山东青州文化产业园项目分析研究报告

he girl said, but they are for next Wednesdays performance.I might as well have them, I said sadly.Lesson20 One man in a boat 独坐孤舟Fishing is my favourite sport. I often fish for hours without catching anything. But this does not worry me. Some fishermen are unlucky. Instead of catching fish, they catch old boots and rubbish. I am even less lucky. I never catch anything-not even old boots. After having spent whole mornings on the river, I always go home with an empty bag. You must give up fishing! my friends say. Its a waste of time. But they dont realize one important thing. Im not really interested in fishing. I am only interested in sitting in a boat and doing nothing at all !Lesson21 Mad or not? 是不是疯了？Aeroplanes are slowly driving me mad. I live near an airport and passing planes can be heard night and day. The airport was built during the war, but for some reason it could not be used then. Last year, however, it came into use. Over a hundred people must have been driven away from their homes by the noise. I am one of the few people left. Sometimes I think this house will be knocked down by a passing plane. I have been offered a large sum of money to go away, but I am determined to stay here. Everybody says I must be mad and they are probably right.Lesson22 A glass envelope 玻璃信封My daughter, Jane, never dreamed of receiving a letter from a girl of her own age in Holland. Last year, we were travelling across the Channel and Jane put a piece of paper with her name and address on it into a bottle. She threw the bottle into the sea. She never thought of it again, but ten months later, she received a letter from a girl in Holland. Both girls write to each other regularly now. However, they have decided to use the post-office. Letters will cost a litt1e more, but they will certainly travel faster. Lesson23 A new house 新居I had a letter from my sister yesterday. She lives in Nigeria. In her letter, she said that she would come to England next year. If she comes, she will get a surprise. We are now living in a beautiful new house in the country. Work on it had begun before my sister left. The house was completed five months ago. In my letter, I told her that she could stay with us. The house has many large rooms and there is a lovely garden. It is a very modern house, so it looks strange to some people. It must be the only modern house in the district.Lesson24 It could be worse 不幸中之万幸I entered the hotel managers office and sat down. I had just lost &50 and I felt very upset. I left the money in my room, I said, and its not there now. The manager was sympathetic, but he could do nothing. Everyones losing money these days, he said. He started to complain about this wicked world but was interrupted by a knock at the door. A girl came in and put an envelope on his desk. It contained &5o. I found this outside this gentlemans room she said. Well, I said to the manager, there is still some honesty in this world !lesson25 Do the English speak English? 英国人讲的是英语吗？I arrived in London at last. The railway station was big, black and dark. I did not know the way to my hotel, so I asked a porter. I not only spoke English very carefully, but very clearly as well. The porter, however, could not understand me; I repeated my question several times and at last he understood. He answered me, but he spoke neither slowly nor clearly. I am a foreigner, I said. Then he spoke slowly, but I could not understand him. My teacher never spoke English like that! The porter and I looked at each other and smiled. Then he said something and I understood it. Youll soon learn English! he said. I wonder. In England, each man speaks a different language. The English understand each other, but I dont understand them ! Do they speak English ?lesson26 The best art critics 最佳美术评论家I am an art student and I paint a lot of pictures. Many people pretend that they understand modern art. They always tell you what a picture is about. Of course, many pictures arc not about anything. They are just pretty patterns. We like them in the same way that we like pretty curtain material. I think that young children often appreciate modern pictures better than anyone else. They notice more. My sister is only seven, but she always tells me whether my pictures are good or not. She came into my room yesterday. What are you doing ? she asked. Im hanging this picture on the wall, I answered. Its a new one. Do you like it ? She looked at it critically for a moment. Its all right, she said, but isnt it upside-down ? I looked at it again. She was right! It was!Lesson27 A wet night 雨夜Late in the afternoon, the boys put up their tent in the middle of a field. As soon as this was done, they cooked a meal over an open fire. They were all hungry and the food smelt good. After a wonderful meal, they told stories and sang songs by the camp fire. But some time later it began to rain. The boys felt tired so they pet out the fire and crept into their tent. Their sleeping-bags were warm and comfortable, so they all slept soundly. In the middle of the night, two boys woke up and began shouting. The tent was full of water! They all leapt out of their sleeping-bags and hurried outside. It was raining heavily and they found that a stream had formed in the field. The stream wound its way across the field and then flowed right under their tent!Lesson28 No parking 禁止停车Jasper White is one of those rare people who believes in ancient myths. He has just bought a new house in the city, but ever since he moved in, he has had trouble with motorists. when he returns home at night, he always finds that someone has parked a car outside his gate. Because of this, he has not been able to get his own car into his garage even once. Jasper has put up No Parking signs outside his gate, but these have not had any effect. Now he has put an ugly stone head over the gate. It is one of the ugliest faces I have ever seen. I asked him what it was and he told me that it was Medusa, the Gorgon. Jasper hopes that she will turn motorists to stone. But none of them has been turned to stone yet!Lesson29 Taxi! 出租汽车！Captain Ben Fawcett has bought an unusual taxi and has begun a new service. The taxi is a small Swiss aeroplane called a Pilatus Porter. This wonderful plane can carry seven passengers. The most surprising thing about it, however, is that it can land anywhere: on snow, water, or even on a ploughed field. Captain Fawcetts first passenger was a doctor who flew from Birmingham to a lonely village in the Welsh mountains. Since then, Captain Fawcett has flown passengers to many unusual places. Once he landed on the roof of a block of flats and on another occasion, he landed in a deserted car park. Captain Fawcett has just refused a strange request from a businessman. The man wanted to fly to Rockall, a lonely island in the Atlantic Ocean, but Captain Fawcett did not take him because the trip was too dangerous.Lesson30 Football or polo? 足球还是水球？The Wayle is a small river that cuts across the park near my home. I like sitting by the Wayle on fine afternoons. It was warm last Sunday, so I went and sat on the river bank as usual. Some children were playing games on the bank and there were some people rowing on the river. Suddenly, one of the children kicked a ball very hard and it went towards a passing boat. Some people on the bank called out to the man in the boat, but he did not hear them. The ball struck him so hard that he nearly fell into the water. I turned to look at the children, but there werent any in sight: they had all run away! The man laughed when he realized what had happened. He called out to the children and threw the ball back to the bank. Lesson31 Success stor青州文化产业园项目分析研究报告目 录 第一部分 青州市城市分析研究- 1 -一、青州市城市概况- 1 -1、地理位置及概况- 1 -2、交通状况- 2 -3、城市建设概况- 3 -4、地域文化- 4 -5、常住人口分析- 5 -二、青州市城市发展规划研究- 6 -1、城市总体规划- 6 -2、城市产业布局- 9 -3、交通规划- 10 -4、城市化进程研究- 11 -三、青州在区域城市体系中的作用与定位- 13 -1、山东半岛城市群发展规划- 13 -2、青州在区域城市体系中的作用与定位- 15 -四、青州市城市经济发展研究- 18 -1、青州GDP分析- 18 -2、财政收入分析- 19 -3、固定资产投资分析- 19 -4、 产业结构分析- 20 -5、优势产业专题介绍- 21 -6、居民收入与消费水平分析- 25 -7、居住水平分析- 27 -第二部分 青州市房产市场分析研究- 28 -一、城市房地产发展进程- 28 -二、土地供应分析- 29 -三、房地产市场分析- 31 -四、青州市房地产业经营现状- 34 -1、物业类型与开发水平- 34 -2、客户构成与分布- 34 -3、开发商构成及外来开发商状况研究- 34 -4、政策环境分析- 35 -五、青州市房产市场板块分布与解析- 36 -1、典型个案- 36 -2、主要楼盘概况- 39 -3、基建参考- 41 -六、青州房地产市场综述- 42 -第三部分 文化产业园区分析研究- 45 -一、区位分析- 45 -二、项目现状及利用条件- 46 -1、项目现状- 46 -2、配套情况- 47 -3、自然景观- 47 -三、文化产业园区规划分析- 48 -1、功能分区- 48 -2、交通道路- 52 -四、SWOT分析- 53 -1、优势分析(Strength)- 53 -2、劣势分析(Weakness)- 54 -3、机会分析(Opportunity)- 54 -4、威胁分析(Threato)- 54 -五、园区开发核心价值解析- 55 -1、人文与自然优势- 55 -2、交通优势- 56 -3、产业发展规模优势- 56 -4、时机价值- 56 -结 束 语- 57 -附件：青州市城市规划图、文化产业园区规划图、资质文件等。he girl said, but they are for next Wednesdays performance.I might as well have them, I said sadly.Lesson20 One man in a boat 独坐孤舟Fishing is my favourite sport. I often fish for hours without catching anything. But this does not worry me. Some fishermen are unlucky. Instead of catching fish, they catch old boots and rubbish. I am even less lucky. I never catch anything-not even old boots. After having spent whole mornings on the river, I always go home with an empty bag. You must give up fishing! my friends say. Its a waste of time. But they dont realize one important thing. Im not really interested in fishing. I am only interested in sitting in a boat and doing nothing at all !Lesson21 Mad or not? 是不是疯了？Aeroplanes are slowly driving me mad. I live near an airport and passing planes can be heard night and day. The airport was built during the war, but for some reason it could not be used then. Last year, however, it came into use. Over a hundred people must have been driven away from their homes by the noise. I am one of the few people left. Sometimes I think this house will be knocked down by a passing plane. I have been offered a large sum of money to go away, but I am determined to stay here. Everybody says I must be mad and they are probably right.Lesson22 A glass envelope 玻璃信封My daughter, Jane, never dreamed of receiving a letter from a girl of her own age in Holland. Last year, we were travelling across the Channel and Jane put a piece of paper with her name and address on it into a bottle. She threw the bottle into the sea. She never thought of it again, but ten months later, she received a letter from a girl in Holland. Both girls write to each other regularly now. However, they have decided to use the post-office. Letters will cost a litt1e more, but they will certainly travel faster. Lesson23 A new house 新居I had a letter from my sister yesterday. She lives in Nigeria. In her letter, she said that she would come to England next year. If she comes, she will get a surprise. We are now living in a beautiful new house in the country. Work on it had begun before my sister left. The house was completed five months ago. In my letter, I told her that she could stay with us. The house has many large rooms and there is a lovely garden. It is a very modern house, so it looks strange to some people. It must be the only modern house in the district.Lesson24 It could be worse 不幸中之万幸I entered the hotel managers office and sat down. I had just lost &50 and I felt very upset. I left the money in my room, I said, and its not there now. The manager was sympathetic, but he could do nothing. Everyones losing money these days, he said. He started to complain about this wicked world but was interrupted by a knock at the door. A girl came in and put an envelope on his desk. It contained &5o. I found this outside this gentlemans room she said. Well, I said to the manager, there is still some honesty in this world !lesson25 Do the English speak English? 英国人讲的是英语吗？I arrived in London at last. The railway station was big, black and dark. I did not know the way to my hotel, so I asked a porter. I not only spoke English very carefully, but very clearly as well. The porter, however, could not understand me; I repeated my question several times and at last he understood. He answered me, but he spoke neither slowly nor clearly. I am a foreigner, I said. Then he spoke slowly, but I could not understand him. My teacher never spoke English like that! The porter and I looked at each other and smiled. Then he said something and I understood it. Youll soon learn English! he said. I wonder. In England, each man speaks a different language. The English understand each other, but I dont understand them ! Do they speak English ?lesson26 The best art critics 最佳美术评论家I am an art student and I paint a lot of pictures. Many people pretend that they understand modern art. They always tell you what a picture is about. Of course, many pictures arc not about anything. They are just pretty patterns. We like them in the same way that we like pretty curtain material. I think that young children often appreciate modern pictures better than anyone else. They notice more. My sister is only seven, but she always tells me whether my pictures are good or not. She came into my room yesterday. What are you doing ? she asked. Im hanging this picture on the wall, I answered. Its a new one. Do you like it ? She looked at it critically for a moment. Its all right, she said, but isnt it upside-down ? I looked at it again. She was right! It was!Lesson27 A wet night 雨夜Late in the afternoon, the boys put up their tent in the middle of a field. As soon as this was done, they cooked a meal over an open fire. They were all hungry and the food smelt good. After a wonderful meal, they told stories and sang songs by the camp fire. But some time later it began to rain. The boys felt tired so they pet out the fire and crept into their tent. Their sleeping-bags were warm and comfortable, so they all slept soundly. In the middle of the night, two boys woke up and began shouting. The tent was full of water! They all leapt out of their sleeping-bags and hurried outside. It was raining heavily and they found that a stream had formed in the field. The stream wound its way across the field and then flowed right under their tent!Lesson28 No parking 禁止停车Jasper White is one of those rare people who believes in ancient myths. He has just bought a new house in the city, but ever since he moved in, he has had trouble with motorists. when he returns home at night, he always finds that someone has parked a car outside his gate. Because of this, he has not been able to get his own car into his garage even once. Jasper has put up No Parking signs outside his gate, but these have not had any effect. Now he has put an ugly stone head over the gate. It is one of the ugliest faces I have ever seen. I asked him what it was and he told me that it was Medusa, the Gorgon. Jasper hopes that she will turn motorists to stone. But none of them has been turned to stone yet!Lesson29 Taxi! 出租汽车！Captain Ben Fawcett has bought an unusual taxi and has begun a new service. The taxi is a small Swiss aeroplane called a Pilatus Porter. This wonderful plane can carry seven passengers. The most surprising thing about it, however, is that it can land anywhere: on snow, water, or even on a ploughed field. Captain Fawcetts first passenger was a doctor who flew from Birmingham to a lonely village in the Welsh mountains. Since then, Captain Fawcett has flown passengers to many unusual places. Once he landed on the roof of a block of flats and on another occasion, he landed in a deserted car park. Captain Fawcett has just refused a strange request from a businessman. The man wanted to fly to Rockall, a lonely island in the Atlantic Ocean, but Captain Fawcett did not take him because the trip was too dangerous.Lesson30 Football or polo? 足球还是水球？The Wayle is a small river that cuts across the park near my home. I like sitting by the Wayle on fine afternoons. It was warm last Sunday, so I went and sat on the river bank as usual. Some children were playing games on the bank and there were some people rowing on the river. Suddenly, one of the children kicked a ball very hard and it went towards a passing boat. Some people on the bank called out to the man in the boat, but he did not hear them. The ball struck him so hard that he nearly fell into the water. I turned to look at the children, but there werent any in sight: they had all run away! The man laughed when he realized what had happened. He called out to the children and threw the ball back to the bank. Lesson31 Success stor第一部分 青州市城市分析研究一、青州市城市概况1、地理位置及概况青州市位于中国山东省中部，地处东经11810至11846,北纬3624至3658。东接风筝都潍坊，西邻工矿重镇淄博和全国化工基地中国齐鲁石化公司，南依林果之乡沂蒙，北傍羊口渔、盐海区和全国石油基地胜利油田。东西最大距离53.6公里，南北最大距离60.6公里，面积1569平方公里。青州市1986年由原益都县撤县设市，是山东省直管县级市，行政隶属潍坊市，人口90万，其中回族2万人，满族5000人，辖9个镇、3个街道办事处。青州为古九州之一， 拥有5000多年文明史和2000多年城建史，“东夷文化”的发祥地。境内名胜荟萃，风光秀丽，具有得天独厚的人文与自然景观条件。青州市拥有丰富的旅游开发资源、深厚的工业基础和便捷的交通，是一座既有古老文化底蕴，又朝气蓬勃的城市。青州市荣誉称号 省级历史文化名城 国家卫生城市 国家园林城市 中国优秀旅游城市 国家级生态建设示范区 全国科技工作先进市 全国社区建设先进市 中国比较适宜投资和居住的城市2、交通状况青州市，东西扼中原大地至胶东半岛的通路，南北控沂蒙山区至鲁北平原的走廊。胶济铁路横贯境内，益羊铁路直达渤海莱州湾；济青高速公路、东青高速公路、309国道、胶王、荣兰、羊临、博临等公路干线与18条市、乡公路纵横交错，是山东中部重要的交通枢纽和物资集散地。东距青岛机场198公里，西距济南机场137公里，距青岛港口2小时车程，便利的交通条件将青州与济南、青岛、天津、北京、南京、上海等大都市联通在一起。市内东西向主要道路有范公亭路、尧王山路、胶王路、309国道、北环路等；南北向主要道路有东环路、东方路、青州路、云门山路、驼山路、西环路等；北环路、东环路、西环路、胶王路组成城市环路；新建西外环、东外环，南外环为城市外环，承担对外和过境交通。便利的交通成为青州对外联系纽带，并在山东半岛都市群发展占有重要的位置，也使青州这块宝地打开了通向外地的窗口，有展示自己的机会，给经济的腾飞带来巨大的动力，扩大了青州房地产市场的辐射范围。3、城市建设概况青州目前已经规划并初步形成了“一城四区”的城市格局。一城是指提升改造旧城区，向东向南发展新城区，形成新的城市中心区；四区是指南部文化产业园区、北部经济开发区、东部黄楼花卉园区、西部峱山经济发展区。青州市现辖9个城镇和3个街道办：其中王府、益都、云门山3个主城区街道办事处，属于综合性中心城镇；庙子、邵庄属于工矿型城镇；谭坊、黄楼属于商贸型城镇；王坟属于旅游型城镇；以及高柳、何官、东夏、弥河等城镇。主要城镇都处在交通干线或结点，形成以中心城区为中心呈树枝状分布的格局。“十五”期间，青州市全社会规模以上固定资产投资498亿元，年均增长32.9%。城市建成区面积达到36.5平方公里，城市化水平达到45%。旧城改造取得突破性进展，完成拆迁288万平方米。城市和村镇绿化覆盖率分别达到45.2%和34%，是“国家园林城市”。先后对13个城中村实施整体搬迁改造，2006年全市拆迁面积达到50万平方米，2007年拆迁面积达到265万平方米，房地产业繁荣。一大批重点承建项目开工建设，市民休闲娱乐中心、中央商务区、石坊路拓宽改造等重点项目相继开工建设，体育中心、会展中心逐步投入使用。为加快城市化进程，青州树立了“抓城市建设就是抓经济建设”的观念，大力推进城市建设与管理转型，使资源优势尽快转化为经济优势，大大提升了城市竞争力，从而促进全市经济社会更快更好地发展。目前，一个现代化中等城市正在青州迅速崛起，房地产业步入快速发展阶段。4、地域文化青州是古“九州”之一。尚书禹贡记载“海岱惟青州”，按五行学说，青州地处海（东海）岱（泰山）之间，位于中国东方，“东方属木，木色为青”，故名青州。自汉武帝设青州刺史部起，青州一直作为州、郡、府、路、道的行政治所，长达1400年之久，长期处于南北文化交流的中心地带，是中国东部区域的政治、经济、军事、文化和贸易中心之一。1986年国务院批准撤销益都县，设立青州市。青州钟灵毓秀，人杰地灵，物丰景靓，文化底蕴极为深厚。在七千年的人类文化发展过程中这里留下了众多的“北辛文化”、“龙山文化”、“大汶口文化”遗址，被史学家鉴为“东夷文化”发祥地，珍存的清明上河图等万多件历史文物，凝结着青州厚重的文化积淀。古州名郡自然是名人荟萃，英杰辈出之所。寇准、范仲淹等朝廷重臣，郑道昭、欧阳修、王世贞等文坛巨匠，都曾官居青州；王曾、赵秉忠、邢王介、钟羽正、冯溥等一代名臣，燕肃、于钦等学术巨擘，都诞生在青州这片土地上；这里还哺育过李清照、郦道元、黄庭坚等一代名流。“右有山河之固，左有负海之饶”，古城青州以其深厚的历史文化而蜚声海内外，这里的房地产业坐拥取之不竭的文化元素。5、常住人口分析51常住人口总量与结构分析2007年，全市城市人口31万人，就业人口23万，其中：制造业8.7万、电力燃气1.1万、卫生教育3.4万、公共管理和社会组织0.8万、电信及信息传输0.6万。52常住人口发展趋势分析按照构筑现代化中等城市发展框架，到2012年，城市人口将达到43万人，城市化水平达到53%。53未来常住人口产业构成分析到2012年，城市人口中将有5%的人从事第一产业，30%的人从事第二产业，65%的人从事第三产业。54未来常住人口收入水平分析按照年均12.5%的增长速度，到2012年，城市常住人口人均可支配收入将达到2万元。55未来常住人口住房需求分析按照近三年青州商品房销售面积平均增长20%的速度测算，到2012年，五年将累计销售商品房254万平方米，仅2012年一年将达到71万平方米，每年将有2.5万人有购房需求。此外，青州秀美的生态居住概念，吸引周边地区居民到青州购房的人数也会大大增加。 “十一五”时期是青州城市现代化加速发展的关键时期。到2010年，城市人口40万，住宅刚性需求将高速增加，市场对房地产项目的消化能力明显加强，直接地刺激房地产业发展。小结：青州城建基础较好，城市框架、道路网络基本形成，先后荣获国家卫生城市、中国优秀旅游城市、国家级生态建设示范区等称号；交通区位优势明显，两条高速公路、两条铁路纵横贯穿，长深高速公路、胶济铁路客运专线正在动工建设，地处山东省“一体两翼”发展全局的中心区位；旅游资源丰富，历史人文底蕴深厚，城市内涵丰富，城市发展的基础优势突出。二、青州市城市发展规划研究1、城市总体规划11城市发展定位青州市位于山东半岛城市群的中间区位。在城市发展规模上，到2020年，建成区面积达到50平方公里，城市人口45万，成为现代化中等城市；在性质定位上，成为山东半岛城市群中心城市；在产业定位上，以服务业为先导，以工业为主体，以农业为基础；在功能定位上，成为特色鲜明、布局合理、功能完善、环境优美的最佳人居环境城市；在目标定位上，建成“三名一强城市”（文化名城、旅游明市、生态名城和经济强市）。建设现代化中等城市，到2020年建成面积达到50平方公里，城市人口达到45万人。建成“三名一强城市”。12城市性质山东半岛重要中间区位城市，以机械加工为主导产业，商贸旅游发达的历史文化名城。13城市环境风貌青州市现状建设用地36.5平方公里，建成区主要集中在东南西北四条环路以内，以及南环以南和东环以东部分区域，呈现为“三山二水映古城，四轴五片画青州”的整体环境风貌，三山： 即西南近邻城区的云门山、驼山和尧王山。 二水： 即穿城而过的