Through the replacement of a large number of urban land functions, the municipal government has land in its hands-a "golden rice bowl" belonging to the urban government. Using differential land rent to make money from land, the government has obtained a lot of funds for urban infrastructure construction, which can improve the investment environment. When the "nest" is built, the "phoenix" will flock to it. Through attracting investment, Dalian's industry and port traffic have developed; More prominent is the construction of a large number of high-end tourist hotels, trade centers, exhibition halls and other public facilities, which has enhanced the city's opening-up function. By the end of 1999, more than 50 countries and regions in the world had trade relations with Dalian. 146 multinational companies have started in Dalian 175 projects; 53 of the world's top 500 enterprises have branches in Dalian; Since 1993, there have been 326 exhibitions, international fashion festival 12, export commodities fair 14, locust viewing festival 12 and fireworks and firecrackers festival 4. Due to the continuous expansion of international and domestic markets, the return on investment in Dalian is as high as 265,438+06.5%. At present, Dalian's comprehensive strength has jumped to the eighth place in the country with remarkable achievements. Since 1980s, the use of urban land in China has undergone substantial changes, from free occupation to paid use. However, due to the lag of management system, there are many disadvantages in land use in various cities. First of all, the multi-head operation of urban land has caused serious loss of state-owned assets. Villages and towns, factories, institutions and schools that own urban land can set prices at will and make money by selling land. Urban land becomes owned by the unit, and the municipal government can't manage it, and it can't gather money. Second, urban planning is out of control of urban land use function. Because the municipal government can't control the right to buy and sell land, it is difficult to control the actual use function of each piece of land, which leads to the confusion of urban construction layout.
In view of this, the Hangzhou municipal government has carried out the innovation of urban land management system. 1997 Hangzhou land reserve center was established-a company authorized by the municipal government to operate land. The municipal government pays a certain amount of money first, and implements unified acquisition, unified planning and use functions, and unified bidding, auction and hanging. The municipal government completely monopolized the primary market of urban land. This innovation of urban land use system has many benefits. First, the "oil and water" in the "golden rice bowl" is no longer lost, and the municipal government has truly realized land wealth. During the three years from 1999 to 200 1, the land price recovered was 840 million yuan more than the agreed transfer, which strongly supported the infrastructure construction. Secondly, it provides a guarantee for realizing the land use function determined by urban planning. Because the transfer of urban land is completely controlled in the land reserve center, the municipal government has the real power to allocate land according to the plan, and can realize the six unification of urban land planning, development, construction, supporting, management and sales according to the various needs of old city reconstruction and production and living land. As a result, urban land management has changed from disorder to order, which has promoted the optimal allocation of urban land resources. Third, by monopolizing the primary land market, we will control the total transaction volume of urban land and provide the amount of various types of land that can be sold every year. Formulating a reasonable land price according to the balance between supply and demand can prevent the sequelae caused by too low or too high urban land price; At the same time, the differential rent generated by the appreciation of urban assets is also recovered by the reserve center for the municipal government in time. The institutional innovation strategy of establishing urban land reserve center in Hangzhou has been highly valued by the Ministry of Land and Resources, and 200 1 has been identified as a pilot city for land capital operation in China. At present, more than 70 cities in China, including Shanghai, Qingdao, Zhuhai, Nantong and Yichang, have begun to implement the urban land reserve system. Operating brand-name products plays an important role in enhancing market competitiveness, expanding urban economic strength and improving visibility. If a city wants to have a certain popularity in the domestic and foreign markets, the key lies in operating brand-name products and occupying a place in the competition. At present, the most prominent examples in China are Qingdao and Mianyang, whose cities are famous brand products.
Qingdao has vigorously cultivated a number of well-known brand enterprises at home and abroad, such as Haier, Hisense, Tsingtao Brewery, Aucma and Double Star. Among the 57 "China Famous Brand Products" published by the state, there are 12 items in Shandong Province, and 12 items in Qingdao. In particular, "Haier" household appliances in Qingdao are world-famous, with branches in 13 countries, and "Haier" products are sold in 160 countries and regions. Sales of refrigerators account for 50% of the annual sales in the United States. The production of famous brand products in Qingdao has become the pillar industry of the city, which has promoted the all-round development of the secondary and tertiary industries and formed an interactive industrial focus. Qingdao has implemented the brand-name product strategy, created a strong overall reputation of the city, made it famous overseas, and greatly improved the attractiveness of the city. Fortune 500 companies have landed in Qingdao. In the first half of 2002 alone, more than 65,438+0,000 overseas investment projects were signed.
The famous brand product of Mianyang City, Sichuan Province is Changhong TV, which is very popular in developing countries, prompting Changhong TV Factory to continuously expand its scale. Now it has become the largest TV factory in the world, with an annual output of120,000 sets. Mianyang Municipal Government has formulated a product economic management strategy to develop other electronic products around TV sets, making Mianyang a high-tech city with electronic products as its pillar industry. Miyun County, located in the northern mountainous area of Beijing, has been underdeveloped for a long time in order to protect Miyun Reservoir, the water source of the capital, and its economic growth has been at the bottom of all districts and counties in Beijing. In recent years, the leading group of Miyun County has formulated an innovative strategy of serving the capital, rejuvenating the county by environment, rejuvenating the county by science and technology, and governing the county by law, and has achieved outstanding results, with economic growth and urban construction ranking first among all counties in Beijing. The main innovative measures include: reserving difficulties for ourselves, providing services for investors, and auctioning more than 30 scattered office buildings and county guest houses of the county government to investors; Bidding and auction of the right to use street and building advertisements and the right to name roads, bridges and sculptures; With 3 billion yuan to revitalize these existing assets, we will improve the environment, build infrastructure and introduce high technology, thus attracting investors from more than 30 provinces and cities, and the assets will increase by more than 654.38+0.2 billion yuan.
On September 17, 2002, People's Daily reported Miyun County in full page. Its general title is: Miyun, rising in innovation. The title of the column is: innovation will always be the inexhaustible motive force for urban construction, innovation will rise to a new Miyun, innovation will create a green economy, innovation will create a national civilized city, and innovation will operate the city. Then, in June, 5438+in the same year 10, the National Association of Mayors held an on-site exchange meeting between the Mayor Forum and urban management in Miyun County. Everyone thinks that the core of Miyun's rapid development lies in innovation. No matter economic development or environmental management, there are new ideas and measures, and they are good at managing and selling the advantages of the county. Thus, it won 15 titles of national ecological environment demonstration county, national first green industrial park and demonstration base, national pollution-free vegetable base demonstration county, Beijing green science and technology industrial base of torch plan of Ministry of Science and Technology, capital drinking water source base, China University industrial base, Beijing Garden satellite towns, etc. After years of practice and theoretical discussion, we realize that we must unswervingly encourage, support and guide the development of the non-public economy. Non-public economy such as individual and private is an important part of socialist market economy. The non-public economy plays an extremely important role in promoting the development of small and medium-sized towns.
For example, Changyuan County, Henan Province, in the absence of foreign investment and state-owned investment, vigorously supported the development of the non-public economy, and built a new county town with beautiful environment, clean city appearance and modern flavor in just six years, which is called "Little Wenzhou" in Henan. There are more than 0/000 individual, private and joint-stock enterprises in the county, and the investment of individual and private owners has accounted for more than 60% of the county's fixed assets investment; It accounts for 98.9% of the total investment in new town construction and becomes the main force. The county government also mobilized people who went out to do business and worked in the county, especially wealthy families and economic and technical talents, to return to their hometowns to start businesses and set up a "return home project"; Create conditions for the introduction of capital, technology, projects and information. At present, more than 580 "regression" enterprises have been established, and 59 new projects were added in 2000 alone, with an investment of more than 6.5438+0 million yuan. As a result, Changyuan County has formed a good situation of interaction between economic development and urban construction. Many cities in China have neither railways nor expressways, and their long-term development is slow. Practice shows that "to get rich, build roads first" has become a universal law of urban and rural development. In recent years, the rapid development of China's railway and expressway construction has effectively promoted the great development of a number of towns.
For example, in Hengshui City, Hebei Province, in recent years, the Beijing-Kowloon Railway seized the opportunity, ran a big market, organized special teams, and attracted investment from all over the country. Hengshui soon became a hot spot for large companies in Beijing, Tianjin, Chongqing, Guangzhou and other places to invest, operating various markets such as clothing, food and cosmetics; At the same time, policies are formulated to encourage farmers to work and do business in cities, which makes the urban economy active and popular. In order to change the appearance of the city, the municipal government invited experts to carry out urban design. In recent years, the total investment in the comprehensive transformation of the old city reached 2.3 billion yuan, of which 98% of the funds were obtained by operating the big market. The urban planning we are carrying out now is to describe the blueprint of modern urban construction on the basis of realizing a well-off society as a whole. In my opinion, in the 2 1 century, it is not enough to plan a modern city only with engineering knowledge, and the concept of urban management must be strengthened; Follow the laws of market economy, optimize the allocation of urban resources, and create a good living environment and business environment for urban management. Urban planning and urban management complement each other. Urban planning uses its comprehensive viewpoint and integration ability to plan the spatial layout of the city, which will help prevent some short-term behaviors in urban management that ignore the overall situation and unilaterally pursue economic interests. Urban management, on the other hand, exerts its ability to control the market and becomes an important means and guarantee for the implementation of urban planning. Under the condition of market economy, although the implementation of urban planning is supported by the administrative power of the city government, it is often impacted by the interests of the market economy. The best way to solve the contradiction is not a simple administrative order, but a correct management strategy, which not only ensures the long-term overall interests of the city, but also meets the current local interests.
Tod (bus-oriented development) and SOD (service-oriented development) are common methods used by western countries to manage cities through urban planning. The so-called TOD means that the government uses the information advantage brought by monopoly urban planning to requisition the land in the planned development area at a lower price; Then carry out infrastructure construction to make the land appreciate; Then sell the "cultivated land" with perfect infrastructure and balance the construction cost with the difference between "raw land" and "cultivated land" Based on this management concept, Nanjing recently began to re-plan new rail transit lines and adjust the time schedule of suburban development and construction. The so-called SOD is a model of guiding development and construction through social service facilities. The government makes use of the advantages of administrative monopoly power to adjust and reposition the urban functions in space through urban planning, so that the old urban areas and newly developed areas can obtain the fund guarantee for renewal and development through land price difference. Qingdao is a successful case. The municipal government sold the land in the old city, and the municipal government organs took the lead in moving into the new area, achieving the purpose of transferring urban functions, relaxing and optimizing space and improving the government's financial situation. Under the condition of market economy, in order to ensure that urban construction has investment and income and enter a virtuous circle, it must be operated by means of market operation. The main methods are as follows.
① Develop and revitalize urban land resources. Among the urban state-owned assets, urban state-owned land is a large number of assets with great value-added potential and can be directly controlled by the municipal government. The municipal government can develop wasteland and abandoned land, recover idle land, and buy state-owned allocated land and inefficient land of devalued bankrupt enterprises, thus increasing the value of a large number of existing land assets. For example, Miyun County in Beijing sold 1 10,000 mu of land that had been idle for eight years to a real estate company, and the government obtained a transfer fee of 20 million yuan for infrastructure construction, with remarkable results. With the improvement of municipal facilities, the real estate company attracted foreign investors to invest and built a high-grade villa area. Due to the revitalization of idle stock assets, it has brought 654.38+0.2 billion incremental assets to Miyun County.
(2) Establish a compensation mechanism for investment return of infrastructure projects. Urban infrastructure construction projects, due to factors such as large investment, long construction period, low price and low return on investment, restrict domestic and foreign capital with the goal of maximizing profits from entering this field, which puts the city government in a dilemma when trying to alleviate the pressure of insufficient funds for urban infrastructure and construction. At present, many cities use the means of urban management to establish the compensation method for investment return of infrastructure projects, that is, whoever invests will benefit, which effectively attracts domestic and foreign funds to invest in infrastructure construction. For example, in Shanghai, in order to develop Pudong, it is necessary to build three bridges, two tunnels, ring expressway and other costly projects across the Huangpu River. where is the money to come from? Facing the international market, Shanghai boldly uses foreign capital and adopts the mode of franchising to authorize foreign companies to finance, build and operate projects on their own. Foreign companies are responsible for their own profits and losses, take their own risks, make their own profits, and obtain good return on investment.
Another example is Changsha City, in order to build two bridges on the Xiangjiang River, relying on the credibility of the municipal government, according to the economic contract, it signed an agreement with the Yangtze River Infrastructure Company established in Li Ka-shing, Hong Kong, and adopted the BOT method. The company is responsible for financing and building bridges. After completion, the company will operate and collect commercial profits, which will be returned to the municipal government 50 years later as agreed. Changsha needs to build the eighth waterworks, and the municipal government authorized Changda Group, a township enterprise, to raise construction funds through agreement. A water plant with a water supply capacity of 250,000 tons was completed in two years and returned to the municipal government after 17 years of operation. Practice shows that the means of managing cities must conform to the laws of market economy, and an equivalent exchange mechanism must be established to make investors profit, so as to attract domestic and foreign funds to inject into urban construction.
③ Vigorously promote the commercial operation of intangible assets. With the continuous enrichment of people's material life, their spiritual needs are also rising day by day. Spiritual resources such as historical relics, characteristic culture, ecological environment and architectural style of the city-intangible assets attached to tangible assets have become an important source of urban appreciation. Many famous historical and cultural cities in China, such as Beijing, Xi, Lhasa and Pingyao, have become tourist hotspots at home and abroad. The tourism income of Zhangjiajie, Sanya and other cities with strange natural landscapes has become a pillar industry, so I won't go into details.
It is particularly noteworthy that some cities are good at managing intangible assets and have benefited a lot from commercial operations. For example, Dalian took advantage of its location to hold clothing festivals and expositions, and also held the 12 Huai Festival. There are many locust trees in every city, all of which are blooming, but people don't care. Dalian is good at commercial operation, "borrowing scenery to make money", enriching people's spiritual life, prospering the market and increasing economic benefits by enjoying flowers and festivals; And improve the taste of the city, showing the social effect of peace and prosperity; At the same time, it also expanded the visibility of the city.
Another example is Nanjing, which is known as the "four furnaces". The hot climate discouraged investors. In recent years, the municipal government has made up its mind to control the ecological environment, introduce the Yangtze River water into cities and improve the water quality of rivers. The annual net increase in green area 120 hectares, green coverage rate of more than 40%. As a result, the average summer temperature in Nanjing has decreased year by year, and it has cast off the label of "four stoves" and become a hot investment city, making the urban land price increase by more than 30% on average every year, and the urban assets have greatly appreciated.
④ Open up diversified financing channels. In addition to the above-mentioned important measures to raise funds for urban construction through commercial means, there are several financing channels. Such as: selling state-owned and collective enterprises in combination with the adjustment of urban industrial structure; Auction and transfer of urban public facilities-tangible objects such as roads, bridges, bus lines, commercial outlets, public toilets, street lamps, newsstands, and the naming rights attached to them; Issuing bonds and stocks for urban infrastructure construction; Establish urban construction credit cooperatives and urban construction development funds; Set up a small and medium-sized enterprise guarantee center, operate asset mortgage and guarantee, raise funds from financial institutions, invest, credit, share and control small and medium-sized enterprises, and support the development of small and medium-sized enterprises, especially private enterprises. ① Establishing management is a new service concept. Under the condition of socialist market economy, the essence of urban management is service, not checkpoint pressure. Managing a city is to use various administrative, economic and legal means to serve the promotion of commodity production, market development and social stability. Many cities combine the transformation of old cities with the technological transformation of old enterprises, and combine the improvement of residents' living environment with the transformation of land functions. Through operational means, the demand management services for urban areas, suburbs, enterprises and residents are in place to realize their needs and realize the comprehensive optimization of economic, social and environmental benefits.
② Transform the functions of the city government and realize the separation of the ownership and management rights of urban assets. Under the condition of market economy, the allocation of urban resources has changed from administrative allocation under the planned economy system to market regulation. Therefore, the city government must make it clear that the main responsibilities of the government are: macro-control of the economy; Supervision and management of the market; Public activity service. The government should "not manage" and "not manage well" all the problems and affairs that should be solved by the market, and must delegate power. However, China's long-standing system of separating government from enterprises has seriously restricted the market-oriented operation of urban resources. For example, urban public utilities used to be state-owned assets formed by centralized investment by the municipal government. The Public Utilities Administration Bureau leads its subordinate enterprises vertically and monopolizes the management right of all links of public utilities. Therefore, the operators of public utilities rely on their monopoly advantages to quote according to the individual cost of the enterprise, rather than the average social cost. In this way, enterprises have neither the pressure to reduce costs nor the mechanism to encourage and improve operational efficiency. Therefore, enterprises are in a state of low efficiency, low benefit, low profit and even loss for a long time. This shows that the current management system must be reformed by the mechanism of competition and market orientation. In recent years, Wuhan, Shijiazhuang, Shenzhen and other cities have carried out institutional innovations in the market-oriented operation of sanitation operations, with remarkable results.