An Analysis on Exaction Mechanism of Urban Land-use Change─With a Case Study of Land Use Change from Industrial into Commercial usage

• Main Authors: Kuo-Chun Liu, 劉國鈞
• Other Authors: none
• Format: Others
• Language: zh-TW
• Published: 2005
• Online Access: http://ndltd.ncl.edu.tw/handle/55537572235510321212

碩士 === 逢甲大學 === 土地管理所 === 93 === Industrial transformation and diversifying usage of industrial districts have blurred the differentiation between industrial and commercial activities and gave rise to more third-grade industry activities. In Taiwan’s past planned land-use system, such industries would often encounter difficulties in locating appropriate land. After “combined industrial and commercial district” emerged as the first business type to adopt “Development Permission” system, many developers followed suit with their land use applications. However, regulations honoring Development Permission system were promulgated one after another. Each stipulates widely different development obligations. More than one regulation could be applied for the same piece of land and same kind of usage. This has resulted in wide gaps among developer’s obligations. Current land use control is divided into two major systems of urban and non-urban land. Regarding exactions, evaluation regulations on non-urban land have been integrated into the “Regulation on Non-urban Land Development” and “Measure on the Collection of Developmental Fee for Non-urban Land.” Regulations on urban land, however, still have not been integrated, thus creating conflicts among different land use change regulations. Development obligations varied depending on the regulation adopted. This has failed to observe the concept of proportionality and left developers confused and thus reluctant to invest. Overall economic development will also be indirectly affected. Therefore, further analyses and appropriate solutions for this self-disagreeing exaction mechanism of land use change as well as the direction for integrating evaluation regulations are still waiting to be provided. In the context of still confusing definitions of development obligations in urban land regulation, this study is premised on the pursuit of an effective exaction mechanism and presents a case study of urban land use change from industrial into commercial usage. By researching the literature of land use change and exaction mechanism and analyzing current system, this study provides in-depth analysis and case comparison on two far-reaching areas of 1) land use change of industrial district and 2) combined industrial and commercial usage of land. Differences in exactions are derived from trial calculation. Based on Analytic Hierarchy Process, questionnaires are issued to experts and supplemented by expert interviews in an attempt to find the direction for possible adjustments in exaction mechanism. This study finds the actuality of different amounts of exaction due to disagreeing standards of land use change. Questionnaire results also indicate that the purpose of exaction is to lower negative external impact resulted from the increase of land development. The provision of exaction is mainly done through transport facilities, but can be substituted by cash or land donation, while cash donation represents greater flexibility in its usage. The calculation of exaction should be based on the extent of land use change and its impact on the environment and infrastructure. It should also be supplemented by formulas and an interface for negotiation and adjusted according to the need of individual project. The overall purpose is to establish a diversified, integrated, and reasonable exaction standard in urban land use change.