도시개발에 따른 개발이익 환수실태 및 제도개선 방향 연구

도시개발의 개발이익 환수 실태와 개발부담금·기부채납 개선을 연구했다.

The demand on the public space and facility is increasing but the public resources is not enough. If the betterment of the urban development can be recaptured, not only windfall of the development is prevented to be privatized but also citizen’s benefit may increase by the reinvestment in infrastructure and public facilities. The study aims to investigate the Development Fee and the Contributed Acceptance as an institutional devices for the recapture of betterment. The study also tries to abstract the main issues for institutional improvement of betterment recapture.

The major findings are 1) the actual performances and shortcomings of development fee, 2) advantages and limits of contributed acceptance, and 3) comparative advantage of these measures. Out of 23 Boroughs in Seoul, Development Fee are collected 166 billion KRW last 10 years which is only 0.02% of the increase of land price. The Development Fee are only levied on about 20~60 out of more than 10,000 projects per year. In contrast, the Contributed Acceptance are done at the rate of 27.5% in Urban Redevelopment Projects and 17.5% in Urban Design District. The Contributed Acceptance consists of not only land for road, open space or park but also building or floor such as libraries.

In spite of Contributed Acceptance is a kind of inducer’s burden, it customarily roles as a recapture devices of betterment. Practically, in a smaller-scaled development, Development Fee that is calculated by the standardized equation is more effective because of the lower social cost for recapture. But in a larger-scaled development, there are few reasons to avoid investigating and forecasting the betterment case by case and requesting appropriate Contributed Acceptance. The study suggests the concept of betterment which is defined as ‘the abnormal increase of land price’ should be less strict and the Development Fee should include the planning gains from rezoning.

The study also recommends that the Contributed Acceptance might be more effective than the current Development Fee in larger-scaled development if associated with development agreement process between authority and developer.