四季酒店标准---开业筹建方案.doc

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1、目 录第一章 总 论11.1项目名称及承建单位11.2编制依据及工作范围11.3项目建设背景21.4项目建设规模与内容31.5项目总投资及资金筹措31.6建设时间41.7项目主要技术经济指标41.8结论5第二章 项目建设背景62.1承办单位概况62.2项目建设背景62.3 项目建设的必要性92.4项目建设的可行性13第三章 项目建设地址与建设条件153.1选址依据153.2项目地址163.3建设条件163.4场址评价20第四章 建设方案214.1建筑设计依据214.2设计指导思想214.3主要建设内容224.4总平面布置234.5建筑方案244.6结构方案30下载后可任意编辑，修改第五章 公用

2、辅助工程325.1给水工程设计方案325.2排水工程设计方案335.3冷暖系统工程345.4通风以及排烟工程365.5电气系统365.6弱电系统37第六章 环境保护与消防安全396.1环境保护396.2劳动保护与安全卫生416.3消防42第七章 节约能源457.1概述457.2设计依据457.3设计原则457.4项目各种用能量核算467.5项目能耗指标477.6节能措施综述48第八章 环境影响评价488.1 环境保护标准及依据488.2 环境保护原则和目标488.3 环境影响分析498.4 环境保护措施508.5 环境影响评价51第九章 安全、卫生与消防539.1 劳动安全卫生设计依据539.

3、2 劳动安全卫生防护措施53第十章 项目实施进度安排5710.1建设时间5710.2项目实施进度安排57第十一章 项目实施管理与进度安排6211.1 项目的建设管理6211.2 项目建设工期和施工进度64第十二章 投资估算与资金来源6612.1 投资估算依据6612.2 总投资估算6712.3 资金来源67第十三章 财务评价7013.1 财务评价依据7013.2 财务评价基础数据7113.3 财务评价指标7313.4 不确定性分析7613.5 财务评价结论77第十四章 研究结论及建议7814.1 研究结论7814.2 建议791 . PRE-OPENING OFFICE筹建办公室a) Intr

4、oduction简介Depending upon type of hotel and location, hotel staffing commences as early as ten months prior to opening, in order to facilitate the start-up of hotel operations. Off-site offices will be required in order to house the pre-opening team consisting principally of Sales, Marketing, Human R

5、esources and Executive Administration. These offices are required until the hotel is ready for occupancy (normally six months before soft opening). Although temporary, the offices are to be fitted-out and to function so as to fully support, without compromise, all office requirements. Included in th

6、is section is a generic pre-opening office schedule, which will be customized for the specific hotel project.为推动酒店顺利启用，酒店可提前开展人员配置工作；根据酒店的类型与所处位置的不同，最早在开业前10个月即可开始。在酒店可以进驻办公（大约在试营业前6个月）前，需要一些场外办公室来安置主要由销售、营销、人力资源管理和行政管理人员组成的筹建工作组。虽然这些场外办公室只是临时性的，但应装备齐备、运作良好，完全满足（不打折扣）各种办公要求。本节是通用的筹建办公室方案，可根据酒店项目的具体情

7、况加以修改。b) Site地点Pre-opening offices shall be located adjacent, or as close as possible, to the hotel site. Proximity to the model room, for ease of access by Sales and Marketing personnel, is also beneficial.筹建办公室应毗邻酒店所在地，或尽可能地与之接近。样板房靠近筹建办公室，便于销售和营销人员使用，也是有利的。c) Area办公面积A typical pre-opening office

8、requires approximately 295 m2 (3,215 ft2) based on a 300-room hotel. Add approximately 20% for circulation.一般而言，有300个房间的酒店大致需要295平方米（3,215平方英尺）的筹建办公室。外加大约20%的走动空间。d) Parking停车设施Provide an equal number of parking spaces to adequately accommodate pre-opening staff. Provide no less than twenty staff pa

9、rking spaces, with five additional spaces for visitors. Parking area shall be well illuminated for maximum security, consistent with illumination levels described in the Design Standards.要提供足够筹建人员使用的车位数量。提供不少于25个职员用车位，另加5个访客用车位。停车区域的照明要充足，能提供最高的安全保障，并与本设计标准中要求的照明水平一致。e) Washrooms洗手间Provide a minimum

10、 of one female and one male washroom, designed in accordance with local code requirements. Include a separate janitors closet with sink.提供至少一个男洗手间和一个女洗手间，要按照当地法规的要求设计。f) Lighting and Finishes照明与装饰All floors shall be carpeted, with the exception of the washrooms, pantry, fax/copy and storage areas, w

11、hich are to be finished in vinyl composite tile. Walls to be painted drywall. Ceilings to be acoustic tiles. Provide satisfactory general lighting. Additional task lighting required at each workstation. Office areas to be separately switched.除洗手间、茶水间、传真/复印室和储物区的地板铺乙烯基复合地砖外，所有地板都要铺地毯。墙壁是上漆的干砌墙。天花板使用吸

12、声瓦。提供令人满意的普通照明。每个工作区另加工作照明。办公区的电源单独设置开关。g) Reception前台接待Small reception and waiting area to be provided near the entrance. Reception area layout to be visually separate from the balance of office space. Provide comfortable lounge furniture in the waiting area, with a telephone.在办公室入口附近安排一个小的接待和等候区域。

13、接待区域与办公室的其它部分不能相互望见。在等候区安排舒适的长沙发，并配电话。h) Beverage/Pantry Area饮料与茶水室A small pantry area of approximately 5 m2 (55 ft2) is to be provided complete with full size refrigerator, sink with counter and cabinets above and below.安排一个小茶水间，面积约在5平方米（55平方英尺），内放全尺寸的冰箱；带洗手台，台上台下有壁柜。i) Stationery/Copying文具/复印A sep

14、arate room requiring approximately 10 m2 (110 ft2) is to be provided to accommodate mail, copying, shipping and receiving functions. Copy area should include a counter with upper and lower cabinets (50% lockable). Equipment to include full size copy machine, fax machine, postage machine and a wall-m

15、ounted telephone. 安排一间独立的大约10平方米（110平方英尺）的房间作收发邮件及物品、复印之间。复印区包括一张案台，台上台下要有厨柜（一半上锁）。室内的装备有全尺寸复印机、传真机、邮资机和挂壁式电话。j) Temporary Telephone Switch临时电话总机Provide small PBX (PABX), or hybrid key system (e.g. Nortel Option 11, or Norstar 2), with thirty extensions and thirty central office lines with voicemail

16、. In addition, provide separate lines for fax and modem. Central office service may be provided by a digital connection (T1 or E1) plus eight analog circuits. Optionally, a thirty-two analog circuit configuration is acceptable. Coordinate switch selection with local service provider and Four Seasons

17、. 提供小型的专用分组交换机（专用自动交换分机）或数字电话交换系统（比如Nortel Option 11，或Norstar 2）,要有30条分机线、30条中继线，并带语音邮件功能。另外，为传真与调制解调器单独配置线路。中继服务可由一个数字电路（T1或E1）加8个模拟电路完成。另外也可选用配置32个模拟电路的方案。应与当地服务提供商和四季酒店协调选择总机事宜。k) Internet互联网Provide two ISDN or two DSL internet connections from local internet service provider. Connection is to be

18、 terminated at a switch and routed to each individual workstation as per hotel configuration requirements, to be reviewed with Four Seasons prior to installation.从当地网络服务提供商处获取2条ISDN或2条DSL网络接入线路。按照酒店配置要求，网络连接接入总机，然后经路由器分至各个独立的工作区；接线前四季酒店要先进行检查。l) Power and Cabling电源与配线Provide the equivalent of three

19、simplex power outlets and one voice data outlet at each workstation. Each workstation will require one voice and one data outlet. Each administrative assistant workstation and reception to be provided with two voice and two data points. All cabling to be terminated in a wiring closet located within

20、the secured Four Seasons area. Wiring closet to be large enough to mount telephone switch, computer switches and two servers. Provide six duplex power outlets for this equipment. Incoming telephone and internet service should terminate in this room. 为每个工作区提供三个单工电源插座及一条声音/数据线。每个工作区要配1条声音线、1条数据线。 每一个行

21、政助理的工作区和接待区要配2条声音线、2条数据线。所有配线接入位于四季酒店安全区域内的配线柜。配线柜的要足够大，能容纳电话总机、计算机电源开关和两台服务器。为此设备配置6个双工电源插座。 打入的电话的网络服务以此房间为终端。m) Typical Pre-Opening Office Area Requirements筹建办公室的一般面积要求Months Required Before Opening开业前需要使用的时间（月）Area-m2面积（平方米）Area-ft2面积（平方英尺）Sales Office营业部Director of Marketing (office)营销总监（办公室）10

22、12130Director of Catering宴会销售总监69100Director of Sales (office)销售总监（办公室）1011120Sales Assistants (2)销售助理（2）79100Group Sales Manager集团销售经理6555Corporate Sales Manager公司销售经理6555Corporate Sales Manager公司销售经理5555Sales/Meeting Room销售/会议室1019205Utility Room (Copy, fax, coffee etc.)设备房（复印、传真、咖啡等）1010110Delphi

23、 Systems OperatorDelphi系统操作员9885Washroom洗手间10775Executive Offices行政办公室Reception接待室59100General Manager (Office)总经理（办公室）1212130Hotel Manager酒店经理109100Administrative Assistant行政助理10775Director of Human Resources (Office)人力资源总监（办公室）612130Training Manager培训经理6775Boardroom会议室1019205Utility Room (Copy, fa

24、x and beverage station)设备房（复印、传真、咖啡等）1010110Washroom洗手间10775Food and Beverage餐饮部F&B Director (Office)餐饮总监（办公室）6100Administrative Assistant行政助理455Accounting会计Controller会计主任99100Assistant Controller会计副主任4775Systems Manger(area)系统经理（区域）8555Months Required Before Opening开业前需要使用的时间（月）Area-m2面积（平方米）Area-f

25、t2面积（平方英尺）Rooms Division房务部Rooms Division Manager (Office)房务经理（办公室）4775Communications Manager宣传交流经理4555Executive Housekeeper管家部经理4555Engineering and FF&E (To be located in the hotel at the earliest possible date)工程，与家俱、固定装置与设备（FF&E）（尽早进驻酒店）Chief Engineer总工程师814150Assistant Chief Engineer副总工程师39100FF

26、&E Coordinator (Shared Office)家俱、固定装置与设备（FF&E）协调员（共用办公室）919205FF&E Assistant (Shared Office)家俱、固定装置与设备（FF&E）助理（共用办公室）6Security保安Security Manager保安经理39100Total (net of circulation)总面积（未计走动区域面积）2953,2152. HANDOVER PROCEDURES酒店移交程序a) Owners and Contractors Responsibilities业主与承包人的责任As construction appro

27、aches substantial completion, Four Seasons shall be provided with the following information:在建筑接近实际竣工时，须向四季酒店提供以下信息：i) Construction completion and handover schedule建筑竣工及移交安排ii) Deficiency inspection schedule 缺陷检查安排iii) General一般信息n Equipment spare parts list设备零部件清单n Schedule of all equipment identif

28、ication tags所有设备的识别标签n Key schedules密钥安排n Paint colour and material schedules油漆颜色及材料n Proprietary product names and suppliers专利产品的名称及供应商n Warranties/bonds质保n Attic stock备用料n List of all service suppliers and equipment vendors服务提供商及设备供应商名录n Balancing and commissioning reports for all mechanical, elec

29、trical, plumbing and life safetySystems所有机械、电气、水暖和救生系统的调试运行报告n Training schedules培训安排n Equipment maintenance schedules设备维护安排iv) All documentation as noted in the substantial completion documentation section (B-9) of these standards.所有在本标准的实际竣工文件部分（B-9）中写明的文件。Owner is responsible to ensure that Contr

30、actor prepares a deficiency inspection schedule which reflects the mutually agreed handover schedule dates and provides adequate time for the building team to inspect deficiencies, complete remedial work and re-inspect. Given the size of most properties, this is a long and complex process, which req

31、uires detailed planning and disciplined implementation.业主应负责确保承包人准备一份缺陷检查计划，此计划应符合各方同意的工程移交时间表，并给建筑工程队留下足够的时间进行缺陷检查、修补和再检查。考虑到大多数酒店的规模，这将是一个漫长而复杂的过程，需要详尽的计划和严格实施。At the outset of deficiency inspection, Four Seasons shall participate in the inspection process with Owners building team, to establish a

32、n inspection protocol and set a quality standard which is then applied to the balance of the property by the building team (Owner representatives, Architects, Interior Designers, mechanical, electrical, plumbing and life safety Consultants and Contractor representatives). The building team is respon

33、sible to manage the process.在缺陷检查开始时，四季酒店将与业主的建筑工程队一同参与检查，确定检查的方案和质量标准，作为业主的建筑工程队（由业主的代表，建筑师，室内设计师，机械、电气、水暖和求生顾问，以及承包人的代表组成）对余下部分进行检查的依据。建筑工程队负责管理此进程。Contractor is responsible for preparing detailed, itemized inspection templates for guestrooms, public and back of house areas as well as building ext

34、erior and landscaping. Contractor to enter all deficiencies into a tracking computer program to allow sorting by sub-trades and efficient follow up during the re-inspection phase.承包人负责为客房、公共区域、后勤区域、建筑外观和景观美化部分制定详尽的、逐项的检查模板。承包人将所有缺陷输入计算机的跟进程序，以便分类并提高复检阶段的工作效率。3. TRAINING SCHEDULE培训安排Certain areas of

35、the of the hotel are required in advance of others. It is common for Four Seasons to agree to a joint occupancy with the Contractor during construction. The following timeline identifies which areas are required. All areas turned over by Contractor must be complete, safely accessible and with fully

36、functional MEP and life safety devices.酒店的某些区域需要比其它部分更早地投入使用。四季酒店通常会同意在酒店建筑期间即与承包人一起进入酒店。以下时间表指明了酒店的哪些区域是要提前使用的。承包人移交的所有区域都必须是已完工的、出入是安全的，并且机械、电气、水暖及求生设备运作工常。Area区域Weeks Required Prior to Opening开业前需要使用的时间（周）Administration Offices行政办公室20Maintenance/Engineering保养工程20Central Plant暖通房20Temporary Phone

37、lines临时电话线路20Computer Room电脑机房20Elevators #1, #2 (Service)1号、2号电梯（服务）18Guestroom Floors: (first two floors)客房楼层（头两层）(last two floors)（后两层）184Main Entry or Truck Dock (for access to elevators)主入口或货车平台（通电梯）18Staff Housing员工宿舍18Vehicle/Pedestrian Access Paths车辆/人行通道18Site Lighting场地照明18Telephone/PABX电话

38、/专用自动交换分机14Receiving/Storage收货/储存12Housekeeping/Laundry/Valet家务管理/洗衣房/衣架12Staff Cafeteria员工餐厅12Security Room and Systems保安房及保安系统12Ballroom Kitchen舞厅厨房10Main Kitchen主厨房8Kitchen Storage厨房储物区8Meeting Rooms会议室8Circulation/Pre-function流通/8Front Desk前台8Casual Dining Restaurant普通餐厅7Specialty Restaurants特色餐

39、厅7Front Offices7Staff Locke Rooms员工衣帽间6Retail零售4Pool泳池4Golf Clubhouse高尔夫球会所4Health Spa/Pool健康水疗/泳池4Banquet Kitchen宴会厨房4Lobby Lounge/Bar大堂酒廊/酒吧3Elevators(passenger)电梯（客梯）24. FF+E INSTALLATION AND OCCUPATION家俱、固定装置与设备（FF&E）的安装和酒店使用a) General概要Four Seasons will be permitted to occupy the building in st

40、ages as outlined in the turnover timeline (sectionB-4) for the purposes of installing FF&E.四季酒店应被允许在移交时间表（B-4节）中所列各阶段中进驻酒店，安装家俱、固定装置与设备（FF&E）。Contractor will be responsible for providing the Four Seasons FF&E team with the following services at no cost during the FF&E installation program:承包人应在家俱、固定

41、装置与设备（FF&E）安装期间免费为四季酒店的FF&E工程队提供以下服务：i) Heating, cooling and humidity control as required to protect the FF&E.提供为保护FF&E所需的加热、制冷及温度控制。ii) Temporary lighting.临时照明。iii) Complete construction clean of all areas of the building prior to handover including interior and exterior glass, all finishes, vacuum

42、ing all floors, polishing all mirrors, chrome and plumbing fixtures. 在移交前清理所有区域，包括内外玻璃，所有装饰，用吸尘器打扫地板，擦亮所有镜子、镀铬物制品和水暖接头。iv) Removal of all packing cases, boxes, wrapping, off cuts and all other associated debris brought into the building by the FF&E installation team. 清理掉所有货箱、盒子、包装物、边脚料及建筑物内其它由FF&E安装

43、工程队的工作而产生的碎片。v) Exclusive use of at least two elevators during normal working hours and exclusive use of at least three elevators at all other times, including providing necessary elevator operators. 在正常工作时间内，FF&E工程队要独用至少两部电梯，在其它时间至少三部电梯；并应配备必要的电梯操作员。vi) A turnover timeline is included in the previo

44、us section, clearly indicating when areas of the hotel must be complete and turned over to Four Seasons by the Contractor for FF&E installations and operational training.上一节中的移交时间表清楚写明了承包人要完成酒店的哪些部分并移交四季酒店以作FF&E安装和酒店运作培训之用。b) Installation and Occupation Requirements安装与酒店使用的要求i) Areas offered for FF&

45、E installation and occupancy must achieve construction completion prior to acceptance by FSH. Construction Completion means that the specific area is fully operational and free of tradesmen, 100% complete with all deficiencies corrected and accepted by the Owner for installation of FF&E. Areas offered for acceptance must include completion of all MEP systems, including all system balancing and commissioning necessary to support occupancy of the area for the purposes of FF&E installation and training. Testing and certifying of al