미국의 수변(Waterfront) 개발에 관련된 방법과 제도의 고찰 = A Consideration of Methods and Systems related to Waterfront Development in the United States

다국어 초록 (Multilingual Abstract)

The waterfront area of Korea has been developed spontaneously, but to the present day, it has been developed by the government lead under the national policy such as rich country and industrial development. Naturally, development has been carried out until today according to the legal system. Therefore, it was a separate space from the creation of private housing functions. In other words, instead of assuring that citizen life enjoys the good environment of the waterfront in the city, the government has arbitrarily set the function during the urban planning and led the planned development. Now it can be said that it is appropriate time to find the place of waterfront development.
Waterfront areas have very different characteristics depending on the area they are located in and the water areas connected to them, so a different approach is needed to manage it efficiently. First of all, it is effective to manage urban waterside space directly in Urban Planning Act rather than delegating to each local government ordinance. I would like to examine the case of foreign countries in order to examine the legislative system for the use of waterside space in order to locate the waterside space (the land area near the water area) as a legal system in the city composition. The purpose of this study is to examine legal aspects of the methods and systems related to U.S. waterfront development in terms of development management system, zoning for land use area and district system, land acquisition, and incentives for private developers.
In this study, waterfront management committee, quasi-public development corporation (nonprofit company), third sector development company, bureau of port, private developer were considered as management system for waterfront development. The following sections reviewed the zoning of land areas for waterfront use and the types of areas for setting up the zoning plan. Then, I surveyed how to acquire land for waterfront development. Specifically, I report original acquisition of land, leaseback, counter leaseback, land write down (book value depreciation), environmental preservation rights, land bank (holding pre-acquisition), and land exchange. This study also discussed the benefits of local taxation for private developers, the establishment of special taxation zones, financial incentives for increasing tax revenue, and incentive schemes such as streamlining regulations and major urban planning systems for waterfront development.

국문 초록 (Abstract)

우리나라의 수변(waterfront)지역은 역사적으로 자연발생적인 발전이 이루어져 왔으나 현대에 이르러 부국강병과 산업개발 등의 국가정책 아래 국가 주도의 계획적인 도시개발이 이루어져 왔다. 당연히 법 제도에 따라 오늘까지 개발이 전개되어 왔다. 따라서 민간의 주거기능의 조성과는 동떨어진 공간이었다. 즉, 도시에서 수변의 좋은 환경을 시민 생활자가 누리는 것이 담보되는 대신 도시계획 중에 정부가 임의로 기능을 정해서 계획적 발전을 주도해 왔다. 이제 수변 개발의 제자리 찾기가 필요한 시점이 되었다고 할 수 있다.
수변(waterfront)지역은 그것이 위치하는 지역과 연결된 수역(水域)에 따라 매우 다른 각각의 특성을 지니고 있으므로 이를 효율적으로 관리하기 위해서는 서로 상이한 접근방법이 필요하다. 도시 수변공간의 개발 및 개선방안을 모색한 바 우선 도시 수변공간의 관리는 각 지방자치단체 조례에 위임하기 보다는 도시계획법에서 직접 다루는 것이 효과적이다. 도시 조성에 수변공간(수역 및 그 근방의 육지영역)을 법제로서 자리 찾기 위한 방안을 수변공간 이용에 관한 법제의 고찰을 위해 외국의 사례를 검토해 보고자 한다. 이를 위해 본 연구에서는 미국의 수변(waterfront) 개발에 관련된 방법과 제도에 대해서 개발 관리체제, 용도지역 및 지구제도, 용지취득, 민간개발업자에 대한 인센티브의 측면에서 법적 고찰을 하고자 한다.
본 연구에서는 수변개발을 위한 관리 체제로서 워터프런트 관리위원회, 준 공공 개발공사(비영리 회사), 제3섹터 개발회사, 항만국, 민간개발 업체 등을 우선 검토하였다. 다음은 수변의 용도지역 및 지구계획의 설정에 관한 종류별 용도지역을 검토하였다. 이어서 수변개발을 위한 용지의 취득방식에 대해 조사하였다. 구체적으로 원시취득, 리스 백, 반대 리스 백, 토지의 라이트다운(장부가격 절하), 환경 보전권, 토지은행(선행취득 보유), 토지교환 등을 보고한다. 또한 본 연구는 민간 개발자에 대한 지방세의 혜택, 특별과세 지구설정, 세수 증가에 따른 재원 수당, 규제의 간소화 등 인센티브 제도 및 수변개발에 적용되는 주요 도시계획 제도 등에 대해서도 논의하였다.

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