北京市石景山區(qū)西部地區(qū)總體開發(fā)策劃報告

目錄第一章項目背景一、項目區(qū)范圍圍··········································································1二、石景山西部部地區(qū)發(fā)展現(xiàn)現(xiàn)狀·····················································2自然資源稟賦及及結構······················································2經(jīng)濟資源與經(jīng)濟濟發(fā)展現(xiàn)狀················································44人力資本積累與與社會資源················································66政府與政策資源源·····························································7三、石景山西部部地區(qū)面臨的的主要問題··········································77矯正畸形的城市市化進程···················································7次生環(huán)境問題突突出，治理投投入不足····································8土地資源價值提提升起步艱難難············································8區(qū)內(nèi)人口的就業(yè)業(yè)技能與意愿愿之間的落差差加劇了就業(yè)業(yè)安置的難度度··············································································9新興產(chǎn)業(yè)的植入入與人口置換換············································9四、石景山西部部地區(qū)開發(fā)意意義·····················································9第二章石景山西部部地區(qū)發(fā)展優(yōu)優(yōu)劣勢分析（SWOT分析）一、石景山西部部地區(qū)開發(fā)的的優(yōu)勢·················································111毗鄰首都市場的的信息優(yōu)勢—時間差································111首都龐大市場提提供足夠的市市場門檻—規(guī)模差···················111區(qū)位、地形、地地貌共同決定定的區(qū)域特色色優(yōu)勢—壟斷力········112開發(fā)程度低，自自由雕琢的空空間廣闊—后發(fā)力····················112符合北京西部發(fā)發(fā)展帶開發(fā)的的戰(zhàn)略規(guī)劃—機遇力················12二、石景山西部部地區(qū)開發(fā)的的劣勢················································12邊緣地帶城市化化過程中的歷歷史欠賬多·····························122倚輕倚重的產(chǎn)業(yè)業(yè)結構未能真真正發(fā)揮區(qū)域域資源比較優(yōu)優(yōu)勢，無法支支撐區(qū)域經(jīng)濟濟的持續(xù)發(fā)展展·············································133受原有產(chǎn)業(yè)結構構的影響，區(qū)區(qū)域人力資本本的積累難以以適應現(xiàn)代服服務業(yè)發(fā)展的的需要························································113區(qū)域微觀經(jīng)濟主主體活力不足足，既無法起起到繁榮經(jīng)濟濟，又無法實實現(xiàn)提供就業(yè)業(yè)崗位的雙重重功效········································13西部相對封閉的的地形，與外外界溝通的入入口過于單一一，不利于大大量人流在區(qū)區(qū)內(nèi)的聚集··················································14長期經(jīng)濟基礎薄薄弱，導致區(qū)區(qū)域政府的運運作能力有限限，迫切需要要走出積重難難返的泥潭··················································14三、石景山西部部地區(qū)開發(fā)的的機遇·················································144石景山西部與門門頭溝的門城城共同構成西西部發(fā)展帶上上的重要節(jié)點點—空間戰(zhàn)略機機遇·····················································15西部開發(fā)是伴隨隨首鋼搬遷實實現(xiàn)石景山全全區(qū)發(fā)展轉型型的重要組成成部分，也是是一個潛在的的區(qū)域經(jīng)濟領領跑者····················115科學發(fā)展觀，綠綠色GDP核算和考核核機制有利于于縮小西部與與東部發(fā)展在在質(zhì)量上的差差距，從而為為西部贏得更更多的發(fā)展機機會和政策傾傾斜·····································································116把握奧運商機進進一步吸引世世界的眼球·····························166四、石景山西部部地區(qū)開發(fā)的的挑戰(zhàn)·················································166自我超越的觀念念挑戰(zhàn)····················································16短期效應與長遠遠發(fā)展目標之之間的艱難取取舍—生存與發(fā)展展的挑戰(zhàn)············································································17畸形肥胖和健康康增肥之間的的取舍—政績與和諧諧發(fā)展的挑戰(zhàn)戰(zhàn)···············································································17辨析特色經(jīng)濟的的真正內(nèi)涵—異軍突起的的現(xiàn)實與虛幻幻兩條道路的的挑戰(zhàn)······································································17放水養(yǎng)魚與竭澤澤而漁之間的的挑戰(zhàn)—開發(fā)利益的的分享機制···18五、總結···················································································18第三章石景景山西部地區(qū)區(qū)發(fā)展定位一、功能定位············································································20（一）定位釋義義········································································20二、產(chǎn)業(yè)定位············································································21創(chuàng)意產(chǎn)業(yè)內(nèi)涵·······························································21產(chǎn)業(yè)結構······································································22三、功能分區(qū)············································································24功能分區(qū)總體設設想························································244用地分配······································································25規(guī)劃原則······································································26四、項目設計············································································28綜合服務區(qū)··································································288高尚別墅區(qū)（天天泰山上雙泉泉寺、板凳溝溝、陳家溝區(qū)區(qū)域）········330創(chuàng)意商務區(qū)（黑黑石頭、上下下石府）·····································332生態(tài)居住區(qū)（秀秀府南宮）··················································35水岸經(jīng)濟區(qū)（廣廣寧麻峪）··················································37旅游觀光帶··································································399五、備選方案···········································································41總體定位······································································41功能分區(qū)······································································41項目設計······································································43兩套方案的區(qū)別別··························································443六、目標市場定定位····································································455生態(tài)居住區(qū)··································································455泰斗村高檔別墅墅區(qū)························································477酒店、研發(fā)辦公公區(qū)·························································448第四章開發(fā)模模式一、投入產(chǎn)出分分析····································································500開發(fā)成本······································································50地塊分析與盈利利思路·····················································57二、開發(fā)模式選選擇····································································611開發(fā)模式選擇的的原則·····················································61開發(fā)模式選擇的的依據(jù)·····················································62開發(fā)模式比較分分析························································655三、開發(fā)策略優(yōu)優(yōu)化····································································677開發(fā)進度的最優(yōu)優(yōu)安排·····················································67開發(fā)程度的最優(yōu)優(yōu)安排·····················································67開發(fā)成本的控制制策略·····················································69開發(fā)風險的控制制策略·····················································69開發(fā)融資與招商商策略·····················································71第五章招商商模式一、投資招商策策略····································································744投資商目標定位位··························································774招商合作方式·······························································75二、開發(fā)招商策策略····································································766三、經(jīng)營招商策策略····································································777酒店經(jīng)營商··································································777旅游經(jīng)營商··································································800休閑娛樂類經(jīng)營營商························································833物業(yè)服務商··································································844經(jīng)營商退出機制制··························································886四、創(chuàng)意企業(yè)招招商策略·······························································76協(xié)會招商······································································87創(chuàng)意企業(yè)招商·······························································92五、商業(yè)價值分分析····································································933廣告宣傳效應·······························································93品牌聲譽效應·······························································94地段升值潛力·······························································94信息集聚效應·······························································94經(jīng)營收益分析·······························································94六、招商管理············································································95招商活動總體安安排························································955招商時間安排·······························································95招商組織結構設設計及人力資資源安排·································96招商活動的組織織、控制與策策略的配合································96招商效果評估與與考核·····················································97第六章經(jīng)營營模式一、經(jīng)營體系············································································99一級經(jīng)濟主體······························································100二級經(jīng)營主體······························································101三級經(jīng)營主體······························································102二、理念經(jīng)營···········································································102生態(tài)經(jīng)濟理念······························································102執(zhí)政理念···································································1003地產(chǎn)運營理念······························································104營銷理念···································································1005三、資源聚集···········································································107搭建融資平臺······························································107建立合作聯(lián)盟······························································108推廣示范工程······························································111四、環(huán)境經(jīng)營········································································1112硬環(huán)境建設·································································1133軟環(huán)境建設·································································1199五、品牌經(jīng)營········································································1121品牌經(jīng)營的主要要階段··················································1122營銷傳播···································································1223母子品牌策略······························································128六、實物經(jīng)營···········································································128經(jīng)營方式分析······························································128經(jīng)營方式選擇······························································129第七章管理理模式一、管理目標········································································1131二、管理模式分分析···································································1311現(xiàn)有管理模式分分析······················································131未來管理模式分分析······················································132三、西部開發(fā)建建設辦公室的的組織管理········································1344組織職責···································································1334機構設置及