北京市石景山区西部地区总体开发策划报告

目录第一章项目背景一、项目区范围围··········································································1二、石景山西部部地区发展现现状·····················································2自然资源禀赋及及结构······················································2经济资源与经济济发展现状················································44人力资本积累与与社会资源················································66政府与政策资源源·····························································7三、石景山西部部地区面临的的主要问题··········································77矫正畸形的城市市化进程···················································7次生环境问题突突出，治理投投入不足····································8土地资源价值提提升起步艰难难············································8区内人口的就业业技能与意愿愿之间的落差差加剧了就业业安置的难度度··············································································9新兴产业的植入入与人口置换换············································9四、石景山西部部地区开发意意义·····················································9第二章石景山西部部地区发展优优劣势分析（SWOT分析）一、石景山西部部地区开发的的优势·················································111毗邻首都市场的的信息优势—时间差································111首都庞大市场提提供足够的市市场门槛—规模差···················111区位、地形、地地貌共同决定定的区域特色色优势—垄断力········112开发程度低，自自由雕琢的空空间广阔—后发力····················112符合北京西部发发展带开发的的战略规划—机遇力················12二、石景山西部部地区开发的的劣势················································12边缘地带城市化化过程中的历历史欠账多·····························122倚轻倚重的产业业结构未能真真正发挥区域域资源比较优优势，无法支支撑区域经济济的持续发展展·············································133受原有产业结构构的影响，区区域人力资本本的积累难以以适应现代服服务业发展的的需要························································113区域微观经济主主体活力不足足，既无法起起到繁荣经济济，又无法实实现提供就业业岗位的双重重功效········································13西部相对封闭的的地形，与外外界沟通的入入口过于单一一，不利于大大量人流在区区内的聚集··················································14长期经济基础薄薄弱，导致区区域政府的运运作能力有限限，迫切需要要走出积重难难返的泥潭··················································14三、石景山西部部地区开发的的机遇·················································144石景山西部与门门头沟的门城城共同构成西西部发展带上上的重要节点点—空间战略机机遇·····················································15西部开发是伴随随首钢搬迁实实现石景山全全区发展转型型的重要组成成部分，也是是一个潜在的的区域经济领领跑者····················115科学发展观，绿绿色GDP核算和考核核机制有利于于缩小西部与与东部发展在在质量上的差差距，从而为为西部赢得更更多的发展机机会和政策倾倾斜·····································································116把握奥运商机进进一步吸引世世界的眼球·····························166四、石景山西部部地区开发的的挑战·················································166自我超越的观念念挑战····················································16短期效应与长远远发展目标之之间的艰难取取舍—生存与发展展的挑战············································································17畸形肥胖和健康康增肥之间的的取舍—政绩与和谐谐发展的挑战战···············································································17辨析特色经济的的真正内涵—异军突起的的现实与虚幻幻两条道路的的挑战······································································17放水养鱼与竭泽泽而渔之间的的挑战—开发利益的的分享机制···18五、总结···················································································18第三章石景景山西部地区区发展定位一、功能定位············································································20（一）定位释义义········································································20二、产业定位············································································21创意产业内涵·······························································21产业结构······································································22三、功能分区············································································24功能分区总体设设想························································244用地分配······································································25规划原则······································································26四、项目设计············································································28综合服务区··································································288高尚别墅区（天天泰山上双泉泉寺、板凳沟沟、陈家沟区区域）········330创意商务区（黑黑石头、上下下石府）·····································332生态居住区（秀秀府南宫）··················································35水岸经济区（广广宁麻峪）··················································37旅游观光带··································································399五、备选方案···········································································41总体定位······································································41功能分区······································································41项目设计······································································43两套方案的区别别··························································443六、目标市场定定位····································································455生态居住区··································································455泰斗村高档别墅墅区························································477酒店、研发办公公区·························································448第四章开发模模式一、投入产出分分析····································································500开发成本······································································50地块分析与盈利利思路·····················································57二、开发模式选选择····································································611开发模式选择的的原则·····················································61开发模式选择的的依据·····················································62开发模式比较分分析························································655三、开发策略优优化····································································677开发进度的最优优安排·····················································67开发程度的最优优安排·····················································67开发成本的控制制策略·····················································69开发风险的控制制策略·····················································69开发融资与招商商策略·····················································71第五章招商商模式一、投资招商策策略····································································744投资商目标定位位··························································774招商合作方式·······························································75二、开发招商策策略····································································766三、经营招商策策略····································································777酒店经营商··································································777旅游经营商··································································800休闲娱乐类经营营商························································833物业服务商··································································844经营商退出机制制··························································886四、创意企业招招商策略·······························································76协会招商······································································87创意企业招商·······························································92五、商业价值分分析····································································933广告宣传效应·······························································93品牌声誉效应·······························································94地段升值潜力·······························································94信息集聚效应·······························································94经营收益分析·······························································94六、招商管理············································································95招商活动总体安安排························································955招商时间安排·······························································95招商组织结构设设计及人力资资源安排·································96招商活动的组织织、控制与策策略的配合································96招商效果评估与与考核·····················································97第六章经营营模式一、经营体系············································································99一级经济主体······························································100二级经营主体······························································101三级经营主体······························································102二、理念经营···········································································102生态经济理念······························································102执政理念···································································1003地产运营理念······························································104营销理念···································································1005三、资源聚集···········································································107搭建融资平台······························································107建立合作联盟······························································108推广示范工程······························································111四、环境经营········································································1112硬环境建设·································································1133软环境建设·································································1199五、品牌经营········································································1121品牌经营的主要要阶段··················································1122营销传播···································································1223母子品牌策略······························································128六、实物经营···········································································128经营方式分析······························································128经营方式选择······························································129第七章管理理模式一、管理目标········································································1131二、管理模式分分析···································································1311现有管理模式分分析······················································131未来管理模式分分析······················································132三、西部开发建建设办公室的的组织管理········································1344组织职责···································································1334机构设置及