지역주택조합사업의 추가분담금 변화 특성에 관한 연구 = A Study on the Characteristics of Changes in Additional Contributions in Local-based Housing Association Projects

국문 초록 (Abstract)

전국적으로 지역주택조합을 추진하는 사업장이 증가하면서 지역주택조합사업으로 인한 사회적 갈등도 증가하고 있다.
정부에서도 지역주택조합의 문제점에 대한 심각성을 인지하고 법을 보완하면서 조합원들을 보호하려 노력하고 있으나 아직은 지역주택조합에 관한 법·제도 보완의 필요성이 제기되고있다.
한편, 전국적으로 지역주택조합사업의 방식으로 아파트가 준공되는 사업장도 늘어나는 추세이다.
하지만 준공이 되더라도 청산 시 지역주택조합 모집 당시보다 추가분담금이 크게 증가하여 이로 인한 조합원과 업무대행사, 조합원과 조합장 간의 소송과 분쟁이 다수 발생이 되어 사회적 갈등도 계속되고 있다.
이에 본 논문에서는 지역주택조합사업비 변화를 통한 추가분담금 특성에 대해 연구하고자 하였다.
그리고, 본 연구는 사업장에서 실제 추진되고 있는 지역주택조합사업의 사업추진단계별 사업비와 추가분담금 변화 사례를 분석하고, 사업을 추진에 따른 사업비 산출과 추가분담금 변화에 대한 문제점을 전문가 인식을 통해 도출하고, 개선방안을
제시하는 것을 목적으로 하고 있다.
지역주택조합 사업추진에 따른 사업비의 규모는 사업 초기 조합설립 단계에서 사업계획승인인가 단계로 추진되는 동안 큰 폭으로 증가하는 경향이 있다. 이러한 지역주택조합 사업비 변화에 대한 이해와 공감대 부족, 적정성 논란 등으로 인해 조합내 불신이 생기기도 하고, 추가분담금이 발생하는 경우로 이어지고 있다.
이러한 지역주택조합 사업비 변화에 따른 문제점을 개선하기 위하여 본 연구에서는 전국 100여개의 인·허가 공공기관을 대상으로 정보공개요청을 통하여 총 26개지역의 121개 사업장을 일반분석하였다.
또한 추가분담금 특성 연구에 필요한 사업비용 변화에 대한 분석은 7개의 사업장을 대상으로 분석 연구하였으며, 연구의 목적 및 방법은 다음과 같이 설정하였다.
첫째, 지역주택조합 관련 법규와 기존 연구 사례를 검토하여 지역주택조합 사업비의 개념과 구성항목, 추가분담금 등을 파악한다.
둘째, 실제 현장에서 사업을 진행하여 사업계획승인인가가 완료된 구역의 조합설립인가 단계부터 사업계획승인인가 단계의 지역주택조합 추가분담금 자료를 수집한다.
이를 토대로 단계별 지역주택조합 사업비 항목을 비교하여 현행 지역주택조합 추가분담금의 문제를 파악하고, 단계별 지역주택조합 사업비 규모와 변화를 분석하여, 지역주택조합 추가분담금 변화 실태와 문제점을 도출한다.
셋째, 지역, 신축 세대수 규모, 사업 기간 등과 지역주택조합 추가분담금 변화가어떠한 관계가 있는지 실증분석을 통하여 상호관계를 살펴본다.
넷째, 지역주택조합사업에 현재 소속중인 업무대행사 직원, 시공 건설사 직원, 금융종사자 직원, 조합 이사, 부동산신탁 회사 직원 등을 상대로 전문가 그룹 인터뷰(FGI)를 실시하여서 지역주택조합 추가분담금 변화와 이러한 변화에 따른 문제점 등에 대한 인식을 분석하고, 그 결과를 바탕으로 전문가 그룹 토론(FGD)를 통하여 제도개선 방안을 제시한다.
본 연구를 통하여 각 사업 단계마다 조합원에게 제시되고 있는 지역주택조합 사업비가 어떻게 변화되는가에 대한 실태를 파악하고, 이러한 과정에서 문제점이 무엇인지 인식할 수 있는 기초자료가 될 것이다.
또한, 전문가 그룹 인터뷰와 전문가 그룹 토론을 통해 도출된 여러 문제 인식과 제도개선 등을 통하여, 지역주택조합 사업을 추진하는 과정에서 조합원의 알 권리충족과 사업 참여도 및 신뢰도가 향상될 것으로 기대하며, 지역주택조합 사업비용이 더 현실적이고 구체적 합리적으로 산출되어 조합원에게 제공될 수 있을 것으로 기대한다.
이를 통해 도심지 내 원활한 주택공급을 위해 지역주택조합 사업이 더욱 활발히 추진되기 위한 정책을 마련하는데 중요한 자료로 활용될 것으로 기대해 본다.
단, 본 연구에서는 일반적인 분석은 전국 지자체를 통하여 121개 지역주택조합 사업을 분석하였으나, 지역주택조합 사업의 성공 현장이 부족하고, 추가분담금을 분석하기 위하여 필요한 사업비용 자료를 구하는데 대해서는 업무대행사의 비리로 연결될 수 있다는 점에서 업무대행사와 조합장의 비협조로 자료를 구하는데 어려움이 있어, 총 7개 사업장의 사례분석과 통계 분석을 하였기 때문에 사례 수 측면에서 다양한 분석을 하는 데 한계가 있었다.
그러나, 지역주택조합 연구에서 사업비 분석을 통한 추가분담금 문제점을 실증적인 분석을 통하여 개선방안을 도출하려고 하였다는 점에서 본 연구의 의의가 있으며, 향후 깊이 있는 연구를 위해서는 사업비용에 대한 추가 자료를 확보하여 많은
연구 사례를 통하여 좀 더 다양한 통계 분석을 적용하여 지역주택조합사업의 사업 비용을 통한 추가분담금 변화에 대한 연구가 활발하게 이루어졌으면 하는 바람이다.

다국어 초록 (Multilingual Abstract)

Social conflicts over local housing cooperative projects are also increasing as
the number of businesses pushing for local housing cooperatives nationwide
increases. The government is also aware of the seriousness of the problems of
the local housing cooperative and is trying to protect its members by
supplementing the law, but there is still a need to supplement the laws and
systems regarding the local housing cooperative.
Meanwhile, the number of businesses whose apartments are completed by
the method of local housing cooperative projects is increasing nationwide.
However, even if the construction is completed, social conflicts continue as
additional contributions have increased significantly from the time when local
housing associations were recruited, resulting in a number of lawsuits and
disputes between union members, business agents, union members.
Thus, in this paper, we wanted to study the characteristics of additional
contributions through changes in the cost of local housing cooperative projects.
In addition, the purpose of this study is to analyze cases of changes in
project cost and additional contributions of local housing cooperative projects
that are actually being implemented in the workplace, and to draw up
problems related to the calculation of project cost and the change of
additional contributions through expert awareness and to suggest
improvement measures.
The scale of project costs for the promotion of local housing cooperative
projects tends to increase by a large margin during the initial stage of
establishment of the cooperative and the stage of approval of the project
plan. This lack of understanding, consensus, and controversy over the
appropriateness of the local housing cooperative's project cost have led to
distrust within the union and additional contributions.
In order to improve the problems caused by the change in the project cost
of the local housing cooperative, 121 workplaces in 26 regions were generally
analyzed through requests for information disclosure from 100 authorized and
authorized public institutions nationwide.
In addition, the analysis of project cost changes required for the study of
additional contributions characteristics was analyzed and studied at seven
sites, and the purpose and method of the research were set as follows.
First, the concept, items, additional contributions, etc. of the project cost of
the local housing cooperative are identified by reviewing the laws and
existing research cases related to the local housing cooperative.
Second, data on additional contributions from local housing associations are
collected from the approval of the project plan from the approval stage of
the establishment of the cooperative in areas where approval of the project
plan has been completed by conducting the project at the actual site.
Based on this, it is required to compare the project cost items of the local
housing cooperative by stages to identify the problems of the current
additional contributions of the local housing cooperative, analyze the scale and changes of the project cost of the local housing cooperative by stages,
and draw up the changes in the additional contributions of the local housing
cooperative.
Third, interrelationships are examined through empirical analysis to see
how changes in the additional contributions of local housing cooperatives are
related to the area, the size of new households, the duration of the project,
etc.
Fourth, expert group interviews (FGI) are conducted with employees of
business agencies, construction contractors, financial workers, union directors,
and real estate trust companies that are currently affiliated with the local
housing cooperative project to analyze the perception of changes in additional
contributions to local housing cooperatives and the problems caused by such
changes, and based on the results, experts group discussions (FGD) are
proposed to improve the system.
Through this study, it will be a basic data to understand how the project
cost of the local housing cooperative is changing at each stage of the project
and to recognize the problems in this process.
It is also expected that the members' right to know, participation in the
project and reliability will be improved in the process of promoting the local
housing cooperative project through expert group interviews and expert
group discussions, and that local housing cooperative project costs will be
more realistic, concrete and reasonable to be provided to the members.
Through this, it is expected that it will be used as an important data to
prepare policies for the more active implementation of local housing
cooperative projects for the smooth supply of housing in urban areas.
However, in this study, the general analysis analyzed 121 local housing
cooperative projects through local governments nationwide, but there was a
limit to various analyses in terms of case studies because of the lack of
successful sites for local housing cooperative projects and the difficulty in
obtaining data due to non-cooperation between the business agency and the union leaders in obtaining the project cost data necessary for the analysis of
additional contributions.
However, this study is meaningful in that the local housing cooperative
study attempted to derive improvement measures through empirical analysis
of the additional contributions through the project cost analysis. For further
research, we hope that more diverse statistical analysis will be applied to the
project cost by securing additional data on the project cost and actively
researching the changes in the additional contributions through the project
cost of the local housing cooperative project.

목차 (Table of Contents)

• 제1장 서론 ··································································································1
• 제1절 연구의 배경 및 목적 ··················································································1
• 1. 연구의 배경 ········································································································ 1
• 2. 연구의 목적 ········································································································ 3
• 제2절 연구의 범위와 방법 및 구성 ····································································4
• 1. 연구의 범위 ········································································································ 4
• 2. 연구의 방법 ········································································································ 5
• 3. 연구의 구성 ········································································································ 6
• 제2장 지역주택조합사업에 대한 이론적 고찰 ···································· 8
• 제1절 지역주택조합사업 ························································································8
• 1. 사업의 개념 및 유형 ·························································································· 8
• 2. 사업의 추진 절차 및 단계별 주요 업무 ·························································· 11
• 제2절 지역주택조합 법규 및 관련 사업과의 비교 ········································15
• 1. 지역주택조합 관련 법규 ··················································································· 15
• 2. 지역주택조합 관련 법규 변화과정 ··································································· 16
• 3. 지역주택조합과 도시정비사업과의 비교 ·························································· 19
• 제3절 지역주택조합사업의 추가분담금 ····························································21
• 1. 지역주택조합사업의 위험 요소 ······································································ 21
• 2. 지역주택조합사업의 추가분담금 ······································································ 25
• 제4절 선행연구 고찰 ····························································································26
• 1. 지역주택조합에 관한 선행연구 ········································································ 26
• 2. 도시정비사업의 추가분담금 및 사업비 변화 특성에 관한 선행연구 ············· 29
• 3. 선행연구와의 차별성 ························································································ 32
• 제3장 지역주택조합사업의 추진현황 및 추가분담금 사례분석 ················ 33
• 제1절 지역주택조합사업의 추진현황 ································································33
• 1. 전국 추진현황 ··································································································· 33
• 2. 부산시 추진현황 ······························································································· 34
• 제2절 지역주택조합사업의 준공사례 ································································38
• 1. 서울시 ················································································································ 38
• 2. 부산시 ················································································································ 41
• 3. 기타 도시 ·········································································································· 42
• 제3절 지역주택조합사업의 추가분담금 사례분석 ··········································43
• 1. 추가분담금 발생한 사업장 사례분석 ······························································· 43
• 2. 사례분석의 시사점 ···························································································· 50
• 제4장 지역주택조합사업의 추가분담금 변화 특성에 관한 실증분석······························52
• 제1절 실증분석의 개요 ························································································52
• 1. 실증분석의 목적 ······························································································· 52
• 2. 표본설정 및 분석 방법 ····················································································· 53
• 제2절 추가분담금 변화 특성에 관한 실증분석 ··············································55
• 1. 일반적 특성 ······································································································· 55
• 2. 지역주택조합사업의 추가분담금 변화 특성 분석 ··········································· 59
• 제3절 추가분담금 변화 특성에 관한 전문가 인식 분석 ······························69
• 1. 전문가그룹 인터뷰(FGI) ···················································································· 69
• 2. 전문가그룹 토론(FGD) ······················································································ 78
• 제4절 분석결과 및 시사점 ··················································································84
• 1. 분석결과 ············································································································ 84
• 2. 실증분석의 시사점 ···························································································· 87
• 제5장 결론 ································································································90
• 제1절 연구의 요약 ································································································90
• 제2절 향후 과제 ····································································································95
• 참고문헌 ···················································································································· 98
• 부 록 ··················································································································· 101
• Abstract ··················································································································· 116

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