农副产品综合批发市场建设项目可行性研究报告.doc

First compliance review of the application of the appraisal Committee, only through the compliance review of the application to take part in a detailed review. 8.1 application compliance review: does not meet one of the following conditions, procuratorial Agency to submit application through compliance reviews, be invalidated: (1) application of the formats, contents, meet the requirements of selected files, powers of Attorney, declarations by the legal representative and the tender agent application to meet the requirements; (2) licence and a bidding agent qualifications meet the requirements; (3) the similar project tendering agency agent number and provide proof of material compliance; (4) the tendering Agency intends to put into this project the number of professionals to meet the requirements; (5) are intended to the agent of the project as a project manager has similar projects the number of and references to meet the requirements; (6) no fraud case. 8.2 application review in detail the Evaluation Committee through compliance reviews will be selected for detailed review of the application. 8.2.1 tender agent institutions similar project tender performance requirements (16 points) tender agent institutions similar project tender performance 16 points, by two part composition (1) agent similar project of cumulative bid amount scored calculation rules for: Agent water project bid amount (on January 1, 2007 has has bid notice for associate) cumulative each reached 100 million Yuan have 2 points, water project cumulative bid amount scored up not over 6 points. In addition, completes a bid worth more than 500 million yuan in total 1 minute, but other items score accumulated winning amount up to a maximum of 6 points. (2) calculation rule for the number of agents similar projects: proxy bid amount (since January 1, 2007 winning notice shall prevail) bidding projects in more than 50 million Yuan by 2 points, but the Agency projects the number of scores up to 3 minutes. 8.2.2 to be agents of the construction project as a project manager in the same project performance (10 points) Project Manager agent performance scores including agents of the bidding agencies of similar projects, as well as in other similar project tendering agency service agent during performance. Total 10 Project Manager agent performance, made up of two parts (1) acting like the accumulated winning amount calculation rule: agents for water conservancy project bid amount (since January 1, 2007 winning notice for example) cumulative average reached 100 million Yuan 3 but scored no more than 5 minutes. (2) calculation rule for the number of agents similar projects: proxy bid amount (since January 1, 2007 winning notice for example) in the more than 50 million Yuan water conservancy project period of 3 minutes, but scores the number of agents similar projects up to a maximum of 5 points. Project Manager demonstrated to provincial-level and higher peoples Government or the development and Reform Commission published the winning bidder on the designated media publicity shall prevail. 8.2.3 staff requirement (25 points) 1, to the construction project serving personnel, 4 years experience in tendering agent, 2 points per person, 2 years experience in tendering agent .Pig is not a pig. With domestic international market and technology big environment of changes, as China traditional industry of pig production of job way and profit way are requirements related industry for resources integration, to quality security for premise, regulation based farming, and management cost and the production, and sales cost, go standardization, and scale, and intensive, and market road, fast upgrade whole industry chain of regulation capacity, market competition capacity and anti-risk capacity. First, industry analysis (a) the basic situation in China is a traditional hog production and consumption country, 2008 46.15 million tons of pork, pig stock 462.64 million head by the end pig slaughter 609.6 million. National pig industrys annual production value at around 650 billion yuan, nearly 50% per cent of annual output value of animal husbandry. Sichuan province in 2008 produced 6.52 million tons of pork, with 694,000 tons of Chengdu city, live pig sell 10.46 million, first 15 Vice-provincial cities in the country. The whole nation advantage regional planning (2008-2015) there are 437 counties (cities), 55, Sichuan, Chengdu has 7 (including in pengzhou). International pig industry mainly include the European Union, the United States, and Canada, and Brazil and other absolute scale of animal husbandry industry and technology developed countries. Market 1, the domestic market from Chinas meat consumption habits and economic analysis of the development situation, the emergence of new trends in the market of domestic pork and its products. Docking is a pig production and sales more closely. The Yangtze River Delta, Pearl River Delta and the Bohai rim economic developed area industrial structure adjustment gathered pace, two or three industries to the Central and Western bias. Second, the rigid domestic consumption growth. For a long period, pork is still the largest variety of meat consumption in China, the absolute consumption continues to grow. Especially in the vast rural market growth potential. Third, market for pork and higher product quality requirements. Pollution-free pork safety and health has shown a very good market prospects. Four is the market changing. Currently, cold meat, more and more varieties of meat and pork meat products, which accounted for a large proportion of pork consumption, stores, chain stores, supermarkets and other marketing methods is on the rise, and transport has been extended to more than 2000 km in RADIUS. Chengdu is an important River pig resource market, the citys commercial rate reaches above 60% of live pigs, pork and raw materials primary processing products in the domestic and international reputation is high. Western hog trading center in Chengdu and provides disease-free areas of construction in order to further accelerate the development of swine industry realizes space and conditions. 2, the international markets at present, annual volume of trade in live pigs in the world year around 18 million, about 6 million tons of pork trade. A large net exporter of pork is mainly the EU and North America,-importing countries mainly in Asia, Japan, and Korea, and Singapore, the Philippines, Hong Kong and other countries and regions, as well as Russia, about 3 million tonnes were imported. It is predicted that the world meat consumption increase of 80% in Asia in the future, our country has obvious geographical advantages, export potential. With the advancement of live pigs superiority industry belt construction, animal disease .目 录第一章 项目建设的目的与意义11.1 项目概况11.2 项目建设的背景、必要性与意义4第二章 市场分析142.1 国内农产品市场概况142.2 *省农副产品生产要素市场分析142.3 项目市场分析152.4 商品辐射能力分析16第三章 项目选址及建设条件173.1 项目选址的基本原则173.2项目选址173.3 项目实施条件17第四章 工程技术方案及规模204.1 项目的市场定位204.2 项目的主要特色204.3 建设规模214.4 建筑设计方案254.5 电气设计方案284.6 给排水设计294.7 消防工程314.8 物流信息系统33第五章 环境保护355.1 环保设计依据355.2 工程施工期对环境的影响355.3 环境保护措施36第六章 节能措施386.1 节能设计原则386.2 节能措施38第七章 组织机构、人力资源配置及实施计划407.1 项目组织机构407.2 人力资源配置407.3 实施进度安排40第八章 投资估算和资金筹措428.1 建设投资估算428.2 资金筹措43第九章 财务评价449.1 概述449.2 财务费用与效益估算449.3 财务分析459.4 财务评价结论479.5 社会效益评价48第十章 结论与建议4910.1 结论4910.2 建议49附件4.1 application of the Chinese language application for proxy bidding agency application system. 4.2 bidding agent applications should be submitted by the Agency included in the 5th chapter of the content, and than select file asked to provide appropriate documentation. 4.3 proxy application shall affix its official seal coding and page by page in the specified location. Agent a copy of the application shall have to number the pages and signed original copy (copy) (including supporting documents), and copy should be exactly the same. 4.4 application there shall be no loose pages. 4.5 agent application should be complete with indelible ink (powdered) prints, the agent shall not alter any page of the application. 4.6 bidding agencies offer should be based on the interim measures for the management of tendering agents service charges (meter prices 20021980) rules of the Nineth, tender agent service charges using the difference progressive billing rate. Charges in accordance with the tendering agents service charges and, in conjunction with the provisions of the specific circumstances of the project shall not be floating up and down-floating range must not exceed 20%, otherwise the application cannot pass compliance checks, be invalidated. Due to bidding agency selection and principal-agent contracts signed during charging base bid amount has not yet been produced, it can only be according to the rates of price, bid and the bid amount determines after the end, controlled response rates calculated shall pay tender fee (tender agency fee accounts for the actual bidding agent item for fares). Than the selected person tendering agents service charge control the upper and lower limits, Cap for the State Development Planning Commission of the interim measures for the management of tendering agents service charges (meter prices 20021980) of tendering agents service fees under 100%, the lower limit for the State Development Planning Commission of the interim measures for the management of tendering agents service charges (meter prices 20021980) of tendering agents service fees under 80%. Tendering agents service charge base should include the following tenders: construction, supervision and material over the above tenders are expected to be important, with each tendering agency entrusted with tender bid amount as a base for a separate computation of tendering agents service fees. Tendering agents service fee payment in accordance with the General Office of the State development and Reform Commission on tendering agents service charge of notification on the relevant issues (the change price 2003857). Sale of prequalification documents and solicitation documents going to choose all, pricing should be based on the principle of profit not files, must not violate the relevant provisions in the price Department. 4.7 requirements in the form of application proxy application shall be prepared in the 5th chapter of the format. Application of various supporting documents should be requested by the selection of files grouped by order. Comparison and selection of the bidding agencies must provide supporting documents required by the file; the file you selected does not have the required supporting documents, bidding agency acknowledged the need to provide, or you can provide. Proxy application shall be bound, and page-by-page coded in the order. 5th chapter application format notes: bidding agent .49第一章 项目建设的目的与意义1.1 项目概况1.1.1项目名称：*农副产品综合批发市场（一期）1.1.2建设单位：*置业有限公司1.1.3承办单位概况*置业有限公司是浙江赛尔集团有限公司的旗下一子公司，是集团公司为在*投资建设“*农副产品综合批发市场项目”特别成立的，公司注册资金2000万，并派遣专业经营团队全力运作此项目。*置业有限公司将依托集团公司雄厚的实力，以农产品物流基地，农产品批发市场，农贸市场开发建设为载体，以农产品物流、经营、管理、营销服务为手段，全力打造一支集物流、市场规划、农副产品营销于一身的专业公司。1.1.4编制的主要依据国家农副产品批发市场建设标准（建标2006758号）；*市城市总体规划（2006-2020年）；*市统计年鉴（2010年）；*市企业投资项目备案暂行办法；国家发展与改革委员会等九部门联合下发的关于促进我国现代物流发展意见的通知(发改运行2004161号)；其他相关法律、法规、政策、标准；市调基础资料。1.1.5项目建设地点*农副产品综合批发市场地处*市涡北区二里埔，具体位置在汤陵路以北，京九铁路西侧，规划的建安路贯穿其中，并把其分为A1、A2两个地块，总规划占地24.1316万平方米，约362亩。本项目为*农副产品综合批发市场一期工程，工程位于市场东南，属于A1地块用地，占地面积74724平方米，约112亩。1.1.6项目主要建设内容与规模*农副产品综合批发市场总建筑面积29.7496万平方米。市场分为交易、沿街配套和公建配套服务三个功能区。其中市场交易区建筑面积为196595平方米，包括大棚建筑面积27673平方米、沿街市场建筑面积84693平方米、内部市场建筑面积82449平方米；沿街配套建筑面积为69777平方米，主要建筑包括办公、商务、展览展示中心、星级酒店、快捷酒店、通讯通信、金融、便捷购物、物流调度、维修、休闲娱乐等；公建配套建筑面积32904平方米，包括仓储建筑面积19476平方米、冷库建筑面积10314平方米、香蕉库建筑面积2050平方米、公厕建筑面积603平方米以及垃圾回收建筑面积461平方米。项目同时购置农副产品信息服务系统、电子结算系统、检验检测设备、全场电视监控管理系统等基础设施，建设与之相配套的给排水、消防系统、变配电、污水处理设施以及道路、绿化等设施。*农副产品综合批发市场计划分三期实施。本项目为一期工程，工程占地面积74724平方米，建筑面积104895万平方米，包括交易区一、交易区二、沿街市场、沿街办公（住宅）楼等及其附属配套工程，详见表1-1。*农副产品综合批发市场力争建成面向华东六省一市，辐射全国的农副品综合批发市场。工程建成后，年交易额近100亿元，具有较强的货物吞吐功能，将为进一步带动了*地区的种植业、养殖业及农副产品加工业的发展作出应有的贡献。表1-1 项目建设一期工程主要工程量序号工程名称单位数量备注一主体工程1048951交易区一795101.111层办公楼12122框架结构1.2沿汤陵路市场12534/约70户框架结构1.3沿汤陵路办公楼7867/约56户框架结构1.4沿建安路市场8364/约70户框架结构1.5沿建安路办公（住宅）楼9188/约117户框架结构1.6内部市场29115/约240户框架结构1.7公厕131砖混结构1.8垃圾回收189砖混结构2交易区二253852.1沿建安路市场4908/约32户框架结构2.2沿建安路办公（住宅）楼4182/约45户框架结构2.3内部市场16152/约128户框架结构2.4垃圾回收143砖混结构二配套工程439441道路368452绿化29143建筑小品1.1.7项目投资及来源项目总投资15830.33万元，其中建设投资15331.58 万元，建设期利息498.75万元。根据初步达成的协议项目融资采用“自筹+贷款”形式，项目所需资金自筹8330.33万元，申请贷款7500万元。项目贷款资金使用该项目沿街市场、沿街配套住宅楼销售资金还款，项目贷款偿还期2年。1.1.8主要经济技术指标表1-2 项目主要经济指标序号科目单位指标备注1项目规模总投资万元15830.33建设投资万元15331.58建设期利息万元498.75流动资金万元0.002正常年销售收入万元1394.303正常年总成本万元1225.74正常 年固定成本万元1125.33正常 年可变成本万元100.414正常年经营成本万元293.445正常年利税总额万元168.56正常年营业税金及附加万元75.29正常年利润总额万元93.27正常 年增值税万元0.006财务内部收益率%23.55税后7财务净现值万元5528.37税后8税后投资回收期年2.46含建设期9贷款偿还期年2.00含建设期10财务内部收益率%42.33税前11财务净现值万元9848.66税前12总投资收益率%0.5913投资利税率%1.0614项目资本金净利润率%0.4415盈亏平衡点%35.371.2 项目建设的背景、必要性与意义1.2.1 项目建设的背景一、宏观背景1、国家”十二五”规划纲要中明确指出：加快发展现代农业。坚持走中国特色农业现代化道路，推进农业科技创新，健全农业技术推广体系，发展现代种植业，加快农业机械化。完善现代农业产业体系，发展高产、优质、高效、生态、安全农业，促进畜产品、水产品规模种养，加快发展设施农业和农产品加工业、流通业，促进农业生产经营专业化、标准化、规模化、集约化，推进现代农业示范区建设。2、随着农产品生产及加工得到长足发展，农产品流通已成为人民安居、社会稳定及经济发展的重要产业。中共中央及国务院发布文件关于切实加强农业基础建设进一步促进农业发展农民增收的若干意见（2008年中央1号文件）对搞好集贸市场和批发市场的建设、农产品流通及现代物流等方面作出了积极的指示，农产品的拍卖、网上交易等新型流通方式开始被明确提出，农产品仓储设施的建设也有了各种优惠政策。在文件中，中央明确指出：建立健全适应现代农业发展要求的大市场、大流通。继续实施“万村千乡”、“双百市场”和“农产品批发市场升级改造”等工程，落实农产品批发市场用地按工业用地对待的政策。加强农副产品现代物流体系建设，开展鲜活农产品冷链物流试点。供销合作社要加快组织创新和经营创新，推进新农村现代流通网络工程建设。通过实施财税、信贷、保险等政策，鼓励商贸、邮政、医药、文化等企业在农村发展现代流通业。完善农产品期货市场，积极稳妥发展农产品期货品种。加快落实鲜活农产品绿色通道省内外车辆无差别减免通行费政策。近几年，国家及各级政府先后出台了一系列的优惠、扶持政策和办法，为农业产业化发展提供了良好的宏观环境。3、从我国社会发展形势及国家政策等宏观方面显示，农产品仓储、流通、交易方式等方面将面临一个全新的转型和发展机会。因此本项目的提出是符合国家有关农业、农村经济发展的产业政策。从宏观背景看，建立*市农副产品综合批发市场是顺应社会发展潮流、符合国家方针政策和发展战略的，具有极大的发展前景。二、微观背景1、省十二五规划纲要中指出：大力发展现代农业,完善现代农业产业体系，按照做大总量、培育品牌、集群发展的方向，以各级农业产业化示范区和现代农业示范区为平台，引进培育一大批农产品加工龙头企业，加快建设全国重要的农产品深加工基地，促进农业生产经营专业化、标准化、规模化、集约化。健全农产品质量安全检验检测和监管体系，全面提高农产品质量安全水平。 2、城市居民消费观念和方式发生了深刻的变化，迫切要求城市农产品批发市场进行改造提升。随着*市城市的加快发展及经济发展，居民收入快速提高，城乡居民生活消费水平迅速提供，对食品安全的要求也越来越严格。同时，在人们生活中扮演重要角色的现有城市农产品批发市场开始暴露出诸多弊端，其进货渠道广而杂，规范管理难度大，环境差、秩序乱，服务差、产品劣以及偷税漏税等问题逐步显示出来，其改造和提升已摆上了议事日程。3、2010年*新一轮“菜篮子”工程建设的实施意见中指出，加快构建现代化物流体系。将农产品批发市场、农贸市场建设纳入城乡基础设施建设总体规划，推进现有市场的升级改造，提升服务功能和辐射能力。今后5年，在“菜篮子”优势产区建设和改造10家产地批发市场，在城市交通枢纽地区改造升级10家批发市场，在大中城市支持50家农贸市场在场地环境、设施设备、质量安全检测、规范管理等方面进行标准化建设。4、强化产销衔接功能。把“菜篮子”连锁经营作为培育新型业态、构建现代流通网络的重点，加强产销衔接。引导大型连锁超市、农产品流通企业直接与产地农民专业合作社发展订单生产和“农超对接”，重点支持大型连锁超市、农产品流通企业建设直采基地、鲜活农产品冷链系统和农产品配送中心。发展农业会展经济，举办各类名优“菜篮子”产品推介活动，扩大“菜篮子”产品出口。5、*市政府对扩建专业市场和现代物流设施专门制定了相应的财税、土地等优惠政策。三、当前国内农副产品市场体系建设1、发挥市场机制作用，优化市场经营主体结构。在重视发挥市场竞争机制作用的前提条件下，规范各类经营主体市场行为，形成竞争有序的、规模化、层次化、网络化的农用生产资料大流通格局。2、健全农产品的标准认证体系。近年来,农业部门在农业标准化和农副产品质量监测方面已经加大了工作力度。例如，开展农业行业标准的制定和修订工作，建设和改建一批农副产品质检机构。3、建立和完善农业行政市场监管体系。政府机构职能转变后，退出对生产企业产、供、销和人、财、物的管理，主要进行市场监管和行政执法，包括认证管理、行业准入、行政执法等内容。在整顿和规范市场经济秩序的过程中，农产品市场反映的一个突出问题是，在我国现行行政法规间,执法主体职权划分不够清晰，权责不够一致，判罚不够统一，这为犯罪分子和违规企业带来了一些可乘之机。因此，要加快市场监管和行政法规间的协调,整合现有农产品市场的行政监督体系,使农业、质监、工商及公安等执法机关对农产品市场的监管和行政执法分工合理、形成合力。4、建立农产品企业信用管理体系。对企业的经营行为和信用进行有效的监督和管理,有效杜绝假冒伪劣现象的发生。四、*市有关商贸业发展的城市规划*市国民经济和社会发展第十个五年计划纲要明确指出: *市要发展大流通,构建大市场，培育商贸业成为支柱产业。*市市区新建年销售额10亿元以上的综合商贸中心，使之成为*市对所辖三县及周边县市产生经济吸引力的增长点。培育和发展各类市场，力争通过5年的建设，逐步建立一个布局合理、业态多样、竞争有序、调控有力、手段现代的商贸流通体系，提升*市商品流通的生产导向功能、经济驱动功能和区域经济集聚功能，推动*经济发展。批发市场建设要集中资金大力扶持建设大型中药材批发大市场，建设农副产品、工业消费品和农业生产资料批发市场，实现商品的大进大出、大集散。努力提高流通组织化程度和现代化水平，逐步建成中药材、木材、蔬菜、粮食、工业消费品等重点市场为龙头，连接市内外、信息畅通、吞吐自如的批发市场网络。五、项目提出的理由与过程*市位于*省西北部，黄淮海平原南部，是2000年5月经国务院批准设立的省辖市，辖涡阳、蒙城、利辛和谯城区三县一区，全市土地面积8374平方公里，户籍人口610.28万。是一个农业大市，也是全国粮食主要生产基地之一。*物华天宝、物产富饶，尤其盛产中药材是国家中药材生产基地，拥有国内最大的中药材*专业市场等。伴随经济建设的高速发展一个涵盖*及周边区域的农副产品市场初步形成，但农副产品市场在*及周边省市的市场大多为零星交易，相对*其它成熟的专业市场很不规范和较为分散，如能及时对*市内的农副产品产品加以规范和整合，将对*未来经济发展与振兴产生积极的影响。因此，建立一个管理规范、环保科学、交通便利、服务档次一流地农副产品市场已成为当地经济发展的又一战略选择。1.2.2 项目建设的必要性一、城市发展的需要改善城市市容市貌，美化城市生活环境1、*市商贸流通业已进入了新一轮发展的周期，已建成的大市场有全国闻名的中药材大市场和蔬菜果品批发市场。但要建成商贸物流集散中心，达到建设皖西北重要城市的客观要求，赶上发达地区的市场化水平，还存在不少问题。*市商品市场发育成熟度不高，数量规模、交易额等较小，尤其是批发市场体系薄弱，处于初级起步阶段，没有突破集市贸易式的自然经济框架，没有融入全国乃至国际大市场，深购远销、大进大出的大流通格局远未形成。再加上流通基础设施建设滞后等问题与*市未来发展目标极不适应。本项目的建设，在一定程度上解决了农副产品流通行业建设不足问题，可以与中药材大市场一样，对*市专业市场的发展起着示范带头作用。2、入世为国际农产品生产厂商进军我国农副产品市场降低了门槛，扫清了道路，国际农产品生产厂商加速抢占中国农产品市场。近年来，我国各地摊位制农副产品市场如雨春笋般拔地而起。为保证我市农副产品市场的优势，增加我市农副产品市场的竞争力，抢占市场份额，迫切需要建设规模大、管理先进的农副产品大市场。3、农副产品大市场的进一步发展，会孕育出一批农副产品联营企业和私营企业，逐渐形成经营模式，在政府部门、金融部门的支持下，经营企业会越来越多，市场化步伐继续加快，工业化进程得到实质性提升。农副产品市场的建设，将带动观堂及周边的农村发展，为*的经济建设增添强大后劲。4、现有市场*蔬菜批发市场位于*市涡北区二里埔，始建与1997年，占地8万多平方米。由于建设时间早，规划不够合理，建设起点低，现有市场服务功能不全，市场规模上不去，交易混乱，市场难以规范化、标准化管理，交易额很大程度上也受到限制。随着城市建设发展和公司发展规模的扩大，现有的市场已经不适应城市管理和城市发展要求，严重阻碍了公司进一步发展，亟待进行改扩建。5、现有市场服务功能不全，建设起点低，交易大棚简陋，市场配套设施陈旧，光照、通风、供电线路、消防设施、地面硬化、停车、排水及排污等市场硬件设施不能配套，多数市场没有建立产品价格信息发布系统。亟需一个上规模、具档次、设备全、配套齐的现代化农副产品综合批发市场来满足整个城市发展的需求。6、随着城市人口的不断积聚和公司发展的需要，现有的市场规模偏小，配套设施不够完善，不能满足现代化农副产品综合批发市场需求。经营范围的增加导致市场经营胀市，现有交易大棚偏小，许多商贩、菜农占道经营，造成拥挤，形成胀市，严重影响了城市整体形象。通过项目的建设和运营，可以将散落在*市各处的农副产品经营业态整合到农副产品综合批发市场内，促使对占道经营的取缔，做到“还路于民”，不仅改善城市卫生，而且有利于改善城市社区的交通状况，提升了城市的档次和品位；同时通过现代化的管理，充分发挥农副产品综合批发市场先进设施的作用，营造一个洁净卫生，安全有序的经营平台，从而优化农产品流通渠道，改善城市市容市貌，美化城市生活环境。二、带动农业产业化发展1、*市是农业大市且交通发达，农副产品综合批发市场的建设，易于发挥其自身的功能，带动当地农业和农村经济的发展。在这个信息化的社会里，信息在市场经济条件下对农业发展起着重要的作用，特别