[研究]聯合開發權益分配與權利變換之研究

聯合開發-權益分配與權利變換之研究 1992.10
Joint Development: Research on distribution of rights and exchange of development powers

委託單位:台北市政府捷運工程局/
計畫主持人:華昌宜/專案負責人:高樹仁/顧問:許坤榮/研究人員:黃永法, 范江華, 靳燕玲
Client: Department of Rapid Transit Systems/Project Principal: Chang-l Hua/Project Manager: Shu-Jen Kao/Consultant: Kun-jung Hsu/Planners: Yun-fa Huang, Chiang-hua Fan, Yen-ling Chin

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聯合開發是公私合作進行不動產開發。由於開發對民間投資人而言是以獲利為目標,因此聯合開發的權益分配在整個開發執行過程中居關鍵性地位。本研究之目的即在於對捷運場站聯合開發應如何進行權益分配,以及對權益分配中,若必須分割樓地板應如何進行提出建議。

參考國外案例並學習協議分配應如何進行後,發現目前聯合開發的推動在權益分配的方式上各方無法達成共識,造成執行上的困難,其原因有:
一、政府涉及聯合開發之單位眾多而事權不一。
二、捷運局對個案目標及策略不清楚,且不能「因站制宜」。且對於權益分配之認識太窄,將注意力集中在樓地板的分配,而不能有效的化解爭議。

本研究發現要解決上述困難,必須從:(一)聯合開發程序的改進、(二)組織重新檢討及(三)調整聯合開發執行的角色等三方面著手。

木案主要結論與建議如下:
一、關於聯合開發程序,本研究建議增加聯合開發計畫說明君之擬定,以提供必要之資訊,其中並增加執行的策略計畫。以財務易行性分析及場站的開發背景而擬出不同的開發過程。並盡可能使投資人及早加入聯合開發權益分配。
二、關於現行機關的檢討,本研究建議以「負責開發完成營運成敗責任」之單位統籌整個開發工作之進行。
三、關於執行的角色,則建議鼓勵地主自組有效決策團體,鼓勵投資人提出方案參與競爭,政府部門僅需負審核及技術輔導之責。

本案並針對權益分配的方式提出建議,並對樓地板分配應如何進行做了詳細而實際的示範。

Joint Development is a program to allow public/private partnership in development.

For the private sector, since the goal is profit, therefore the distribution of rights is of primary concern. This research is focused on the issue of a joint development for a rapid transit station where the just and equitable distribution of developed floor area is in question.

There are two main reasons why this question remain unresolved:
1. There are numerous development entities, each with its own agents.
2. Goals and objectives of each development project are not clear, leading to an unnecessary narrow emphasis on the issue of floor areas.

In order to resolve this issue, this project attempted to review the joint development process, its organization, and its implementation.

Conclusions of this study include:
1. Regarding process, we recommend that a specific report on development goals and objectives be published at the beginning of a project.
2. In terms of organization, we recommend that the agency responsible for the successful operation of the project be the lead agency for the joint development.
3. In terms of implementation, we recommend that development entities be fully engaged in the joint development process.

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