민간주도형 도시재생수법으로서 입체도시계획제도 개선방안 연구

민간주도 도시재생을 위한 입체도시계획제도 개선방안을 제시했다.

Global urban development paradigm in the 21st century is changing from 'Urban Renewal' to ‘Urban Regeneration’, and government organizations in South Korea also participate in this trend and lead related businesses. However, since recent public initiative urban regeneration businesses had some troubles in financing and resident's participation, South Korea's urban experts have begun to introduce 'private initiative urban regeneration' which is led by private companies and guarantees publicness and sustainability either.

This research mainly deals with 'Multi-dimensional urban planning', one of the private initiative urban regeneration methods, which enables integrated land-use through designating diverse land-use plan on the specific site. Institutionally, private initiative multi-dimensional urban planning means 'Constructing non-urban planning facility(private sector owned) additionally on the urban planning facility(public sector owned) and its site', and some countries like the United States and Japan already launched private initiative urban regeneration businesses through establishing an institutional framework.

Through analyzing these two countries, this research could find out three institutional visions for the private initiative multi-dimensional urban planning system: flexible land-use system, definitely partitioned superficies, and activated business practice. The typological characteristics of the current multi-dimensional planning system in South Korea can be classified into two categories depending on the subject of practical use: public sector's use(Compound decision, multi-dimensional planning decision) and private sector's use(Spatial development permission). The latter one can be reclassified into a 'Partial land purchase' and 'Land lease', according to the land acquisition method.

Even though those two sectors have their legal basis for multi-dimensional planning, private sector's practical uses are much rarer than public sector's. In this regard, this paper points out that institutional framework associated with private sector's use should be ameliorated, and analyzes multi-dimensional planning's legal frameworks through three aspects and their analysis items elicited from aforementioned foreign countries. After analyzing current multi-dimensional planning system in South Korea, this research could figure out improvement strategies for the multi-dimensional planning system as the private initiative urban regeneration method and suggest five urban policy proposals.

Firstly, the range of using permission for occupation needs to be extended. 'Land lease' method has more specific criteria and standard for implementation than 'Partial land purchase' method, and it has been applied to most of the relative cases. However, its narrow range of use functions as an institutional obstacle. To activate private sector's use, its object facilities, and spatial application types should be supplemented. Secondly, a legal system which enables private sector's acquisition of urban planning sites should be improved.

Under the current law, provisions which refer estimated costs and ways to set up partitioned superficies when private businesses want to acquire public land do not exist. Consequently, to implement private sector's multi-dimensional planning businesses, the government should establish relative criteria or guideline on the legal system. Thirdly, additional provisions which applied to the multi-dimensional planning system should be established or revised in the「National Land Planning and Utilization Act」 and the 「Building Act」.

Existing Acts do not reflect the three-dimensional spatial use concept, the goal of the multi-dimensional planning system, so the building-to-land ratio, the floor-area ratio, the building uses standard, and the structure design reference should be complemented to activate private sector's use. Fourthly, the government should establish design guideline or provide architectural incentive. It is crucial to provide means to promote and encourage the private sector's practical use of multi-dimensional planning system, as well as legal improvement. To do so, the government should provide design guideline or architectural incentive through the district units plan or special action plan.

Fifthly, through affiliating with 「Special Act for Activating and Supporting Urban Regeneration」, multi-dimensional urban planning system should establish its identity as an urban regeneration method. If the private initiative multi-dimensional planning system needs to be performed as an urban regeneration, not urban renewal, it would be linked to 「Special Act for Activating and Supporting Urban Regeneration」 to clarify its goal, and ease the regulation which inhibits private sector's urban regeneration businesses.

To vitalize multi-dimensional planning system as the private initiative urban regeneration method in South Korea, professional legal research which can suggest detailed amendment should be implemented, as well as aforementioned policy proposals. In addition to that, empirical studies which examine problems of future practical businesses which will be conducted by the private sector should be performed. 21세기 도시개발 패러다임은 기존의 ‘도시재개발’ 방식의 한계를 극복할 수 있는 ‘도시재생’ 방식으로 변화하기 시작하였고, 한국에서도 공공성에 초점을 맞추어 정부나 지자체 등의 공공부문이 관련 사업들을 선도해왔다. 하지만 최근 들어 공공주도의 도시재생사업들이 재원마련이나 주민참여 등에서 다양한 문제점을 보이자, 근본적인 해결책 제시를 위해 민간기업을 필두로 공공성과 지속성 등을 갖춘 도시재생사업을 시행해 나가는 방식인‘민간주도형 도시재생’의 도입이 필요하게 되었다.

본 연구는 이러한 민간주도형 도시재생수법들 가운데서도 도시 공간 내 특정 부지의 상하부 공간에 다른 용도를 지정하여 토지이용의 고도화를 도모할 수 있는 방법인 ‘입체도시계획’에 초점을 맞추어 연구를 진행하였다. 특히 민간주도형 입체도시계획은 제도적으로 ‘도시계획시설부지(공공소유)에 비도시계획시설(민간소유)을 복합화 하는 방안’을 의미하며, 이미 미국과 일본 등에서는 제도적 기반 마련과 관련 제도를 적용한 사업 실행을 통해 도시재생을 실현해 나가고 있었다. 이들 국가의 관련 제도와 적용 사례들을 분석함으로서 추후 민간주도형 입체도시계획제도를 활용하는데 필요한 미래상을 도출할 수 있었으며, 이는 크게 토지이용의 유연화, 토지권원의 명확화, 그리고 사업실행의 활성화라는 3가지 방안이 마련되어야 함을 시사하고 있었다. 현행 한국 입체도시계획 관련제도는 그 사용주체에 따라 크게 공공부문이 활용할 수 있는 제도(중복결정, 입체적 결정)와 민간부문이 활용할 수 있는 제도(공간적 범위결정)가 있으며, 민간부문이 활용할 수