plastic bags is only 10% of the original. We can refer to these charges and the effect of [7].
the use of plastic bag fee income from fees and charges in 1 n only 10% charged to the retailer because
- if the business can charge all fees and charges income, less payment of their driving force will be less plastic bags. business interests should be the main number of plastic bags from the actual reduction achieved, it will greater driving force to reduce the business of plastic bags issued. Meanwhile, consumers generally felt that would solve the 10% of income as a business
- plastic bag had been placed on the cost price of which, the results for consumers. in fact do not bear the cost of the supermarket. If retailers have to charge all fees and charges income, consumers will want to retailers, polluter pays principle to minimize abuse, and we propose is not the plastic bag tax, we would like to receive the money is to .
2)
fee charging method in two ways:
A. internalization of plastic bag fee payments - the plastic bag fee in the amount recorded in the cash register, and print in the open to customers instrument. In this way, retailers have to open bills (receipt, including invoices, receipts and shopping list), the cost of plastic bags to be disaggregated in the notes above, clearly shows. retailers on a regular basis (eg monthly) fee income liquidation According to records of cash registers to collect 10% of fee income, will specify the rest of the money donated to the Foundation.
the operation and supervision of this approach has some difficulties, the commissary, which do not use instruments, and inadequate financial management, retailers using this charging method is not suitable.
B. using donation boxes - the stage in the collection boxes set up a fund-raising, the money will be charges for plastic bags from the collection staff to the customer before put to (the customer does not directly put money into it). by the school to manage this fund-raising key to the lock box. retailers on a regular basis (eg monthly) fee income of the liquidation, the amount of funds according to fund-raising box, to receive fee income 10%, the rest of the money will be donated to the Designated Fund.
operation and supervision of the charges for plastic bags difficulty, no matter what kind of fees the way, just the beginning of the financial management of small imperfect scale of charges for plastic bags shops exempt obligations (the payment of the amount of plastic bags of small businesses are relatively few, not too school supermarket competitors.) related activities in a large business to get some results and experience, gradually adopt measures to control these small businesses are exempt (eg, the first implementation of thin plastic bags banned in schools, increased ultra-thin plastic bags that depend on the cost of small business operators to make them willing to take plastic bags free of charge. For the campus ban thin plastic bags, please see below).
to strengthen the supervision results, the implementation of the store charges for plastic bags plastic bag consumption recorded an obligation to the outside world open.
3) charge for use of the object
purchase of general merchandise in plastic bags (including biodegradable plastic)
for direct dressed fish, meat, fruits and vegetables and other fresh produce or packaged foods, and for the direct provision of food restaurant or snack bar use of plastic bags The restriction is in accordance with the actual situation of each university decision.
if the other one-time charges after the shopping bag (such as paper bags) excessive growth in demand, then we should also pay for those supplies.
4) how to promote retail reduce distribution of plastic bags and progress reward system --- the system
Global Village of Beijing released all the participating schools and administrative departments regularly publish the amount of retailers to reduce plastic bags and plastic bags issued changes in fee income, and reduce the plastic under the bag ratio (rather than quantity), reward and promote outstanding retailers. before the school and the global village has also set targets to reduce the basic rate of plastic bags. not the goal of the retailers were in regular progress report released shows ; room for improvement in the business

see Xueling dirty tricks online game FAQ spirit Travels website, unofficial fan site

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Wayne Rooney stunning 60 meter lob barbs people laughter conceal season in the doldrums

 It's like a lot of rookies, as in the first year is often easier to pull out the excellent performance, but the second year often suffered in the downturn. C Lo on the season was the first to leave Manchester United after the season, Rooney has enough momentum to complete the transfer of such responsibilities. But this season turned into a kind of natural power, even if Wayne Rooney once again 44 games 34 goals to achieve great performance, he received the evaluation will not be the last season kind of shocked.

59 minutes, Rooney circle arc in the ball after the field, he saw the penalty Marseille goalkeeper Mandan Da standing position, hanging doors and decided kicker, the ball flew about 60 meters , over half of   Stadium, the result was Man Danda easily received, the Marseille fans in the stands suddenly burst into laughter like Rooney sarcastically. Rooney may want to create a stunning goal, but his arc of the lob and strength are not enough, and the Mandan Da fast response, the Rooney goal back just after the kicker position, becomes equal to Rooney return goalkeeper.

Ababa with the more active, than Nani, Wayne Rooney from a weak opening on the show. 16 minutes, he left the ball in the midfield is not given to teammates, but decided to sideline the small space in the strong sudden Brandao, the results put the ball directly out of edges. Ferguson sidelines to see this scene, could not help but squeezed his nose, but still did not immediately attack.

the Champions League last season and scored 5 goals in 7 games Wayne Rooney, but this season has been carried out to 1 / 8 finals, Rooney is still only the one on the Rangers penalty. World Cup aftermath has affected the player, Sir Alex Ferguson had hoped that after the Manchester derby, Rooney could find the feeling again, but the situation seems not so simple. Rooney needs a full holiday, to resolve his double in the physical and psychological fatigue. As the team too much pressure and high expectations for him, cause like last season, Rooney can not play as freely.

Tencent Sports News on Manchester City's stunning Rooney seems to undercut the peak of the season, after the peak is slipping. In Marseille, Manchester United 10 almost into invisibility, the British

Ferguson, Wayne Rooney out of the doldrums to a difficult problem, who scored the next Champions League game? Manchester United Champions League this season, 7 of 7 goals were scored by the seven players, not an absolute score points, win for Manchester United aim at, this is no doubt in a potential disaster. If Rooney can not shoulder such responsibilities, then undercut his stunning, I am afraid it is difficult for him to restore the entire season of mediocrity. (Odnoralov)


three attack data show that the state of Wayne Rooney did no better, even if he had just in the Manchester derby has been a hard copy of the undercut performance. 39th place 29 passes, ranking No. 7 Manchester United; running 10,524 meters, the first field is less than Nani (10,528 m); 3 shots is not playing, including 1 in the backcourt lob.

Rooney lost

In fact, in Marseille, the offensive performance of the negative portrayal of the Manchester United team, including Dimitar Berbatov, Nani play is not ideal, it seems Wayne Rooney should not be a person more to blame. But Rooney is not the first time this season after the first flash, and immediately burst into a new downturn. Especially after the start in the Champions League knockout, when the Manchester United Rooney show the urgent need, he does not have any performance.

Analysis of domestic and martial arts fantasy game is not popular

 Consumer groups from the point of view, online games now basically in the age group of consumers between the ages of 16-35. One of the largest number of 23-30 year-old. Also known as the 80. Recently, many described the survival and after 80 psychology books, one of which is foreign culture has greatly influenced this part of the crowd, so the type of domestic cultural content of the game has little effect on the population, while the effect of branding and promotion is the first element of this population. So the world needs another 2 melted down again to adjust the content.
from a cultural point of view, the present flavor of Chinese culture, games are not really find the culture and the connection point of the game, not stepping on Feijian, holding plug law a few Fuzhi sword, a robe of Chinese culture, the key is penetration in the game thinking philosophers.
letter Hau Yan Lai Chi Cheng Yi Ti early penetration of each of the ideas of people, but is more alien to Western culture and mixed into the state-owned cultural dilution cultures of these state-owned, so in the domestic fantasy game, might as well have the legend of the West,
the core idea of human development, from the Age of Exploration to the present exploration of outer space, Chang plans, etc., while the game is so open up the player and the New World is the most anticipated of all human things, the game world itself is a new world, and why so many in the New World Riga tied into it?
the design world there is no problem 2, the key question is not do a good job market, did not find a good mix of modern culture line.
point I found the game player comments:
1. to change the blood section, change the font, the curse that's already a lot, I do not know whether to allow players to have a fresh experience, so the gold bars for iron? players have been felt in the old World II the perfect picture, you allowed to get used to the bear into the purpose of the screen is not what is in the pumping?
this is a player nostalgia, in fact, 90% of the players in the game seems to surface, gorgeous or not is secondary, the key is the content better, have a pleasure playing, not playing The boring, cool may be the fast track, something out of the more stronger than the other players and so on, so to some extent, improve the choice in this regard, at least, to make players feel like they have a director.
2. acquisition task, why the new game will be a lot of people to try next? freshness! people face the curiosity of the unknown is very powerful, no novelty in today's game of that will herald the end of their life Today, World II acquisition task one, as Jinzhou came into the world adopted the saffron white mining, mining the white adopted a green flower hh finish this task, fatigue flew +100, the high fatigue resistance, as I, collected a Department of the task will not continue to do so, if you want all night, made a 2 line acquisition task is absolutely not seen a pack of cigarettes. (II players complained that the old world can not just brush so the big move out of NetEase Lima - - ensure that you have collected can be collected to full-level)
This is duplication of effort, the real world, the duplication of work is very tired, not to mention the game then? But this multi-secondary, after all, can choose to do this task.
3. move to change feathers, (I am Picturesque 31HH) World Forum II called good planning to put it nicely points of view adopted by the player, assertive not call that ugly point, no vision, no ability to see the essence of things. Forum said grab feathers blame too much, planning to change immediately feathers weak, I fainted, and seen the brain remnants of the never seen such a brain damage, you will not overlap with other occupational tasks blame all get some slow down, vertigo, depression air skills? again the strange experience of the skills did not change the weak? you from the profession itself under the knife? strong that people say you do not have to go to HH to HH also changed? said YL strong, is not the YL cloud also picked? this change Feather taking more than half say the least, a sense of crisis in other occupations also appeared, you slightly change their occupation you, I promise to have a group of people do not play immediately. people are gone, then how do you change all right, you change with the bow string feather Le Strange, the HH into the strange with the ass, the YL Huang into the strange aura of death with people that you did not.
Qiangguai all games have to do is, after all, the defense is very low bow occupations, very easy to hang, there is something short like a director, after all, the task force can be set to kill.
another: the bow of this agile professional .. in reality it can not understand, say a hard strong bow, crossbow, that is, the greater the power, the greater the power bow, range farther, and I understand the bow should be like this:
to increase strength and agility can improve the attack power, strength, N for each additional point of attack from the plus n m, the blood values Micro-N point increase
increase agility, attack speed and dodge / n% or n accurate point increase.
forces and weapons can be designed on the ceiling, could get no higher power to improve the high accuracy of the weapons.
4 . valleys copy copy valley can be seen World II overestimated the enthusiasm of players, usually the first FB game allows players to experience are brought under the copy of the fun, you put a copy into the valley so difficult, and the first and Two copies of grade span as big players are you such a warm water, leave halfway through the absolute do not know where.
copy of the players I do not think is good, but I do not deny the player a copy of enthusiasm to improve, I that some of the time, Qiangguai is to increase the player against the coefficient of the map can not PK, but fighting for items, but also improve the game's popularity, for example, Xuanyuanjian OL, the BOSS of the field guide can take to open a separate copy to find good friends to kill, but we all like to go to the melee can not compete for the PK of the map to the ultimate BOSS, this is the way it allows players to interact. Could it be today's living environment so that we all like a family squatting at home, was a security door lock Kacha the neighbors never in contact with it? suggestions: BOSS melee map copies and coexistence difficult.
I understand that the perfect should be made more professional 3D MMORPG game can be advanced, upgrade the difficulty and the , more skills, career balance trend is their character, rather than simply the balance ..
shortage of fire at close range with high attack high blood, turn to high after the fully restored both attack and high blood direction
the secret of the high defense and high persistence, can the development of comprehensive and high defense
able to quickly restore blood Bing and high sustained damage, and a comprehensive multi-shift
Void can call the number and duration of the development
Lingyu can develop into high range and high-speed high-low hit
monsters can hit the high attack and high-class development
cursed sword that is integrated, the final attack can be biased and partial method two types of offensive
Yunlu functions of the multi-class system designed Seiichi
I get this game and the world 2 compared to Taiwan Daewoo Xuanyuanjian
OL. vocational contrast
Yang Yun Lu = Ji Fu = Void = secret martial arts sword = sword assassin = monsters Modao = Wildland Fire
Hospital Pharmacist = Bing
Shura = curse and call a short time to get guns of Professional
Ling assassin = Yu
which each profession has its own characteristics, and the world 2 have their own characteristics, but the respective strengths of the world 2, but no obvious Xuan Yuan Yin and Yang of the Supreme Court
skills to launch attack after attack skills, rebounding, and the enemy's Law fixed body
offering and improve the physical character of the call of the combat effectiveness of secondary vocational skills, the ability to improve the skills of pet
martial arts to improve the ability to increase resistance and short-term sustainability of the sword

Assassin speed and multiple injuries superimposed
Modao the moment to improve the capacity of physical attack against
pharmacists and auxiliary fixed body, continuous medical capability 2
the world is not so obvious excessive
Yunlu stressed the attacks to improve their ability to forget a lot of skills, because they do not affect the class balance, based on the skill categories more higher professional playability.
other occupations, but does not enumerate the
Regulus 2 OL and the world, like the sword, is the failure of the game, Regulus is the operator less publicity, but the cost was very high, resulting in the loss of many players,
the world 2 early, promotion factors, and operational factors is very major, no need to WOW strange imitation of the front of the majority of Chinese players still prefer a simple operation of the game.
such as , 70% of the women players, sense of direction is poor, the difficulty in get so high that the operation of the difficulty, front and back, from the factors and so on, and make the game a lot of first time contact with a large head, and even a lot of old players head large, much less female players then the game less Azeri then naturally fail. Red Cliff is for this reason, and now far less fiery degree of perfection and like <> Why hot, the same period, <> to the stage of history out of the online game does?
network in China has just started full development, so at that time the behavior of the Internet is a fashion, is sought after by young people, just in single player experience to the world of deep Blizzard game first published in the the popularity of the same period, complex operation (input), the contents of boring, the player will soon be forgotten.
sum up, the because of the ), excellent content and task design, the gang is almost unmatched management system quickly so that in the leader of the game, but also cast Netease game.
Mishap, after all, WOW too good, hard round and beyond, but after all, you can still some selling points beyond,
such as WOW gang management system is not perfect, and is very suitable for Suggestion: copy of BOSS and BOSS large map co-existence can be contested, a copy of set time into (the whole point, or every half hour), the design of new exploration class missions, rather than challenge what kill BOSS, or NPC strange, but placing to suppress or some magic and , no matter how, the more test players, the more likely your behalf to keep the more players the opportunity.
2. gameplay issues to a large extent adjusted, current occupation, not enough elite, must be fully re- settings, must have their own strengths, to grow a lot, too, have a short existence, can not come up with Invincible career.
3. activities to more, at least, and law, and, to a lot of updates.
4. operational charges. can be double charging, it is recommended to see For example, business and other dart.
6. player relations with each other, you can refer to such sworn sworn to buy drinks, get married to knot, mentoring, etc. to beam repair.

2006 New Real Estate Site Forum International Summit Commercial Real Estate

 Here we enter the dialogue session, we will ask all the speakers are up to the podium, so that if there are any questions we can ask these guests. In addition I would like to introduce here another special guest, she will participate in part of our morning conversation, the guest was Miss Wang Renlan, she is SME Banking, Standard Chartered Bank assistant vice president of commercial real estate financing, we are very welcome part of her participation in the dialogue, because this is a very good opportunity to explore the commercial sector can work together financing, the following morning welcomed three guest speakers, and Miss Wang Renlan.
morning speech to the stage guests have come so far I have received only a question of the list, I think because am talking about is from investment speech, then to the management, John Deenihan from design start. my question is to start with John Deenihan the beginning, because design is the most early commercial real estate work. So the first question to my first John Deenihan, the problem is in fact very, very technology, a problem with domestic developers in the process of engagement we encountered this problem, developers hope that the general design, to provide them with the design requirements, it also reflects the wish to have a very fast speed, but also hope the project's geographical location, culture, environment has a very deep understanding, I think I will ask the first question, Mr. John Deenihan as RSA, is concerned, how they coordinate their office in Los Angeles and Beijing Office team work to meet customer demand.
John Deenihan: This is a very good question. In fact, many people ask us this question. We are in the design process on how to complete the design, for example, we in Los Angeles a company's headquarters, we have business in there, mainly in the design side. So I think it is important here is that we need to complete the design task, when the expertise of the United States where we have a better understanding of our environment for the United States .
If in China, how to do, when to the scene initially signed the contract, the many cases that we must take our main designers to China, brought to this city, or Beijing, or Nanjing in Nanjing, we now have a project, the designer must be taken to Nanjing, stay there for a week or two weeks. on an understanding of your project to understand the background and culture, a detailed study of these, which Design is our main process, so we have to communicate closely with our customers on land, the environment, in addition to the overall understanding of the environment, in order to maintain its continuity, we have the chief representative in China, for example, we are in Beijing the office, we have administrative staff, he is representative of our Beijing office, he is also the designer, born in the U.S. has been living in China a few years, he has given us is the main provider of the daily work of liaison and communication , so if there is a demand of our customers have requested, then you can call him. so adopted and his communication, the best time we can reflect to us the problem.
Zhu Rong: I'm in there A new problem is that when design concepts and ideas on planning policy in China conflict, how is a reasonable solution to achieve the best results?
John Deenihan: cultural differences in the two countries, cultural differences, there Regional differences in any of the items made in China will have differences with the United States. One of the main solution is that we can find some of the corresponding design unit to seek their help. We all know that we in the United States, we can do a lot of design sketch, of course, complete the design drawings must be conducted with the cooperation of local design firm, there is great room for cooperation. We are late in this project, we still hope to cooperate with them, that is, in the construction process, we have the same local of staff to cooperate so we think that even in the initial time, we must first resolve cultural, plan or policy so on the issue, that is Yao resolve early issues. of course we have some government Tong officials contact, contact, some time may not necessarily make them aware of everything we do, but at least communicate with them to do.
Zhu Rong: Here we ask PaulJowett answer this question, because this issue is about the investment process. This issue is the presence of a large number of commercial centers is split shops sell, but buyers are not directly managed subletting, how does the case of dispersed ownership, the developer how to ensure the normal operation of business?
PaulJowett : Sorry, I only have a simple answer, that is, do not, it would not be effective. That is unfortunately not effective from the start. In the West Shopping Center is only 40,50 years old in China may be only 15 years old, so it is only at the beginning, the beginning of a sense that it is not good, so sometimes there will be scattered so-called open shop selling, etc., by different shops to vicious competition how have common interests, so I want to loose the way to sell a common interest can not, that is the shops format are often jointly owned by different owners, co-management, by himself, so how can a common interest Therefore, it is very difficult. You can not effectively manage a business center, which is not the time to sell the bulk effective management, it is impossible according to the normal direction, for investors, this is a very complex situation. scattered outside is very complex and may have only the interests of the individual will not have a common interest. So it is impossible under such well-established.
Zhu Rong: So PaulJowett that this is not Mr. line. Here is a question about leasing and investment, and the problem I suppose, because PaulJowett referred to developers and tenants to achieve a harmonious relationship. so he must ask the question is this relationship to achieve from the negotiations to be taken into consideration, the Also what are good initial investment skills, the method can be used?
PaulJowett: First, I answered the question just raised, I think another problem is that if the developers have to develop a shopping center, then of course he sold through the bulk way to sell, may earn a lot of money, his success, but you do not succeed, there is a problem is the long-term perspective to consider this issue from the perspective of long-term benefit principle, which is what I just said aspects to the developers, this is a more critical issue.
I would like to return to this issue is the relationship between tenants and landlords, but also a kind of a long-term relationship, that is, speaking as a tenant To achieve long-term tenants, and not a year or two years. as the tenant to be able to last long term, say 10 years, 20 years or more. From the perspective of tenants, we only pay rental, in particular, is for small retailers to offer low prices, sometimes even to give up charging them rent, because they will help you draw more customers, attract more tenants. of course, there may be high-end tenants, the tenants is a small you pay very little rent, high-end tenants paying high rent to you. We take what strategy? basic strategy is to understand the tenants must understand the dealers, understanding of both the goals, objectives, you should be able to for each other consideration, this is the best strategy, the best approach. I mean to say we must know ourselves and each other.
Zhu Rong: I just answered PaulJowett face of commercial consumers, customers know and understand. The problem is Q PaulJowett and Colin Dowall, and I think this is representative of a developer, he said, when in the development of commercial projects, the most painful experience that commercial companies to understand the deviation of the region, and the investment process of how the late owner point of view to enhance the project value, rather than simply give a conceptual thing.
Colin Dowall: I think from a property management perspective, we talk about how content is going shopping, how to lease and how the commercial operation. I think we start the process of any one item, before that we will be well designed, built shopping malls in the real money, we should fully aware of how to place in the end , crowd how, how to transport it, which means we have to fully understand the management of the Centre and the shopping center should be the future how to contact, how to establish a relationship in and tenants, but also understand that tenants and Shopping in the future is how to position, that is when the shopping center under construction must be fully taken into account the community and the surrounding population issues, but also must understand how to the region's traffic, this area is not good flow, that is really doing shopping, you must to conduct a variety of studies that must be used with the tenant or a person with good communication about, that people in the end the consumer in that he ability of how, how much people can spend this money, how their level of consumption. If there is competition, you can not win, but also not be able to win customers and win shopping these groups. So the most important point, That is to say before to build shopping malls, it is necessary to find out all the problems ah.
first to do the consultation and investigation, as far as possible negative factors that it filter out, for those retail leasing advice business is concerned, they have to understand this point, the owners must give a very clear concept in the end how the appreciation potential of this place, for developers, as well as for the owners, for the whole of the market in the end is how to change , we all should be very clear. We also know that there are many in Beijing is the basis for monthly lease payments plus sales commission, in fact, we must take full account of this, for developers, I think it should be is carried out in such a way that if this place sold very well, everyone equal opportunity, if you did not sell well when we have difficulty with, we risk sharing. So I think for a consulting company that should be strengthened a role, is to figure out this problem, but the interests of stakeholders should give it to share open, so that it can be good enough to let those rental households, so that their interests be ensured. and the actual market is by retailers, as well as developers and owners who work together to create a market, it can not simply focus on the interests of any party.
Zhu Rong: As an architect in the end how to overcome the language barrier?
John Deenihan: I think from the customer point of view this is the case, as customers always have their own ideas, how to attract more of the total order flow, and how people here can be a good parking, etc. , these corresponding auxiliary facilities must be emphasized to. and shoppers, they are not only functional requirements, and they also hope this place can be convenient to recreation, to entertainment, can be a very good experience. We know that in many cases, people decide to buy things in deciding whether, in fact, often the decisive factor is the experience, is a casual, is a form of entertainment, without which it would not decide to go shopping. Therefore, we think is important point, that is, must be in the initial design stage, such as PaulJowett and Colin Dowall, they are these are experts who are in the initial design stage, we should communicate with their people, we can see out in the end a project, can afford to let shoppers get experience, in the end can be met busy shoppers, I think this is a very important aspect.
shopping centers in China and the United States, and their shopping is not great Leasing is not the same as the scale. the United States large-scale shopping center, about 20 million square meters, a shopping center in China, not so big, that China's shopping population will not go far to buy things, so we were thinking time to fully aware of this, that we and retailers, as well as during and leasing of communication experts, we must be clear that our target group is kind of how we in the design process, it should full consideration to this issue, but also must take into account the shopping center of its cycle, its long-term, its sustainability is highly competitive, that is to be in a long time, should have cost his management management objectives, and it can not cause us any trouble. For example, for Colin Dowall or his colleagues would face such problems is that all the people in the very beginning, from the lease to the developer is the largest square groups.
PaulJowett: I think he was right, he said very important. For example, in the United States has 20 million square meters of shopping centers in Beijing, when they need a large door to the store and the depth of not great, that his ratio is 1:4 such a level, but not this way in the United States.
Zhu Rong: commercial real estate that many people are interested in financial issues, I concluded there are three class, I hope Wang can answer. The first is Standard Chartered Bank, you represent, including the international financial investment institutions, in which your business include, commercial real estate in China, which is the role played by what? This is the first a problem. The second problem is that your clients are mainly commercial real estate developers, including commercial real estate or lessee of a number of shops, which is the retailer. The third problem is from the banking institution concerned, the choice of real estate when financing projects, financing conditions and policies you what?
Wang Renlan: First of all thank the organizers of today, and we have the opportunity to make an exchange, in fact, today I have come to learn with the experts on stage De. talked about our Standard Chartered Bank is now in the territory of doing and commercial real estate-related financial services, I would like to note that the Standard Chartered Bank is supposed to be very traditional commercial banks, because I was the bank and the retail banking business, we main business is a traditional commercial banking business.
fact, the financing of commercial real estate, I think many domestic developers friends at this stage should bear more responsibility than foreign developers, I was so looking. Because before we also talked about the stage a lot of commercial real estate experts, Shoppingmall if fragmented, with no unified management of difficult to have a successful project. the developer at this stage we may assume that he is coordinating a large chair, and he need to coordinate presided over land resources, financial resources, as well as external resources consultants, architectural consultants is also included to this resource. developer financing channels, in fact, he generally must use the money to his relative, known , mainly in terms of time. At present our land developers may be more exposed to short-term bank credit funds, such short-term bank credit funds in fact, and our whole mode of operation of commercial real estate is not very proportionate. of course I say this not on behalf of our traditional commercial banks to meet the commercial real estate developers in making the necessary funds, I think the developers of commercial real estate project can operate successful, developers need to co-ordinate to grasp is the traditional commercial bank loans, there are some funds Such funds may come from abroad, domestic civil society groups have the support of private equity funds, so the developers should be greater use of debt and equity financing of these two methods to meet the needs of current financing commercial real estate.
This Abstract From: Shanghai private detective private detective private detective private detective
Shanghai we are currently in Beijing SME finance commercial real estate financing, we are the bank and of the public service sector. We are currently financing for commercial real estate is mainly concentrated in sales channels, if we say that the business in terms of our main business operators at home and abroad to provide financing services, primarily for the domestic and business premises to provide support. In fact, the current developer of the existing channels should be the overall grasp of the not just rely on a certain source of funds for the operation of the project that will bring some problems.
Zhu Rong: I have two problems there are to two different types of commercial centers, experts hope give answers to their ideas. The first problem is that Beijing suburbs, in fact, how the commercial center of suburban-type operation, how to make it further afield in the region of radiation even commercial projects for human consumption, the key factors? including how to so people can rest relatively long time willing to accept that type of shopping center to the suburbs to shop, to stay longer, the main point of what should be the key?
John Deenihan: how we kind of situation, The first point is that I want to talk about market research. would be a good spokesman for this afternoon, in the deep level to study the market and what it means in the end market, but also how to get the information in the end.
I want to talk about the first point is that in the end in a real estate development process, the model is kind of how this place is located where? very important that the development site is a better location, population composition, and also from the number of persons There are very good shopping areas tend to, in addition to another further how we can attract people to shop here. My simple answer is that you want this shopping center is very well designed, that is, people come the first would like the second time, because this place is very interesting to get different people to experience, what time can get a different experience. people if you want a quiet dinner can also be, like leisure and also, people can many times here, you can not necessarily come casual. For example, Disney World, all of you at that? very far from the only family to Disneyland, you may live in Southern California where we go once every year or every two to one, or our relatives have to go there, but the key point is that this place is better health, people want to get experience, which is not to say that opinions can satisfy a curiosity.
PaulJowett: required can have a wide variety of tenants, allowing consumers spending here, the state must have a variety of tenants. That is not wrong, to put together the different tenants, so that will not attract more customers, so You should be able to attract these so-called customers. As I have mentioned John Deenihan, your overall business center design must be to attract customers. For example, a commercial center of the lane very well designed, we designed the building body when the commercial center, not only is three to four years the design, but to consider the ten or twenty years after the case, of course, the design of the state population.
Colin Dowall: very important that the design must take a pretty commercial shopping center, speaking as an investor, you have to enable people to reach, is very convenient traffic must be able to make the guests can go to various parts of the commercial center, so as to increase your competitiveness. you should also have a shopping mall some of the features, it is necessary to have unique characteristics, with a unique competitive edge, there is time to design new methods, such as free guests to your mall to shop, because some people live far better than the other you shopping center to have cool merchandise, that is, diversification becomes very important to tenants. In addition you also can continue from the guests, tenants, get feedback, especially if you want to always do some business survey of your market, look into your guests think of you, once you master the market, understand the market, right on the view of your guests, this will help you achieve your goals, this is where we say the purpose of shopping.
John Deenihan: I would like to share with you my last view is from the management of this perspective, we need to do some promotional work in marketing, which means you have a very, very positive, active sales team, to formulate promotion plan, can continue to be a big promotion, promotional activities, so as to attract more customers, such as car show, fashion show, and so are very useful activities, can help you to attract customers back to the shop center, so that they become repeat customers. we all know that you are constantly changing the forms, you have to constantly adapt to this change, so guests return to create opportunities for them to return to the commercial center of the process of creating new energy.
Also back to the design of this point of view, as a designer to be able to continue to create such a space, that is, to create this space in the shopping center, to attract customers, such as your door to design very large, to be able to make cars into your shopping, that is, you show a certain degree of flexibility in the design process should not be limited to a variety of factors.
Zhu Rong: I think this issue to the PaulJowett, which is on the tenants problems. We know that China has established a lot of stores, they also offer customers a local rent to be able to attract more tenants. So how they make such a decision, based on what factors make such decisions?
PaulJowett: How do you say the decision is between the tenant to make such decisions. I would like to return to the previous question, why the shopping center must be managed by a management team, if you're shopping for retail sale, then the may not have a unified management approach, so if we have two retailers, they sell two different products may appeal to different customers, so there will need to have some so-called aggregation, collection of rent you are from A, because they have two choices, the tenant A can provide a more exciting experience; we see the second quote is not necessarily attractive, but it's also very good, it can give me a lot of rent, how to integration of these two tenants to it? A This means that you may receive the rent, it would have to withdraw to the B, you may have to be such a balance, and therefore need to be combined in different tenants, but also is low-rent tenants and high rents tenants effective combination, so you must have a unified management team, so that a unified management team to manage them in the same
we see large and small tenants, the ratio between the tenants, the so-called sublet tenants can attract a lot of retail or consumer, or a lot of traffic, how do we allow different tenants in a large Among the sub-stores. Carrefour is a good example of a very good center in Beijing, the center of them in their many different retailers, the combination of these retailers are also very typical. in Zhongguancun south Carrefour has done very well, that he has 30 to 40 tenants, and sometimes there may be 60 retailers, and he has such a variety of tenants support of his store, this time you need another large tenants sublet, I think there's a fixed ratio, that is, large households and there is no ratio between the scattered households, between the two can complement each other as long as can.
Zhu Rong: We have from strategy-based shopping center portfolio of customers mentioned, there is also a problem related to the commercial center of the community-based, community-based, there is no commercial center design features in the customer portfolio and the commercial center of regional-based strategy to consider whether problem?
PaulJowett: Let me give you an example, Carrefour is a very good example is the community-shopping center. you can see a combination of them in the shop, you can then shop where you can spend an hour or two hours, that this is a very good shopping experience or a shopping experience, you can stay inside the store 30 to 40 minutes or so, there are carts in the layer of the channel, etc., You can fast-track access to the restaurant, as well as fresh fruit, a combination of different shops. So-called community-based shopping center, we must take into account the convenience of guests must be convenient to shopping.
example, in International Trade the following, which is not a community-based shopping center, but the combination of high-end shops. We look at the World Trade following a supermarket, but their target customers, their positioning? is a so-called high-end shopping center, so his traffic is very high, never too empty, the bottom of the vacant space has never been, from the very, very good in terms of traffic, in fact, to the International Trade from the Xidan shopping center are a great traffic. from the World Trade We also to see such a good mix of shops, so I hope I can shop with you to explain the so-called portfolio problem, is a store portfolio in fact, he should also have a lot of different shops, including restaurants, small restaurants and more. Of course there are times when unsuccessful, meaning that the top will be low, felt very stuffy, but the shop is indeed very successful in terms of combinations, that is, will seize a lot of passenger traffic, an increase of combination, increase traffic.
Colin Dowall: I think the center of community-based, first of all it should be to attract the traffic in the small community is not large, he considered that the composition of the population so that some of the factors, so the community should be one type of shopping center location can be reached on foot, it should be for certain areas, including urban areas, like PaulJowett large community speaking, high-end communities. general community shopping centers must be able to do real, so it should be very close from the community, should be very convenient, very convenient, walking can be achieved, the product you sell should also be popular type, to facilitate customers.
John Deenihan: From a design point of view, must be easy, convenient and also easy to identify, so in the United States each a community center, every fact we all need a shopping center can be reached by car, driving to reach areas, such as to drive in China, then it must take into account the parking lot, that is, once the guests must be provided for shopping large enough parking lot, in addition to the lane for car use, including walking on the sidewalk for pedestrians, etc., in the design of which should be fully taken into account, these are the designs must take into account the factors, you should be able to have such the ability of tenants to be able to let you be able to see on the street in shopping malls or traffic flow of people, and of course the design also made us a great challenge. In short, these are the expectations of your customers , so you achieve a balance in terms of design, from the design point of view, your shopping guests must be easily identified. Also have a distinct identity to reflect the community-shopping, of course, there are a number of different guests to the shopping center, requires a different shopping experience, and the big shopping experience is different.
Zhu Rong: Due to time reasons, I can not put all the issues raised, and the afternoon session there will be dialogue at that time All speakers will please come up, some questions please answer them will be more convenient. I'm here for the last question, the problem is related to China's overall commercial real estate development in this industry, the question is to ask the experts to answer the whole of China commercial real estate development, and compares with the West now, is not still in a backward state? how it can do in a short time with international standards, we are now facing the biggest problems? what kind of solution? < br> John Deenihan: I believe your architect, you have to believe that the design team the best he can give you design a shopping center, that is, I now have the best team. Shopping in fact sometimes too much style , too far ahead, that is, you have to take full advantage of this opportunity, seize this opportunity and seize his size, large and comprehensive shopping center is not a good thing, you must do enough in this market research, so that you business center for real estate projects to the surrounding environment, the composition of the population, weather, must take into account the overall situation around.
whether China is lagging behind the world, it is difficult to answer, in a sense the problem entirely generated in this problem, is that China too would like to integrate into the world, you build such a large shopping center, not a major trend of the world, it is impossible to achieve perfection. in other parts of the shopping center is not big, there are many shops are vacant and has not been fully utilized, that is, when you come to a shopping mall, you will see them use efficiency is not good, there is not the size and location with your matter, the developer must have team spirit, to be able to do a lot of preliminary work, a lot of work to do before that a lot of market research. these are the cause of China's real estate industry over a number of other differences between or behind the foundation.
Wang Renlan : We in the West commercial real estate has been 50,60 years or even centuries of history, we should be within the commercial real estate formerly state-owned department stores from the beginning to the developer of the housing reform followed the mature, and gradually grew up a group of commercial real estate operations providers. At this stage of history we are less than 20 years, or even 10 years, this history, at this stage the developer or business operators face many problems, there are many challenges. In fact, developers His biggest task is to organize and coordinate resources.
commercial real estate operations is the relatively sharp contradictions sources of funding, because the entire commercial real estate operations, in particular, a good real estate business projects must have a good title so decided to return on commercial real estate investment is more than 10 years, and in the first five years the net investment cash flow pressure is great, so I personally believe that we commercial real estate operators may need to spend more time to address is the question of money. Of course the other co-ordination of the problems are also more important.
Colin Dowall: I think the Chinese real estate development does not mean worse than other countries, nor is it scientific level is not high enough Of course, there is room for further improvement. If you want to establish some joint ventures would be better of course, from the joint venture for this level, for example, can engage in a number of property management companies, property management for shopping centers because it is very important If the cost of management may not be very high, the last of the rental income to take care of the cost to you is not enough, so I think it is very important. I think for business partners, business cooperation model this perspective, we emphasis should have a comprehensive team, there should be engaged in marketing, engage management and engage in all aspects of the market, there should be all sorts of people who manage to make shopping centers, so as to enable them to shopping malls in the design to achieve, I guess you do take some time.
PaulJowett: I think in the end how to catch up with developed countries like China has done very good. than ...

Wenzhou usury

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12 bribes per person per village officials checked all the two million

 Yan'an newspaper (Reporter Wang Weiping) Yan'an history of bribery, bribery with the largest number of reported cases in 1 day had been identified. Developers fly in order to obtain the right to develop 113 acres of land to a village 12 village town government cadres and a bribe two million per village-cadres. At present, international flights, has 4 XingJu, all of the other village officials released on bail. Last night, the town government, village-based cadres involved have also been brought to justice. < br> developers 26 million Dange Tower Village. in the region of Yan'an in 2020 within the Urban Planning and Construction, will be the future of Yan'an City. To get the right to develop the land, Shaanxi Construction Engineering Co., Ltd. Guochang fly numerous experiences of finding the legal representative of the village cadres consultation, joint development plan, and Murakami, in the construction of residential buildings, logistics, Warehousing space, such as construction and the tertiary industry. fly promised after the completion of residential buildings, 20,500 square meters will be free to Murakami building, the rest left to the developer building dominate.
6 �� 12 morning, the village party branch cadres Leifeng Tang, high raw rain, Joe is there, the village cadres Mayi Hu, Ma Haisheng, Ma Xiaobo, members of village extension JISC Peng Jing, Ma Yisheng, high raw Zhong , MCA, Ma Yi will, village accountant Liu Zhongsheng, river village cadres Yao Yansheng Township government in 13 towns and villages to participate in a contract. had not been scheduled for the morning of the substance of the signature, the village cadres have no one really signed. lunch , fly out of the 13 envelopes were sent to 13 people, each envelope contains 1 million. After dinner continue to contract, but we still do not want to sign it. village director Mayi Hu called the door to fly, said: ; we still are not satisfied, have come a (million). , Mayi Hu put forward the money to the 1 million each.
Procuratorate one day take away bribery leadership
10 28 morning, Yan'an City People's Procuratorate Baota received reports of people on this matter. hospital Anti-Corruption Bureau to immediately proceed with arrangements for the Secretary Liu Yuping, has involved the addition of 14 towns and villages outside the 13 cadres Yao Yansheng review of all back. attention to review arrangements for all staff through the night. Leifeng Tang village party branch secretary, village head Mayi Hu, Jing Peng JISC Extension Director, Detention, and the remaining were all involved in the village cadres released on bail. Last night, in the prosecution under strong pressure, towns and villages are also cadres Yao Yansheng have been appearing in court.
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Automotive journalists prostitute is more promising than the text you sell

 Automotive journalists prostitute selling text is more promising than you
(picture from Duan online column)
do not know Duan, neither friendship with him so there is no rancor, I just take things that matter. He UFO cars do voice already to his surprise, the car looks like UFO speculation by the media themselves. In fact, . However, the marginalization of the flying saucer is still in the car, things will not so sensational, or if it was Shanghai General FAW, Dongfeng, or Chery, Geely, it was unusual.
Duan things did not Many wordy worthy, after all, part-time people, because good physical condition, temperament is also good, than the professional model requirements for the positioning of the flying saucer car, this is not who wants to have inherent advantages can have. I seized on the issue here is not to say Duan is not a good comrade, not a good news, because it evoked the author of a number of automotive journalists feel about this career.
scene said the car journalist, regular participation in various high-end press conference out of place , eating manufacturers, holding manufacturers, auto industry executives was kind enough to drink and a laugh, finished an impressive in the press, Jiyangwenzi, pointing country. In fact, behind the scenery, automotive journalists have their own hiding something. They are big and small media employed, the heavy workload plus body, due to the sharp increase in recent years, they are often in order to tap into an exclusive coverage of the running around, make all the stops, even after the labor-shaped desk, sit codeword. What is more, some media pressure to reporters a lot of advertising on the task, the reporter had to deal with obsequious to talk to vendors, write them a propaganda script. reporter Han Lei is it normal, and tired earlier than roosters, go home later than the lady, earn less than workers > automotive journalists are a lot of money before the real journalists, like in IT, real estate, household appliances press, as compared ambiguous identity. But with the expansion of the automobile industry, automotive journalists very sought-after career suddenly has. It also told Automotive experts quickly popular, like the rise of the automobile industry led all line of business with the automotive-related. When the car more time, car manufacturers have to consider how to survive the fierce competition; when the vehicle more than a reporter, they also To fill his stomach and jumping up and down how to fend for themselves. reporter was no tomorrow, especially in automotive journalists. Where is their way out?
had before the Xinhua News Agency reporters Sun Yongde and Xuan Zeshi a bright Boulevard, but he ruined himself, but also the whole of China smashed the dream of all automotive journalists. Some time ago I heard there was a Metropolitan counterparts at a large auto sales company, but the action relatively secret. Sometimes the hype does not necessarily is a good thing. So many reporters in the refuge auto manufacturers more careful on the action, he was a consultant to do a fact, or the gunman. In fact, many professional automotive journalists have potential, especially young journalists, cheap labor can them to do the work of migrant workers, not just to do manager, a consultant, in order to obtain the confidential business (eg new models), they can do spies do undercover; to pull ads for the newspaper share of commission, they can do racketeers; If you are a beauty, it is more like a duck, at least in public relations work is unattainable men, so we will see them gorgeously dressed to shuttle between the Dream Car and executives, its capability to doing interviews, too proud to busy a photo taken with the car industry heavyweights. To survive, automotive journalists really do anything.
long ambition, though some reporters unhappy beauty (Who is the vase they do, car manufacturers just because you value your face, your flat background, not your article, your temperament), but at least let us see hope again , the original reporter can do the car models car!
of course I'd rather believe that the flying saucer car Duan was selected not because he is motoring journalists, but because of his handsome appearance and temperament of publicity. This very different with Sun Jihai, Brilliance see is his star aura, not his model family harmony. So, we still do not imagine, and the author of the majority of automotive journalists face no confidence, to see what other opportunities can drill it. ( driver)

Foreign aid away to Shanxi, Liaoning showdown today will be the biggest thing

 Tonight, Liaoning Hunters in Taiyuan, Shanxi road against the team.

Currently, Shanxi team to 7 wins and 14-bit negative fifteenth in the league. Yet to squeeze into the top eight to get playoff team Liaoning Hunters, any game is crucial, especially against the post-ranking than their own team.

coach Guo Shiqiang Pan Pan is also very aware of this truth, also from Shanghai to Taiyuan, the plane, Guo Shiqiang Shanxi team will read the latest video game, and let the video analyst to do according to his request a detailed analysis.

to Taiyuan, Liaoning Hunters in training yesterday afternoon. Team training course combines technical and tactical characteristics of Shanxi Province, and the defense made a specific practice.

is worth mentioning that in Shanxi in the away team actually beat the last round mansions team, upset, do not be underestimated. Shanxi team has Rogers, the practicality of such aid Dag Rees. The last round of competition, Rogers is to own power, will be led by Musharraf, Zhejiang Guangsha Alstom team lift the Lok Ma, the 12 three-pointers, 51 points, its combat effectiveness shameful.

In addition, another foreign aid Dag Shanxi Rees team averaging 8.7 assists in the ranking of all members of the first full CBA. However, inside center Taggart Shanxi team recently due to right knee ligament tear, the season. Otherwise, their daughter team will face three teams of foreign aid in Shanxi.

and Pan Pan aspects of a team due to a knee injury limited Smith is currently playing a lot better. Anthony, in addition to the other foreign players also try to feel some fatigue to outside running with the team.

Anthony's performance can be said that this game a spectacle. Anthony came to Liaoning Hunters, the first game is a tough battle against August, the second half from the first half, 20 points 5 assigned to the wonders of the First World War; the second performance of 10 points 7 rebounds, but eye-popping , can be described as completely lost its market performance, especially repeatedly Zhang Zhaoxu cover, people really questioned whether he had the mighty year scoring two brave.

but practice is the sole criterion for testing truth, since foreign aid Liaoning Hunters have been changed to the current squad can only do the best state of play and still have time under the premise of running as soon as possible team.

(This article Source: Peninsula Morning News - Sea Power network)

Egypt held six months after the military announced that presidential and parliamentary elections

 11 Egyptian national television, announced his resignation as president Hosni Mubarak, and the transfer of power to the military.

CAIRO, Feb. 13 (Xinhua Feng Kang Zhu Junqing) Egyptian Supreme Council of 13 armed forces statement said the current constitution suspended and dissolved Parliament, and at 6 months after the holding of presidential and parliamentary elections.

consultative meeting in Egypt and the People's Assembly (both houses of the parliament) in June 2010, respectively, and 11 held a general election, Hosni Mubarak's ruling National Democratic Party are the two overwhelming election victory But the opposition strongly condemned the acts of electoral fraud. Currently in the People's Assembly, the National Democratic Party holds more than 90% of the seats.

Vice President Suleiman
statement said that the dissolution of parliament, the military will organize a Constitutional Commission is responsible for formulating a new constitution, the new constitution will then be put to a referendum. The military said the election timetable will be developed in about 6 months at the new presidential and parliamentary elections.

the Egyptian Supreme Council of the armed forces of 12 issued a statement reiterating the army control regime to ensure the realization of a peaceful transition to an elected government, the current cabinet will remain in office until election of a new government. The statement said that Egypt has signed all the regional and international treaties, agreements will be respected.

Man's man

 First, the real.
Truth is best said without hesitation, how the expression is true; lies the most difficult to talk about, how prepared are also programmed not tight, and said carelessly omitted. Deliberately contrived is very difficult, and how not to do like the real thing. So, the husband need not your own sins, their beating yourself in the end lost the trust of his wife.
so that the man should be real, real, is the most powerful performance, the most confidence performance.
two deep.
many intellectuals and older young men and women share with me: little men because of the profound, so deep it seems the most attractive men. big man than 1.80, compared the abilities of graduate students than the title of Director of the Minister, more than million households in the money more attractive.
three mind.
a mind of her husband, his wife feel comfortable thanks to a safe, relatively normal life so easy, little fear of anything, can fully display their inner world, because they self-confidence, even if he was wrong, wrong, will not cling to her husband, would not understand.
four, dare.
essential quality of a man is daring to dare. man's philosophy is the philosophy of action, the men do, to dare to put their ideas into action, can not sit like a lame play around mm the call; can not as a scholar, only on paper. dare to include: dare, dare, dare, dare to win, dare to fail, dare to love, dare to hate, dare to fight, but also to fight, dare to exclusion of personality, demeanor and temperament of people linked to, is dependent on the physiological quality, and represents the tendency of a person's personality, but also very much related occupations. For men, grace is a mature beauty, most women appreciate a man mature.
six clever.
good woman like woman does not love the clever husband made his wife feel profound, the male this one saying: break the spirit does not return, so that her husband, setbacks encountered adversity, never anxious, still jokes, people laugh, people do not feel the pressure of adversity, so that the heavy show of life easier, less trouble.
eight, ahead.
the saying goes, water flows downwards with the flow, which is aggressive about the issue. who live in the world, they want to do some career success, especially men. there was a large philosopher once said: to create opportunities for smart people, more opportunities than they find. man's aggressive, it should be expressed in every moment of life. every brick-paved road of life, the words are written on : starting point. man, never too late to start when the key is to have ambition.
nine, romantic.
Carnegie was a Happening a lot of romantic dreams of more than fifty percent of marriage is not happiness. not often say, should have a romantic husband, the husband of this romantic very attractive.
ten, adventure.
It is said that only one model of success: adventure. women and men than women are more the lack of adventurous spirit, but they still want to take risks she and her husband, the wife adventurous husband, because that would be a mysterious, dangerous, and explore the meaning and fun, this could make his wife's