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1、专业好文档昆仑度假康乐村建设项目可行性研究报告一、项目概况1.1 项目名称：天目湖旅游度假区昆仑度假康乐村1.2 项目可行性研究的背景1.2.1 背景溧阳市地处苏、浙、皖三省交界，位于长江三角洲和上海经济区内，是全国百强县（市）之一。进入溧阳境内，你不仅体会到悠悠的绵古民情，更会感受到现代奔放的气息。当你踏上的这片孕育于濑江的土地，呈现在面前的是勤劳的溧阳人民所铸造和创建的一座现代化城镇，但随处隐显出古代城镇的轮廓。城区往南12公里处，有一绿色仙境，那就是著名的江苏天目湖旅游度假区。她以“江南明珠”沙河和大溪两大水库为中心，周边有树木参天的伍员山，巧夺天工的平桥石坝，古朴精湛的淳化阁亭，全国唯
2、一的唐代石刻井棣。景区距宁、扬、苏、锡、常、沪、杭、黄山等大中城市80200公里，区内交通便捷，旅游资源丰富，环境秀美，依靠其自身的魅力，知名度越来越高，已成为观光、度假旅游和避暑休闲的胜地。1.2.2 项目建设依据昆仑度假康乐村拟建于天目湖旅游度假区内天目湖大坝西南约 1.5公里处，占地4公顷，规划设置三个不同功能的小区：康乐中心（由娱乐中心和康复中心两部分组成）、美食中心别墅区和商业服务区。 康乐村建在天目湖旅游度假区内，度假区的知名度以及“秀美、野趣、三绝”等三大特色可给该村带来很好的效应。秀美天目湖湖水清澈，水质纯洁。群山抱水，峰峦绵亘，间有划若棋盘的田畦，疏密错落的茶果园一派田园风光
3、。湖边岸线环绕曲折，蜿蜒伸向茫茫苍山之中。湖内大小岛屿和亭台楼阁皆成画景。泛舟湖中，彩帆天成。岸边桃、梨、梅、板栗、枇杷等硕果累累。进入区内，给人以回归大自然的感觉。野趣景区生长着古树名木和奇花异草，药材、野果满山，姿态万千。野猪、野羊、野兔、野鸡、野鸭和各种飞鸟及狼、獾、穿山甲等野生动物经常出没。人工饲养的骆驼、弥猴、孔雀、梅花鹿逗人喜爱。从空中到地面，从山林到湖石，飞禽走兽，自成天趣，构成一幅奇特的大自然美景。 三绝水甜、茶香、鱼头鲜，堪称天目三绝。区内水源无任何污染，湖水有天然山泉的纯度和矿物质成份，经省环保部门鉴定，属国家超二级的水源标准。由于区内良好的气候条件，茶园茗香越岫，“南山寿
4、眉”、“沙河桂茗”等品牌获得农业部颁发的中国绿色食品使用权。湖中鱼虾众多，70多个国家的驻华大使偕夫人品尝了别具风味的“沙河砂锅鱼头”后赞不绝口。区内基础设施完备，有3.5KVA变电所及日供水5万吨的自来水厂各一座，在建日处理1000吨级的污水处理工程即将竣工，拥有3万门程控电话的邮电分局不久也将建成。天目湖湖面如诗人所题：水镜同影万亩田，不是桃源胜桃源。泛舟湖面，凉风习习，一湖清水微皱，斜阳照射下，层层波浪染着银色，向前翻滚，而远水仿佛一大片碎金，在水面闪烁，令人眼花缭乱。伫立大坝，但见滚滚而来的湖水冲击着湖坝，激起阵阵洁白的浪花，水拍岸堤的哗哗之声，不绝于耳，久久在湖面回荡。正所谓“一曲碧
5、波兴，涟青岭耸，水阔看鱼跃，林溪听鸟鸣“，天目湖区的特色美景，定会引来中外游客。二、项目主办单位基本情况溧阳市昆仑房地产开发公司成立于1992年，注册资金3000万元，是溧阳市首家获得房地产开发国家一级资质的企业，为江苏省房地产开发企业综合效益“五十强”之一。八年来，公司累计完成房地产开发工作量7亿元，各类房屋建筑面积55万平方米，并实施完成了昆仑经济开发区2.5平方公里内“五通一平”的基础建设开发，实现房地产收入5亿元。26万平方米的昆仑花园住宅小区，先后获得建设部“全国城市物业管理优秀示范住宅小区”、“省安全文明小区”和“省园林式住宅小区”称号；1999年度被中宣部、中央文明委评为“精神文
6、明建设工作先进单位”，是全国住宅小区管理中唯一获此殊荣的单位。公司开发建设的昆仑东苑及古道巷小区均获“江苏省城市物业管理优秀住宅小区”称号。三、项目概要3.1 项目用地：60亩3.2经营范围：康乐中心、美食中心、别墅住宅区3.3项目总体规划：规划设置三个不同功能的小区。3.3.1 康乐中心：由娱乐中心和康复中心两部分组成A、娱乐中心：卡拉OK厅、歌舞厅、电子游艺、露天舞池、保龄球、温水游泳室、嬉水池、网球场和射箭馆等。B、康复中心：健身房、壁球室、按摩室、桑拿浴室等。3.3.2 美食中心：地方特色餐厅（以溧阳土特产品为主制作）、西餐厅、咖啡厅、酒吧。3.3.3 别墅区和商业服务设施：以别墅式布
7、置独立家庭式客房。综合楼有购物中心、精品屋及各类服务设施和管理用房。A、别墅式单元分四种型式：一型：二室为一个单元，上下二个单元278m210二型：一室为一个单元，上下二个单元220m210三型：二室为一个单元，上下二个单元250m26四型：三室为一个单元，独立为一个单元177m26B、综合楼主体建筑面积为4052m2以12层为主，围绕大厅为中心，布置其它。C、配电间及发电机房200m2 。D、汽车间及集体宿舍、水泵房432m2。E、污水处理房324m2。F、游泳池312.5m2 、 配 套房207m2。G、网球场及射箭馆配套房175m2。3.4 接待国内外旅游度假者、会议等。3.5 投资总额
8、：500万美元。3.6 注册资本：400万美元。3.7 出资比例及方式：外方出资360万美元，占注册资本的90%，以现汇出资。中方出资40万美元，占注册资本的10%，以土地出资。3.8 合资年限：20年。四、项目特色4.1 交通便捷的地理位置。昆仑旅游度假康乐村位于山青水秀、“鱼鲜茶香”、胜似仙境的天目湖区内，自然条件得天独厚。随着现代化程度和生活水准的提高，旅游已不再是一种奢侈，人们更向往一种精神的享受，对大自然美景情有独钟。4.2 在昆仑旅游度假康乐村娱乐中心建网球场和射箭馆，这在溧阳以至在周边地区都是独一无二的。所建温水游泳室，力求在结构和外形上都做到新颖别致，馆顶四周由玻璃全封闭采光，
9、自然和谐。另设有更衣室、消毒室、冲洗室等，室温四季稳定（室温25，水温28），池水清澈见底，游泳爱好者置身其中，能充分享受到此处的特殊氛围。4.3 嬉水馆。 春、秋、冬三季为溜冰场、滑板场，夏季则为嬉水池。馆内设施高档，大中小玩具数十种，是小朋友们的理想活动场所。4.4 壁球室。 壁球是国外流行的一种健身运动，在国内属新兴项目，建成后可以满足不同层次爱好者的需要。4.5 美食中心的地方特色餐厅 以地产特色产品为主，着重在特色上做文章，如以板栗、芹菜、黄雀、早园竹、鱼头等制作佳肴，将使游客们回味无穷。4.6 以别墅风格布置独特的家庭式客房。该客房区别于呆板的标准房，使客人更加感到温馨、舒适。五、
10、管理机构及员工5.1 合营企业设立董事会，实行董事会领导下的总经理负责制。董事会由5名成员组成，外方委派3名，中方委派2名。董事长由外方委派，副董事长由中方委派。合营企业由董事会聘任总经理1名，副总经理2名，任期4年。5.2 职工招聘及待遇编制 合营企业需职员100名，其中服务人员90名，管理及其它人员10名。由企业根据劳动法和实际需要向社会公开招聘，择优录用。高级管理人员由董事会委派。人员培训 职工培训按中外双方共同制订的计划实施。工资待遇 根据职工岗位责任的不同和经济责任及贡献大小而定，年平均收入10000元人民币左右。六、经济效益分析测算依据：6.1 美元与人民币换汇比率暂按1：8.3计
11、算。6.2 工资支出：按年人均工资10000元计。6.3 固定资产折旧率及大修理基金6.3.1 设备折旧率： 12%6.3.2 大修理基金： 5%6.4 生产用流动资金贷款利息： 6.5%综合经济效益测算详见:表一 合资期年营业额利税预测表表二 营业前资金支出表表三 营业成本和费用预测表 （万美元）表四 投资总额和资金筹措表 （万美元）表五 利润及利润分表 （万美元）6.5 外汇平衡外汇资金由企业自行平衡6.6 盈亏平衡分析以营业利用率表示的盈亏平衡点64.819 DEP = 100%301.205-71.686-30.1264.819= 100%=33%199.399由理论计算，在正常经营过
12、程中，除去价格变动及市场诸因素的影响而得出的阶段预测参考值。6.7 销售利润率销售利润率=134.58301.205100%=44.7%6.8 投资利润率投资利润率=134.58500100%=27%6.9 回收期回收期：4.7年七、结论天目湖美，美在山青、水秀、鱼鲜、人勤！美在围山造湖的气势与巧夺天工的建筑，使自然美与人工美浑为一体。沙河抽水蓄能水电站的建成，将给天目湖旅游区增添又一夺目的景点，目睹如此风光，真正令人心旷神怡，游兴倍增。本项目的建成，更是锦上添花，如康乐村住宅区别具风格的独立别墅式家庭客房，区别于其他游乐中心的嬉水池和壁球室。具有地方特色的美食中心，由名厨掌勺。具有鲜明地方特
13、色的佳肴，如肉嫩骨酥味鲜的湖边黄雀，清代称为“灌香糖”的糖炒栗，根脆、茎嫩、叶清香、水份足，被美食家誉为“江南一绝”的溧阳水芹，肥美、香嫩、汤鲜透的砂锅煨鱼头等等，令人垂涎欲滴。综上所述，昆仑度假康乐村的建成将会带来可观的效益。Editors note: Judson Jones is a meteorologist, journalist and photographer. He has freelanced with CNN for four years, covering severe weather from tornadoes to typhoons. Follow him on T
14、witter: jnjonesjr (CNN) - I will always wonder what it was like to huddle around a shortwave radio and through the crackling static from space hear the faint beeps of the worlds first satellite - Sputnik. I also missed watching Neil Armstrong step foot on the moon and the first space shuttle take of
15、f for the stars. Those events were way before my time.As a kid, I was fascinated with what goes on in the sky, and when NASA pulled the plug on the shuttle program I was heartbroken. Yet the privatized space race has renewed my childhood dreams to reach for the stars.As a meteorologist, Ive still se
16、en many important weather and space events, but right now, if you were sitting next to me, youd hear my foot tapping rapidly under my desk. Im anxious for the next one: a space capsule hanging from a crane in the New Mexico desert.Its like the set for a George Lucas movie floating to the edge of spa
17、ce.You and I will have the chance to watch a man take a leap into an unimaginable free fall from the edge of space - live.The (lack of) air up there Watch man jump from 96,000 feet Tuesday, I sat at work glued to the live stream of the Red Bull Stratos Mission. I watched the balloons positioned at d
18、ifferent altitudes in the sky to test the winds, knowing that if they would just line up in a vertical straight line we would be go for launch.I feel this mission was created for me because I am also a journalist and a photographer, but above all I live for taking a leap of faith - the feeling of pu
19、shing the envelope into uncharted territory.The guy who is going to do this, Felix Baumgartner, must have that same feeling, at a level I will never reach. However, it did not stop me from feeling his pain when a gust of swirling wind kicked up and twisted the partially filled balloon that would tak
20、e him to the upper end of our atmosphere. As soon as the 40-acre balloon, with skin no thicker than a dry cleaning bag, scraped the ground I knew it was over.How claustrophobia almost grounded supersonic skydiverWith each twist, you could see the wrinkles of disappointment on the face of the current
21、 record holder and capcom (capsule communications), Col. Joe Kittinger. He hung his head low in mission control as he told Baumgartner the disappointing news: Mission aborted.The supersonic descent could happen as early as Sunday.The weather plays an important role in this mission. Starting at the g
22、round, conditions have to be very calm - winds less than 2 mph, with no precipitation or humidity and limited cloud cover. The balloon, with capsule attached, will move through the lower level of the atmosphere (the troposphere) where our day-to-day weather lives. It will climb higher than the tip o
23、f Mount Everest (5.5 miles/8.85 kilometers), drifting even higher than the cruising altitude of commercial airliners (5.6 miles/9.17 kilometers) and into the stratosphere. As he crosses the boundary layer (called the tropopause), he can expect a lot of turbulence.The balloon will slowly drift to the
24、 edge of space at 120,000 feet (22.7 miles/36.53 kilometers). Here, Fearless Felix will unclip. He will roll back the door.Then, I would assume, he will slowly step out onto something resembling an Olympic diving platform.Below, the Earth becomes the concrete bottom of a swimming pool that he wants
25、to land on, but not too hard. Still, hell be traveling fast, so despite the distance, it will not be like diving into the deep end of a pool. It will be like he is diving into the shallow end.Skydiver preps for the big jumpWhen he jumps, he is expected to reach the speed of sound - 690 mph (1,110 kp
26、h) - in less than 40 seconds. Like hitting the top of the water, he will begin to slow as he approaches the more dense air closer to Earth. But this will not be enough to stop him completely.If he goes too fast or spins out of control, he has a stabilization parachute that can be deployed to slow hi
27、m down. His team hopes its not needed. Instead, he plans to deploy his 270-square-foot (25-square-meter) main chute at an altitude of around 5,000 feet (1,524 meters).In order to deploy this chute successfully, he will have to slow to 172 mph (277 kph). He will have a reserve parachute that will ope
28、n automatically if he loses consciousness at mach speeds.Even if everything goes as planned, it wont. Baumgartner still will free fall at a speed that would cause you and me to pass out, and no parachute is guaranteed to work higher than 25,000 feet (7,620 meters).It might not be the moon, but Kittinger free fell from 102,800 feet in 1960 - at the dawn of an infamous space race that captured the hearts of many. Baumgartner will attempt to break that record, a feat that boggles the mind. This is one of those monumental moments I will always remember, because there is no way Id miss this.