도시정비사업 공공지원제도 개선방안 연구 : 서울특별시 재개발·재건축사업 성공요인 분석을 중심으로

재개발·재건축사업의 공공지원제도 개선 방안을 연구했다.

In this study, the public support system for readjustment projects, such as reconstruction and redevelopment projects, implemented under the current Urban and Residential Environment Improvement Act, was to draw up success factors and importance of the readjustment project in order to research whether the system is operating in accordance with the purpose and purpose of the introduction of the system 10 years after the system was introduced, and to suggest measures to improve the public support system based on this.

To this end, the AHP analysis derived the relative importance of the success factors of the maintenance project based on the survey data of 148 experts, maintenance project managers, members and executives, contractors, and related government officials. According to the analysis, the relative importance of the success factors of the maintenance project was the highest, followed by organizational operation, conflict management, business plan, and stakeholder participation.

This was found to have been the most important factor in the success of the maintenance project for items directly related to the profitability of the project, such as the members' financial burden, construction costs, securing funds, and selling. Second, the relative importance of items by success factors for maintenance projects was relatively high in the planning process, the suitability of laws and systems and the purpose and means of projects, and the importance of the expertise of suppliers such as the promotion committee and union executive branch in the operation of the organization was relatively high.

In conflict management, the importance of conflict coordination ability and conflict management with administrative offices was relatively high, and the importance of union members' participation and information disclosure was high in stakeholder participation. In terms of business feasibility, the importance was high in the order of sales, construction costs, union members' burden, and securing project funds.

Third, as a result of calculating the overall importance based on the importance of the success factors of the maintenance project and the importance of the detailed items, the results showed that the sale, construction costs, members' burden, conflict adjustment ability, project funding, conflict with administrative authorities, suitability of laws and systems, business operation capability of the promotion committee, ethics of the promotion committee, disputes with tenants, and transparent union operation were relatively low.

These results show that maintenance projects should ensure some profitability of the projects, coordinate conflicts with stakeholders, and have the ability of the promotion committee to carry out the projects. Based on the analysis results on the relative importance of the above-mentioned maintenance projects, 19 related experts including four professors, three lawyers, three PhDs from related specialized research institutes, two appraisers, two architects, three construction company executives, and two government officials were conducted twice to draw up measures to improve the public support system for the maintenance project.

An in-depth expert interview found that the purpose and role of the public support system for the readjustment project needs to be improved in a way that can be of practical help to the project. Specifically, the government emphasized the need to intervene from the planning stage of reconstruction and redevelopment readjustment projects, and proposed measures to improve the system in a way that can provide practical public support, such as free transfer of state and public land or free support for installation of maintenance infrastructure, so that the proportion of public support system can be secured at a certain level (100%) from the stage of establishing the readjustment plan.

In addition, education certificates are attached to various documents requiring approval, such as operation of educational programs to secure expertise of public officials related to the operation of the public support system for maintenance projects, establishment of a committee for strengthening education of the executive branch of the maintenance business association, approval for establishment of a union, approval for implementation of a project, approval for management disposal, etc.

In addition, it proposed the development and operation of effective education programs to secure expertise from related companies such as maintenance business management companies, design companies, and construction companies.

In addition, it was suggested that the entire readjustment project, including conflicts between interested parties such as unions, members, contractors, and tenants, should be subject to arbitration by the Dispute Mediation Committee, the establishment of regulations on compulsory mediation, the establishment of an effective dispute settlement system, such as recognizing the effectiveness of enforcement authorities (the effect of the first trial ruling), and finally, the overlapping administrative regulations should be reformed to reduce the cost of the project delay.

본 연구는 현행 도시 및 주거환경정비법에 의해 시행되고 있는 재건축·재개발사업 등 정비사업 공공지원제도가 제도 도입 10년이 지난 현시점에서 제도 도입의 취지와 목적에 부합되게 작동되고 있는지, 그 문제점과 제도 개선점은 무엇인지 등에 연구하고자 정비사업의 성공요인과 중요도를 도출하고, 이를 바탕으로 공공지원제도 개선방안을 제시하고자 하였다. 이를 위해 우선 정비사업의 성공요인을 도출하고자 정비사업 관련 전문가, 정비사업전문관리업자, 조합원 및 임원, 시공사, 관련 공무원 등 148명을 대상으로한 설문조사 자료를 바탕으로 AHP 분석을 통해 정비사업의 성공요인의 상대적 중요도 등을 도출하였다. 분석결과 첫째, 정비사업 성공요인의 상대적 중요도는 사업성이 가장 높았으며, 다음으로 조직운영, 갈등관리, 사업계획, 이해관계자 참여의 순으로 나타났다. 이는 정비사업에 있어서 성공 요인으로 조합원의 자금부담, 공사비, 자금확보, 분양과 같은 사업의 수익성에 직접 관련된 항목들에 대한 중요도를 가장 높게 인식하고 있었음이 밝혀졌다. 둘째, 정비사업 성공 요인별 항목의 상대적 중요도는 계획수립에서는 법과 제도의 적합성과 사업의 목적과 수단이 상대적으로 중요도가 높았으며, 조직운영에서는 추진위원회·조합집행부 사업운영 능력과 시공사 등 협력업체의 전문성의 중요도가 상대적으로 높았다.

갈등관리에서는 갈등조정 능력과 행정 관청과의 갈등관리의 중요도가 상대적으로 높았으며, 이해관계자 참여에서는 조합원 참여와 정보공개의 중요도가 높았다. 사업성에서는 분양과 공사비, 조합원부담, 사업자금 확보의 순으로 중요도가 높게 나타났다. 셋째, 정비사업 성공요인