| 摘要: | 隨著時代的演進，都市內的產業型態亦不斷的在改變，而產業外移後，土地所有權人為尋求土地最大最有效利用，向政府提出土地使用分區變更，其中又以工業區變更為住宅區及商業區為大宗；但土地使用強度變高，便會增加周邊公共設施及交通的負擔，而申請人的變更利得，政府要如何課以回饋，方能符合符合公平正義、達到地利共享的目標？乃是本研究的動機及目的。
本研究透過文獻及法令分析、新北市都市計畫工業區變更案例分析，並深度訪談了12位產、官、學界及都市計畫委員，彙整出具共識的幾點結論：一、不動產估價技術及公開透明的土地開發財務計畫是討論回饋的基礎。二、儘量以土地、興建後建物之樓地板或代金等實質回饋。三、工變案的回饋標準應因地制宜，可由中央訂回饋原則，地方政府依自擬的產業發展政策及各都市計畫區(或行政區)發展程度劃分回饋比例及等級。四、為避免工業區土地變更浮濫，並兼顧產業土地供需與儲備，建議後續由地方政府成立媒合平台，在申請變更前之土地必須強制先放到該平台媒合是否有適當買家。五、工業區變更是否須訂最小申請規模，建議由各地方政府參酌當地產業及都市發展政策來決定。
With the evolution of the times, the industrial pattern in the city is also constantly changing. After the industry has moved out, the land owner has proposed to the government to change the land use zoning in order to seek the maximum and most efficient use of the land. Districts and commercial districts are bulky; however, the higher intensity of land use will increase the burden on surrounding public facilities and traffic, and the applicant’s change gains, how should the government give feedback, in order to comply with fairness and justice and achieve land sharing Target? This is the motivation and purpose of this study.
Through the analysis of documents and laws, the case analysis of the change of the New Taipei City Urban Planning Industrial Zone, and in-depth interviews with 12 real estate, government, academia and urban planning committee members, this research has compiled several consensus conclusions: 1. Real estate valuation technology and An open and transparent financial plan for land development is the basis for discussions on feedback. 2. As far as possible, use the land, the floor of the building after the construction, or the cash in exchange for real returns. 3. The feedback standard for the industrial change case should be adapted to local conditions. The central government can set the feedback principle. The local government divides the feedback ratio and grade according to the industrial development policy and the development level of each urban planning area (or administrative area). 4. In order to avoid excessive land changes in industrial areas, and take into account the supply, demand and reserve of industrial land, it is recommended that the local government establish a matching platform in the future. Before applying for a change, the land must be placed on the platform for matching to see if there are suitable buyers. 5. Whether a minimum application scale is required for the modification of an industrial zone is suggested to be decided by each local government in consideration of local industrial and urban development policies. |
