都市更新建築容積獎勵辦法對房地產開發影響之探討-以高雄市為例

The Study of Influence for House Property Developed Investment of the Urban Renewal Capacity Reward Item -Taking Kaohsiung City as a Sample

洪國興(Kuo-Hsing Hung)

指導教授 ： 李建興 ； 晏揚清

義守大學/管理學院/管理碩博士班/碩士(2015年)

https://doi.org/10.6343/ISU.2015.00021

摘要

為了能夠加速老舊都市的重建、整建及維護，經由容積獎勵的誘因，促使老舊之都市得以推動更新。藉由市場的交易機制，使地主在政府未徵收前，可以透過容積移轉制度出售給建築開發業者以得到價金補償的機會，除可降低政府直接辦理徵收的財政壓力，亦可讓容積移轉制度成為取得私有地的有效方法。本研究試圖從各利害關係者的觀點與角度來思考，以瞭解到在都市更新建築容積獎勵辦法對房地產開發影響，以為未來推動與修訂容積移轉制度與法令制度時之參考。本研究結論歸納如下：
一、現行對都市更新容積獎勵制度之整體評價，多半是不佳的，包括政府無法依法介入干涉及建商增加獲利但無法回饋房價建商增加獲利但無法回饋房價，政府應確實檢討成效不彰的問題。
二、設置容積獎勵的必要性且合理之原因，包括具開發重建實質之效益、提升房地產價值等優點。而沒必要且不合理之原因，包括建商有獨佔獲利、增加社會成本、不具滿足地主誘因等。
三、都市更新容積獎勵制度之得失，法令制度規定的問題，包括1.無法完成所有程序，2.增加地主與開發商衝突，3.現行相關法令對建築高度限制，4.開發強度增加，造成較大的環境衝擊。執行推動及管理的問題，包括1.地主意見之整合，2.都發局對個案的態度，3.民意高漲致政府公權力不彰，4.參與都更住戶與建商間資訊不對稱。獎勵方式的問題，包括1.委員會意見多，2.多項容積獎勵過度集中，3.與都市發展脈動脫節，違背公益，4.欠缺新的想法與對策，5.高雄土地供給較充裕且平均房價低，6.更新時程無法掌握。對房地產的整體影響以負面影響比例為略高。
四、對房地產的因應解決對策，包括1.政府心態，明確規定公權力執行，2.都發局協調給予協助，3.另訂方法，試行後再做調整，讓相關或非相關者可容易取得資訊，4.引入民間投資的資本與企業化管理。

關鍵字

都市更新建築容積獎勵辦法 ； 房地產開發

並列摘要

In order to speed up the reconstruction and maintenance of the old city, via incentives reward volume, prompting the city to promote the old update. With the market trading mechanism, so that the former government did not impose landlord may sell opportunities for building development industry in order to obtain compensation for the price of gold through the volume transfer system, in addition to reducing the government directly for financial pressure imposed, can make volume shift transfer system has become an effective way to acquire private land. This study attempts from points of view of each stakeholder to understand urban renewal building volume incentives regulations impact on real estate development, that the reference to future promotion and transfer system and the revision of the volume of the system when the decree. The conclusions are summarized as follows:
1.The Current overall evaluation of urban renewal volume of mostly poor reward system, including government cannot intervene legally interference and increase profits but builders cannot back Rate builders increase profits but cannot back prices, the government should review the effectiveness of really poor condition issues.
2.The need to set a reasonable reason and volume incentives, including the development of a reconstruction on the essence of efficiency, enhance property values and so on. The reasons is not necessary and unreasonable, including builders have exclusive profit, increased social costs and does not have to meet the landlord and other incentives.
3.The urban renewal incentive system wins and losses, the problem act requirements, including: (1). unable to complete all procedures (2). Increase landlords and developers conflict, (3). the existing relevant laws height restrictions on buildings, (4) increasing development intensity, resulting in greater environmental impact. Promote the implementation and management issues, including: (1). the landlord opinions integration, (2) the attitude of the board has made the case, (3). the public opinion caused by rising government authority failed, (4). the participation is more information asymmetry between residents and builders. The problems of reward, including: (1). The commission opinion more, (2) more volume reward excessive concentration, (3) out of touch with the pulse of the city, against the public interest, (4). lack of new ideas and measures (5) Kaohsiung relatively abundant supply of land, and the average price low, (6) updates scheme could not be hold. verall impact on the real estate to the negative slightly higher.
4.In response to the real estate solutions, including: 1. The government of attitude, clearly defined public power execution, 2. The development council to coordinate all assistance, 3. Another method, the pilot before making adjustments, make related and non-related person can easily obtain information, 4. the introduction of private investment capital and enterprise management.

並列關鍵字

urban renewal capacity reward item ； house property developed investment

參考文獻

27.賴宗裕、李家儂（2000)，現行容積移轉制度與容積可移轉量評估之探討，土地經濟年刊，第11期，頁69-98。

9.林佳慧（2009），從建築開發商觀點探討容積移轉制度影響之研究–以台中市實施經驗為例，朝陽科技大學建築及都市設計研究所碩士論文。

18.張隆盛（1999），災後重建計畫政策探討，論文發表於〈921災後城鄉重建政策研討會〉，中央經濟研究院經濟研究所、中山人文社會科學研究所。

2.Gibson , M. S. & Langstaff, M. J., (1982), An Introduction to Urban Renewal , London, Hutchinson & Co. Publishers Ltd.

5.Schiffman（1989）, Alternative Techniques for Managing Growth , California：The Regents of the University of California.