从海河看起步区VIEWFROMRIVERFRONT515151会展中心金融街繁华的商业街ConventionFinancialStreetActiveRetailStreetCenter会展中心酒店ConventionHotel渡船码头可持续的水体管理滨水塔楼FerryTerminalSustainableWaterRiverFrontManagementTower保持沿水边的街道界面MaintainriverfrontedgeBINHAINEWAREACBDMASTERPLANYUJIAPUfinancialdistrictmobilizationareaguidelines?SKIDMORE,OWINGS&MERRILLLLP?11DECEMBER2008DRAFTPage2目录、摘要、建议依据，模型和研究方法、宏观比较，政策方向，访谈结果、启动区开发周期判断、写字楼市场容量分析天津市场预测、会展建议和市场情况、商业和酒店、协同效应和启动区总体功能配比建议、产品示意、地块分析和未来其他主要项目、布局和开发顺序、开发策略考虑，风险分析和应对策略、地下层和项目相连考虑、地价考虑和项目租售价、附件1…………………………………………………………………..32………………………………………..53…………………………………..84………………………………………………265—……………………………366………………………………………………447…………………………………………………………538……………………………559……………………………………………………………6310…………………………………..6911…………………………………………………..7912…………………………..9313…………………………………………10214…………………………………………10415………………………………………………………………109Page82比例写字楼1,500,00050%商业150,0005%酒店/酒店式公寓200,0006.67%公寓1,000,00033.33%会展30,0001%文化/行政120,0004%合计3,000,000100%建筑面积起步区总体功能配比物业功能7.8384,7833,000,000地块面积（单位：平方米）注：未计入高铁车站所在地块的土地面积注：未计入高铁车站的建筑面积总建筑面积（单位：平方米）起步区总体容积率Page83比例写字楼800,00088.89%商业50,0005.56%酒店式公寓50,0005.56%公寓00%合计900,000100%＊九地块功能配比建筑面积业态形式＊如左图九地块指会展中心南侧滨河组团地块,地块面积（单位：平方米）101,349总建筑面积（单位：平方米）900,000九地块总体容积率8.88Page84/()/6A110,597100,000100,000100,0009.447A211,25455,0005,00050,00055,0004.898A311,26175,00070,0005,00075,0006.6615A410,599130,000130,000130,00012.2716A511,262100,00090,00010,000100,0008.8817A611,26790,00080,00010,00090,0007.9923A711,231130,000130,000130,00011.5824A811,937120,000110,00010,000120,00010.0525A911,941100,00090,00010,000100,0008.37101,349900,000800,00050,00050,0000900,0008.8888.89%5.56%5.56%0.00%100%50,00050,00050,000522,95230,00030,00030,0001.312210,78070,00070,00070,0006.49135,0811,050,000800,00050,000100,000030,00070,0001,050,0007.7776.19%4.76%9.52%0.00%2.86%6.67%100.00%:地块号地块编号地块面积建筑面积写字楼商业酒店酒店式公寓公寓出售会展文化行政总计容积率五星级酒店会展中心行政大厅合计各功能占比九地块九地块合计九地块各功能占比一期先期启动的九个地块、会展中心及酒店、行政大厅一期整体会展酒店及行政大厅九地块及会展、五星级酒店、行政大厅的开发建议说明：1.地块号：为起步区地块按从北至南、自西至东的顺序依次编号为1,2,3…2.地块编号：首字母代表开发分期，数字代表该分期内的地块序号，如A2代表在起步区第一期开发的第2个地块，Page85起步区建议（九地块以外区域）说明：编号同上页二期合计各功能占比/()/1B15,48640,00040,00040,0007.292B28,55360,00060,00060,0007.023B310,08180,00080,00080,0007.944B412,576110,00050,00060,000110,0008.7511B58,672100,000100,000100,00011.5312B610,795120,000120,000120,00011.121310,24650,00050,00050,0004.881423,896023,89600.0020B711,294130,00080,00050,000130,00011.5121B810,489150,00090,00060,000150,00014.3029B910,237120,000120,000120,00011.7230B1010,732120,00060,00060,000120,00011.18133,0571,080,000570,0000100,000360,000050,00023,89601,080,0008.1252.78%0.00%9.26%33.33%0.00%4.63%0.00%100.00%地块号地块编号地块面积建筑面积写字楼商业酒店酒店式公寓公寓出售会展文化行政广场车位总计容积率文化用地绿地二期：高铁车站附近地块Page86起步区建议（九地块以外区域）说明：编号同上页注：未计入高铁车站的建筑面积三期合计各功能占比/()/9C19,91880,00080,00080,0008.0710C29,46280,00080,00080,0008.451824,459024,45900.0019C39,475100,000100,000100,00010.5526C410,058100,000100,000100,0009.9431C510,738100,00020,00080,000100,0009.3132C611,421110,00080,00030,000110,0009.6333C711,42580,00050,00030,00080,0007.0034C810,057100,00020,00080,000100,0009.9435C99,632120,000120,000120,00012.46116,645870,000130,000100,0000640,0000024,4590870,0007.4614.94%11.49%0.00%73.56%0.00%0.00%0.00%100.00%3681,5763,030,001地块号地块编号地块面积建筑面积写字楼商业酒店酒店式公寓公寓出售会展文化行政广场车位总计容积率绿地车站其他：高铁车站三期：以公寓与商业为主Page87高铁站绿地B9B10A7C5C6C7A4A5A6A9A1A2A3C1C2C3C4C8C9B4行政服务中心绿地B8文化用地A区会展中心星级酒店5—先期启动的九地块B1B2B3B5B6B7A8功能A1写字楼A2酒店式公寓+商业A3写字楼+商业A4写字楼A5写字楼+商业A6写字楼+商业A7写字楼A8写字楼+商业A9写字楼+商业地块编号A区——先期启动的九个地块＊起步区各地块功能组合建议＊按开发分期建议，区还包括会展中心、酒店与行政服务中心三个地块，但目前功能已确定，未纳入上表当中A注：地块编号如右图所示，如：A3为一期开发左侧第一列自上至下第三个地块Page88高铁站绿地B9B10A7C5C6C7A4A5A6A9A1A2A3C1C2C3C4C8C9B4行政大厅绿地B8文化用地区B二期启动地块—会展中心星级酒店5B1B2B3B5B6B7A8功能B1公寓B2公寓B3公寓B4公寓+酒店式公寓B5写字楼B6写字楼文化用地公共设施B7写字楼+酒店B8写字楼+公寓B9写字楼B10写字楼+公寓地块起步区功能布局建议B区——二期启动的十一个地块注：地块编号如右图所示，如：B1为一期开发左侧第一列自上至下第一个地块Page89高铁站绿地B9B10A7C5C6C7A4A5A6A9A1A2A3C1C2C3C4C8C9B4行政大厅绿地B8文化用地C区—三期启动地块会展中心星级酒店5B1B2B3B5B6B7A8功能C1公寓C2公寓C3公寓C4公寓C5公寓+商业C6写字楼+商业C7写字楼+商业C8公寓+商业C9公寓地块起步区功能布局建议C区——三期启动的九个地块注：地块编号如右图所示，如：C2为一期开发左侧第一列自上至下第二个地块Page90地铁站写字楼写字楼与配套商业组合次干道步行街街区支路起步区九地块功能布局建议酒店式公寓滨河景观带与广场2