Desarrollo De Instalaciones Deportivas, Comerciales Y De Vivienda

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Desarrollo De Instalaciones Deportivas, Comerciales Y De Vivienda Des arrollo de instalaciones deportivas, comerciales y de vivienda. Desarrollo de Estancia Chica (Argentina) Construcción de un predio para un club social y deportivo a partir de un desarrollo urbanístico que incluye un sector comercial, un sector residencial, un Institución: Escuela Politécnica Superior de sector educativo y dos campos de deportes, uno Edificación de Barcelona (EPSEB) multideportivo y otro exclusivo para el área fútbol de Universidad Politécnica de Cataluña (UPC) la institución. Autor: Lisandro Mariano G o n z á l e z . E - M a i l : [email protected] Tutor: Vicenç Gibert Octubre 2016 ------------------------------------------------------------------------------------------------------------------------------ 1 ------------------------------------------------------------------------------------------------------------------------------ Tabla de contenido CAPÍTULO I: 1.1 INTRODUCCION .............................................................................. 4 1.2 CONSIDERACIONES DE LOS CLUBES DE FÚTBOL. ..................................... 5 1.3 CONSIDERACIONES DE LOS BARRIOS CERRADOS. .................................. 10 1.4 CONSIDERACIONES DEL CLUB DE GIMNASIA Y ESGRIMA LA PLATA. .... 11 1.5 OBJETIVOS DEL TRABAJO. ........................................................................... 12 CAPÍTULO II: 2.1. ANALISIS DE LA SITUACIÓN ACTUAL ..................................... 14 2.1.1. Breve reseña histórica del predio .............................................................. 14 2.1.1.1. Obras posteriores ................................................................................. 15 2.1.1.2. Cronología de hechos importantes ..................................................... 16 2.1.1.3. La pista de automovilismo ................................................................... 18 2.1.2. MARCO JURIDICO ....................................................................................... 19 2.1.3. MARCO FISICO: ESTRUCTURAS URBANAS. ........................................... 20 2.1.4. ESTRUCTURA PRINCIPAL. UBICACIÓN. ................................................... 21 2.1.5. ESTRUCTURA FUNCIONAL Y DE SERVICIOS .......................................... 22 2.1.6. USOS DEL SUELO ....................................................................................... 23 2.1.7. EDIFICABILIDAD. PRE-EXISTENCIAS. ....................................................... 24 2.1.8. SISTEMA DE MOVILIDAD Y TRANSPORTE INTERNOS Y EXTERNOS AL PREDIO. ................................................................................................................. 33 2.1.9. SISTEMA DE EQUIPAMIENTOS. ................................................................. 33 2.1.10. SISTEMA DE SERVICIOS. ......................................................................... 35 2.1.11. ESTRUCTURA SOCIALES Y ESPACIALES. ............................................. 36 2.2.1. MARCOS DE REFERENCIA. ....................................................................... 36 2.2.1.1. MODELOS DE URBANIZACIONES. ESCALA GLOBAL .......................... 37 2.2.1.1.1. DESARROLLO COSTERO DE DUBAI ............................................... 37 2.2.1.1.2. HAFENCITY EN HAMBURGO ALEMANIA ......................................... 41 2.2.1.1.3. DESARROLLO IJBURG AMSTERDAM HOLANDA. .......................... 44 2.2.1.2. MODELOS DE URBANIZACIONES. ESCALA LOCAL ............................. 46 2.2.1.2.1. GRAND BELL. .................................................................................... 46 2.2.1.2.2. GRUPO HARAS. ................................................................................. 49 2.2.1.2.3. MIRALAGOS ....................................................................................... 54 2.2.2.1. MODELOS DE PREDIOS DEPORTIVOS. ESCALA GLOBAL .................. 55 2.2.2.2. MODELOS DE PREDIOS DEPORTIVOS. ESCALA LOCAL ..................... 68 CAPÍTULO III: 3.1 RESULTADOS DEL ESTUDIO ACTUAL Y DISCUSION. ............ 74 CAPÍTULO IV: 4.1 PROPUESTA ............................................................................... 78 2 ------------------------------------------------------------------------------------------------------------------------------ 4.1.1. MASTER PLAN PARA EL MODELO DE BARRIO-CLUB. ........................... 80 4.1.1.1. OBJETIVO GENERAL ........................................................................... 80 4.1.1.2. DEFINICIÓN DE OBJETIVOS PARTICULARES ................................... 80 4.1.1.3. ANÁLISIS, SELECCIÓN Y DEFINICIÓN DE LINEAS ESTRATÉGICAS 81 4.1.1.4. IDENTIFICACIÓN DE LOS PROGRAMAS, PROYECTO y ACCIONES ESTRATÉGICAS. ................................................................................................ 82 4.1.1.4.1. AREA FÚTBOL. .................................................................................. 88 4.1.1.4.2. AREA DE SOCIOS. ............................................................................. 90 4.1.1.4.3. AREA RESIDENCIAL. ......................................................................... 93 4.1.1.4.4. AREA COMERCIAL. ........................................................................... 96 4.2. FACTIBILIDAD ECONOMICA. ........................................................................ 97 4.2.1. FACTIBILIDAD ECÓNOMICA DEL PROYECTO ...................................... 98 4.2.2. FACTIBILIDAD ECÓNÓMICA OPERATIVA ............................................. 98 4.3. ESTRATEGIAS DE MARKETING Y COMERCIALIZACIÓN. .......................... 99 4.4. ETAPABILIDAD Y PLAN DE TRABAJO. ...................................................... 102 4.5 FACTIBILIDAD LEGAL. ................................................................................. 102 CAPÍTULO V: 5.1 CONCLUSIONES ....................................................................... 103 CAPÍTULO VI: BIBLIOGRAFIA ................................................................................105 3 ------------------------------------------------------------------------------------------------------------------------------ CAPÍTULO I: 1.1 INTRODUCCION Los clubes sociales y deportivos en Argentina se encuentran en un proceso de transformación. Sus economías están en muy malas condiciones y los pasivos suelen ser cada vez más elevados. Los gastos ordinarios para poder mantener abiertas estas instituciones son cada vez más difíciles de afrontar y comienza a debatirse si los clubes deben seguir siendo sociedades civiles sin fines de lucro o convertirse en sociedades anónimas deportivas. Este debate que no debe ser de real importancia para el siguiente trabajo, fue el disparador para la realización del mismo. Teniendo en cuenta este contexto tomé la decisión de pensar alguna alternativa desde nuestra profesión para generar nuevos ingresos ordinarios para las arcas del club e instalarlo a la altura de los mejores clubes del mundo las instalaciones deportivas. Tomando como ejemplo el Club de Gimnasia y Esgrima La Plata (del cual soy socio y trabajador) decidí realizar un proyecto de inversión inmobiliaria impulsado por el mismo club. Cabe aclarar que el ejemplo elegido no tiene solo que ver con mi afinidad, sino que el Club posee un enorme Predio llamado Estancia Chica que al tener una extensión de 170 hectáreas (1 Ha. = 10,000 m2) es apropiado para el proyecto. Fue adquirido por el Club a fines de los 60 cuando la tierra no tenía tanto valor. En la actualidad se utiliza menos del 10% de su extensión. Para desarrollar estas instalaciones coordine reuniones con personas idóneas en cada área del club y decidí plantear un Plan Maestro que consiste en dividir el Predio en 5 áreas consolidadas. 1. La primera destinada a los socios y deportistas del Club. 2. La segunda para alojamiento, entrenamiento y desarrollo del futbol profesional y juvenil (motor económico y social del club), 3. La tercera destinarla a viviendas unifamiliares y a algún complejo habitacional del club, 4. La cuarta a la explotación comercial que contendría un hotel para delegaciones de otros clubes o de uso propio, y 5. La última, un frente público hacia la ruta, donde se encontraría la propuesta educativa del club y los deportes equinos. La financiación de este proyecto podría lograrse a partir de la venta de lotes que se encuentran dentro del predio a simpatizantes y socios del Club. Tomando como ejemplo el antecedente que tiene el Club en la construcción de la Platea Néstor Basile de su estadio (con comodidad para 2500 espectadores, ya inaugurada), la propuesta es realizar un contrato de fideicomiso con el objetivo de construir el nuevo barrio en el predio. De esta manera los inversores tendrían la seguridad de que su dinero se destinara correctamente para tal fin. En el transcurso de la presentación de este trabajo se podrá ver el desarrollo de un Plan donde se apreciarán las obras principales que propongo, y el momento de la realización prevista para cada una de ellas. Necesariamente el Plan de trabajo se acompañará con un programa de inversiones, y un cuadro proyectado de ingresos y egresos. El resultado del plan, en caso de llevarse a cabo, para tener éxito, requiere el acompañamiento de todos los actores sociales del Club, sus diferentes comisiones directivas, sus socios, los inversores potenciales, los deportistas y los profesionales a cargo de su parte del trabajo. 4 ------------------------------------------------------------------------------------------------------------------------------ 1.2 CONSIDERACIONES DE LOS CLUBES DE FÚTBOL. Uno de los grandes temas que preocupan
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