도시정비사업의 구역별 비교를 통한 효율성 분석에 관한 연구 : 부산시 금정구를 중심으로 = A study on the efficiency analysis by comparison of urban improvement project : focused on the Geumjeong-gu in Busan

다국어 초록 (Multilingual Abstract)

In the process of industrialization and urbanisation since the 1970s, projects that had been implemented under separate laws, such as redevelopment and reconstruction projects, were enacted in December 2002 to implement the Act on the improvement of urban areas and residential environments from July 2013 as mass-supplied houses became dilapidated and needed to be systematically and efficiently readjusted, and also the Busan Metropolitan Government promoted development by announcing 478 redevelopment, reconstruction, urban environment readjustment and readjustment projects as of September 21, 2005 by establishing a basic plan for urban and residential environment readjustment in order to readjust development projects that were indiscriminately dispersed under the relevant laws.
Busan Metropolitan City supplied 30,661 apartments, including 1,894 units of rental houses, through redevelopment projects in 35 areas as of February 2019 as a result of 15 years since the basic urban/residential environment readjustment plan was established in 2005 and also it has contributed to stabilising the housing market by supplying 28,892 apartments through reconstruction projects in 20 zones, supplying 59,553 units in 55 districts in total, and is currently carrying out maintenance projects at 88 redevelopment sites and 30 reconstruction sites.
Therefore, in this study, in order to analyse the efficiency of urban readjustment projects, the current status and cases of urban readjustment projects in Geumjeong-gu, Busan were analysed after the basic plan for urban and residential environment readjustment in Busan in 2005, and the cases of urban readjustment projects that disbanded the combination and completed the project relatively recently were collected and compared and analysed.
To verify the efficiency of the case site, the effectiveness of the classification as public and social aspects and the national finance contribution, those aspects were analysed. In addition, for empirical analysis of the characteristic factors that affect the development profit of the participants in urban readjustment projects, the participation entities were specified to the public and the characteristic elements that would be independent variables were divided into the zone characteristic elements, the project characteristic components, the project characteristics elements, and the fund management characteristic components, and the correlation between the calculated characteristic factors by project area.
In this study, according to the analysis of the effectiveness of the case site, the results showed that, in terms of public convenience, the readjustment of the national infrastructure, such as roads, parks and green areas, was completed at the cost of the combination, and the government was able to provide free transfers or sell the mixed national land in the readjustment zone. In contrast, the social aspect showed the effects of increasing the number of households in the readjustment zone and the supply of rental housing due to the supply of new housing and new housing in urban areas, which are difficult to develop by building new buildings suitable for use instead of old or defective buildings. In addition, in terms of the contribution of the national finance, the effects of the tax burden and various taxes, the payment of taxes on acquisition and registration arising from registration and ownership transfer, and the amount of capital gains tax and registration tax from the resale and transfer of the right of sale and the sale of national or public property in the readjustment zones were shown.
Moreover, the results of a correlation analysis to determine the degree of relevance between development gains, including the combination of business entities, members, and the characteristic factors that may have a major impact on the public's development profit through the implementation of urban development projects are as follows; there was a correlation with advantage between total development profit/㎡ and floor area ratio, net burden ratio, ratio of small to mid-size flat area, general distribution price/㎡, union cost/ ㎡, construction cost/㎡, project cost/㎡. In terms of the development profit of the construction worker union, there was a correlation with advantage from floor area ratio, net burden ratio, floor space ratio of general distribution houses, floor space ratio of small and medium size flat areas, general distribution price/㎡, rental housing sales amount/㎡, business cost/ ㎡. Furthermore, regarding of the public development profit, there was a correlation with advantage from Pre-business housing site area ratio, net burden ratio, small and medium-sized area ratio, general distribution price/ ㎡, member price/㎡, national and public land purchase valuation/㎡, construction cost/㎡.
Therefore, it is hoped that the data of this study will be utilised to improve the efficiency of urban readjustment projects nationwide and lead to further research.

국문 초록 (Abstract)

1970년대 이후 산업화·도시화 과정에서 대량 공급된 주택들이 노후화되어 이들을 체계적이고 효율적으로 정비할 필요성이 제기됨에 따라 재개발·재건축사업 등 각각 개별적인 법률로 시행되던 사업을 통합하여 2002년 12월 「도시및주거환경정비법」 을 제정하여 2013년 7월부터 시행하게 되었고, 부산광역시에서는 관련 법률을 시행 함에 따라 무분별하게 난립되어 있는 개발사업을 정비하기 위하여 도시·주거환경정 비기본계획을 수립하여 2005년 9월 21일 자로 478개의 재개발·재건축·도시환경정비· 주거환경정비사업 예정구역을 고시하여 개발을 유도하였다.
부산광역시에서는 2005년 도시·주거환경정비 기본계획 수립 이후 약 15년간 도시 정비사업 진행 결과 2019년 2월 말 기준 35개 구역의 재개발사업을 통하여 임대주택 1,894세대 포함 30,661세대의 공동주택을 공급하였고 20개 구역의 재건축사업을 통하 여 28,892세대의 공동주택을 공급하여 총 55개 구역에서 59,553세대를 공급하는 등 주택시장 안정화에 기여하였으며, 현재 88개 구역의 재개발 현장과 30개 구역의 재 건축 현장에서 정비사업을 추진하고 있다.
이에 본 연구에서는 도시정비사업의 효율성 분석을 위하여 2005년 부산시 도시·주거환경정비 기본계획 이후 진행된 부산광역시 금정구의 도시정비사업 현황 및 사례를 분석하고 비교적 최근에 조합을 해산하고 사업을 완료한 도시정비사업의 사례를 수집하여 비교·분석하였다.
본 연구에서는 사례 현장의 효율성을 실증분석하기 위하여 공공성 측면과 사회성 측면, 국가재정 기여성 측면으로 분류하여 나타난 효과성을 실증분석 하였다. 또한 도시정비사업 참여주체의 개발이익에 영향을 주는 특성요소를 실증적으로 분석하기 위하여 참여주체를 조합 및 조합원, 공공으로 특정하고 독립변수가 될 특성요소를 구역 특성요소, 사업 특성요소, 사업성 특성요소, 자금운용 특성요소로 구분하여 사업 구역별로 정량적으로 산출하여 비교 분석해보고 산출된 특성요소의 상관관계를 알아보기 위하여 상관분석을 하였다.
사례현장의 효과성을 분석한 결과 공공성 측면에서는 도로, 공원, 녹지 등 정비기
반시설을 조합의 비용으로 건설하여 국가에 기부체납 함으로써 무질서하게 혼재되 어 있는 기반시설을 정비함과 동시에 정비구역 내 혼재되어 있는 국·공유지를 무상 양도 또는 매각하는 방식으로 정리하여 관리상 편의성 등의 효과성이 나타났다. 사 회성 측면에서는 기존의 노후·불량 건축물 대신에 용도에 적합한 건축물을 신축함으로써 개발하기 어려운 도심지 내 신규주택 공급 및 신규주택 공급으로 인한 정비구 역 내 세대수 증가, 임대주택 공급 등의 효과성이 나타났다. 또한 국가재정 기여성 측면에서는 도시정비사업을 추진하면서 발생하는 세금성 부담금 및 각종 제세금, 보 존등기 및 소유권 이전등기로 인한 취·등록세 납부, 분양권 전매 및 입주 후 매매로 인한 양도소득세 및 취·등록세, 정비구역 내 국·공유지 매각 금액 등의 효과성이 나타났다.
또한 도시개발사업 시행으로 사업의 주체인 조합, 조합원, 공공의 개발이익에 주된 영향을 미칠 수 있는 특성요소에 대한 개발이익 간의 관련성 정도를 파악하기 위하여 상관분석을 실시한 결과 총 개발이익/㎡은 용적율, 순부담률, 중소형평형 연 면적 비율, 일반분양가/㎡, 조합원분양가/㎡, 공사비/㎡, 사업비/㎡에서 높은 정(+) 의 상관관계가 있었으며, 분양조합원의 개발이익/㎡은 용적율, 순부담률, 일반분양주 택 연면적 비율, 중소형평형 연면적 비율, 일반분양가/㎡, 임대주택매각액/㎡, 사업 비/㎡에서 높은 정(+)의 상관관계가 나타났다. 또한 공공의 개발이익/㎡은 사업 전 택지 면적 비율, 순부담률, 중소형평형 면적 비율, 일반분양가/㎡, 조합원 분양가/㎡, 국·공유지 매입 평가액/㎡, 공사비/㎡에서 높은 정(+)의 상관관계가 나타났다.
따라서 본 연구의 자료가 전국적으로 진행되고 있는 도시정비사업의 효율성이 발 전적 방향으로 개선될 수 있도록 활용되어지며 추가적인 연구로 이어지길 기대한다.

목차 (Table of Contents)

• 제1장 서론 ····································································································1
• 제1절 연구의 배경 및 목적························································································1
• 1. 연구의 배경········································································································1
• 2. 연구의 목적········································································································2
• 제2절 연구의 범위 및 방법························································································3
• 1. 연구의 범위········································································································3
• 2. 연구의 방법과 구성····························································································3
• 제2장 도시정비사업의 이론적 고찰 ·····························································6
• 제1절 도시정비사업의 정의 및 주요 내용································································6
• 1. 도시정비사업의 정의 및 분류············································································6
• 2. 도시정비사업의 필요성······················································································8
• 3. 도시정비사업의 시행자 및 시행방법·································································9
• 제2절 도시정비사업의 법적근거 및 연혁································································12
• 1. 도시정비사업의 법적근거·················································································12
• 2. 도시정비사업의 연혁························································································13
• 제3절 도시정비사업의 추진절차 및 단계별 주요 업무··········································21
• 1. 도시정비사업의 추진절차·················································································21
• 2. 도시정비사업의 추진단계별 주요 업무···························································23
• 제4절 선행연구 고찰·································································································27
• 1. 도시정비사업에 관한 선행연구········································································27
• 2. 부동산 정책의 효과성 분석에 관한 선행 연구···············································29
• 3. 선행연구와의 차별성························································································31
• 제3장 부산시 금정구 도시정비사업 현황 및 사례분석····························32
• 제1절 부산시 금정구 도시정비사업의 추진현황·····················································32
• 1. 재개발사업 추진현황························································································32
• 2. 재건축사업 추진현황························································································34
• 3. 재개발·재건축 외 정비사업 추진현황······························································35
• 제2절 부산시 금정구 도시정비사업 완공사례·························································35
• 1. 장전1-2구역 주택재개발사업············································································36
• 2. 구서2구역 주택재건축사업···············································································39
• 3. 장전3구역 주택재개발사업···············································································42
• 제4장 도시정비사업 완공사례 비교를 통한 효율성 실증분석 ·················45
• 제1절 실증분석의 개요·····························································································45
• 1. 개요···················································································································45
• 2. 분석방법············································································································46
• 제2절 실증분석··········································································································49
• 1. 효과성 실증분석·······························································································49
• 2. 비교분석에 의한 실증분석···············································································55
• 제3절 실증분석 결과 및 시사점···············································································64
• 1. 실증분석 결과···································································································64
• 2. 시사점················································································································67
• 제5장 결론 ···································································································69
• 1. 연구의 요약·······································································································69
• 2. 향후 과제··········································································································70
• 참고문헌····················································································································71
• Abstract ·····················································································································73