| 摘要註: |
近年來，行政院在2006年啟動了2015年經濟發展願景，希望建立一個繁榮、公義、永續的美麗台灣。計畫內提到：臺灣地區都市發展已逾百年，且面臨人口成長率逐年下降的趨勢，都市發展的方向，實有必要由原先的擴張發展調整為都市再發展，藉由推動都市窳陋地區之再發展，引導民間挹注更新市場。一般都市中窳陋地區通常為早期經濟發展重鎮，亦是市中心區，而台灣市中心又一直是都市中最精華的地段，即使是舊市中心，地價一直以來也都是以「地王」的姿態展現，高昂的租金與房價，是一般中低階層無法消費得起的，也使得商業行為與大型建設紛紛往郊區發展，舊市中心即面臨都市競爭力衰退，致商業強度逐漸流失，相對的地區營利額度下降、投資減少，雖然投入公共設施等基礎建設，期望地區經濟復甦，但營業額下降卻是不爭事實，相對使得相關投資者因資本額增加，而可能減少投資意願，因此當政府的規劃朝向建立新地區或郊區發展時，會增加投資意願；而在舊市中心雖然陸續投入發展計劃，亦可能會因地價影響其遷移意願，隨著都市逐漸的擴張，在有限的都市發展空間下將面臨許多土地使用問題，例如舊市中心土地及空屋的閒置。近年來政府一直致力於鹽埕區舊市中心再發展的計畫，但是現況未見其發展資源挹注之復甦景象，地價是否影響鹽埕區的商業行為等，則地價課題應被檢視。當鹽埕區機能活絡時，土地才能有效利用及避免衰頹，減少人口外移及都市擴張造成政府的財政負擔，故地價影響其鹽埕區再發展的程度，實為值得重視的問題。 本研究藉由文獻及二手資料蒐集，瞭解都市再發展之目標，分析鹽埕區再發展與地價現況，了解相關產業發展、土地開發及租賃與地價關係，蒐集相關文獻，作為鹽埕區再發展地價問題之參考依據，蒐集內容有關都市再發展、地價相關文獻與二手資料，作為擬定專家問卷之參考基礎，採用修正式德爾菲法(Modified Delphi Method)為專家問卷調查方法，進一步研擬地價變動對策，經由二回專家問卷調查，二回專家問卷分析結果後，以達成研究預期之目標。 以研究結果得知，鹽埕區地價問題對其再發展影響重要程度分別為：第一為「產業發展」方面，第二為「土地開發利用發展」方面，第三為「租賃意願」方面。以上結果期望對促進鹽埕區再發展有新的認知，讓鹽埕區得以再復甦，資源得以注入新活力，進而將人群吸引回到舊市中心從事工作、居住、消費及娛樂等活動，鹽埕區衰頹沒落之問題得以解決。 In recent years, Executive Yuan has started a economic development wish of year 2015 in the year of 2006. It hoped to establish a prosperous, public loyal, everlasting and beautiful Taiwan. In the plan, it has mentioned that the urban development of Taiwan has already been continued for more than 100 years and it has faced the trend of population growth rate goes down year by year. The direction of urban development needs to be adjusted from the original expanded development into urban redevelopment and let people ladle out and into new markets by getting redevelopment of humble areas moving. The humble areas of a city usually are the key positions of economic developments in the early periods and also are the downtown areas. Also, the downtown areas in Taiwan have always been the essential sections, even in the old downtown areas, the land price has been appeared by the attitude of “Land King.” With its high rental and room price, it is impossible for people who are at mid-low level to afford. This also makes the business behaviors and large constructions move to suburbs and the old downtown areas are facing the problems of recession of urban competitive strength, business strength has been run off gradually, the drop of relative regional business volumn, and the decrease of investments. Though basic constructions such as pulic facilities have been put it, and the recovery of regional economics has been expected, the drop of business volumn is an undoubted fact. Relatively, this also makes the related investors reduce their investing desires due to the increase of capital value. Thus, the investing desires will be increased if the government tries to fulfill the plans of building new areas or starting suburban developments. On the other hand, even though the developmental plans have been put in the old downtown areas, the land price might affect their migrating desires. With the gradual expansion of urban, many land using problems will be faced under the limited urban developmental space, such as leaving those lands and empty houses of old downtown unused. Our government has been devoted to the redevelopment plan of Yan Cheng old downtown District recently, but the current situation does not show the expected recovery scene from its developmental resources. The issue of land price should be viewed whether it affects the business behaviors of Yan Cheng Destrict. When the function of Yan Cheng District has been revitalized, land can be used effectively and avoid weakness and degeneration. In other words, it will also help to decrease the population migration and urban expansion which would cause the financial burden to our government. Therefore, the land influence of Yan Cheng District and its redevelopment level should be a respected issue. This study has tried to understand the goal of urban redevelopment, and analyzed the situstions of redevelopment and land price of Yan Cheng District by studying the documents and collecting the second hand data in order to understand the relationship of land price between the industrial developments, land exploitation and rental. Colleting related documents and make it a reference basis for land price problems of Yan Cheng District redevelopment. The collecting contents are about urban redevelopment, related document of land price and second hand data as the reference basis of drawing up professional questionnaire. This study has adopted the Modified Delphi Method as an investigating method of professional questionnaire, and tried to draw up the further strategies of land price changes. The expected goal will be reached by investigating the professional questionnaire for two rounds and analyzing results of it for two rounds. The study result shows that the redevelopmental influences of Yan Cheng land price problem can be divided into the following levels; first, the industrial development, second, the land exploitation and third, the rental and release. The result above will expect the new perception of redevelopment of Yan Cheng District and let economics of Yan Cheng District be recovered. The resources can be put into new life and attract people back to its old downtown area to work, live, consume and also are engaged in the activities of entertainment. Thus, the problem of recession and degeneration of Yan Cheng District will be solved. |