The Research of Land Replotting Integrating with Subdivision Regulation - A Case Study of Jiu-Fen-Zi Readjustment Area in Tainan

• Main Authors: Ya-Ting Yang, 楊雅婷
• Other Authors: Horng-Chang Hsieh
• Format: Others
• Language: zh-TW
• Published: 2009
• Online Access: http://ndltd.ncl.edu.tw/handle/05832070265592010644

碩士 === 國立成功大學 === 都市計劃學系碩博士班 === 97 === The land-use management of Taiwan is based on the Urban Planning Act. The Urban Planning Act delimits the content and function of various land-use definitely. Land Replotting is one of the tools to put urban planning into practice from “Public and private could receive advantage”. By replotting the urban fragmentary land,government can obtain land for public facilities without paying, and accelerate development of pubic constructs.Through replotting of fragmentary land, the owner of land can obtain complete or buildable land. The value and price of land also can increase. As this view, the purpose of Land Replotting is that price for public facilities share out between the owner’s proportion, accelerate urban development,and increase the economic value of urban land. Thus Land Replotting is an ideal tool to development of urban construct ,especially in the situation of the increasingly price of urban land, and difficult to obtain the land for public facilities. That can show the advantage of Land Replotting even more. There is over seventy years from the period of ruling by Japan in Taiwan. The measure of executing planning of replotting area takes “production land” as the goal ,and restricted in the goal of achieving “the structural land purpose” . The Land administration use the same process to plot roads and lands. This way can change the land to use ,it doesn’t consider the comprehensive characteristic, land subdivision, and the content of urban developmnet. For this reason, It can’t mold urban image, achieve urban construct development, and increase the value of land. In the modern city of 20th center, in the situation that the exploited of lands in cities has already improved and saturated gradually, city land replotting area will not face to produce building lot and the sufficient allotting of land for public in the future, it will be back to the texture of urban design: To mold characteristic environment and providethe city environment that suit people living, and consider the effective use after land allotting to promote the development of city land and improve the value of economics. No matter if land replotting is the effective tool in urban development in future, the goal of land replotting should change from producing building lot to a tool of molding characteristic environment, and it can work in coordination with urban planning. By this opinion, land replotting can consider whole urban image and place characteristic. After research discovered: The reason of the land replotting area which don’t model the vision of urban planning in Taiwan is the vision drafted by urban planning or overall review lacking control mechinism as a standard for the land administration unit to plot cadastel. In the process of development of land replotting area, the stratum between urban planning and land administration, and they can’t coordinate. For the result that the development of land replotting area were not expecting. About the ordinance, it emphasize that processof work,regulations, constraint,and land share. The land replotting process and regulations are not refer to connected contents about molding the whole environment, therefore, The land replotting and urban planning quit partnership, and can’t be a mechanism to encourage the development of city and mold characteristic environment. The next, the mechanism of urban planning only restrict urban land-use in Taiwan.It implemented urban design review system in 1980, but not practiced the contentof urban design. Therefore, the method and regulation are not only plotting land-use of all kind of urban lands but combining the environment feature , establishing control measure to provide the developmental aspect in planning area , controling growth in force.Subdivision ordinance is the effective tool to reach urban design vision. Subdivision ordinance is a mechanism to reach urban design vision and provide appropriate building lots.In USA, it used “subdivision ordinance” and “subdivision review” to control site subdivide. Through the review about Jiu-fen-zi readjustment area, the replotting area can draw up the land subdivision contents in lan-use control and urban design review, it can be the framework to replot urban land to control the development of physical environment and building type. In the developing system in new town, therefore, for the subdivision proposal can more fit in with the expecting of urban design vision , it should be combine subdivide review with urban design review, and it can avoid the situation that land-use contain can’t match with development control contain in new town.