토지와 사랑에 빠지기

휴가때 읽고 싶은 책_도시에 대한 무겁지만 가벼운 회고..

2009-07-17T10:37:33Z

[정치/사회] 인간의 도시

존 쇼트 지음 | 백영기 옮김 | 한울 | 2000년 12월

도시와 인간: 중세부터 현대까지 서양도시문화사 - 중세부터 현대까지 서양도시문화사 [양장본]

저자 마크 기로워드 | 역자 민유기 | 출판사 책과함께

도시 공간 생활세계 - 계급과 국가 권력의 텍스트 해석 한울공간환경시리즈 10

저자 김왕배 | 출판사 한울

공간과 비판사회이론

저자 에드워드 소자 | 역자 이무용 외 | 출판사 시각과언어

매혹의 도시 맑스주의를 만나다

저자 앤디 메리필드 | 역자 남청수 | 출판사 이후

[역사] The City in History [ Paperback ]

Mumford, Lewis 지음 | Houghton Mifflin Harcourt | 1968년 06월

도시.

인간이 만든 걸작품이지만, 도시에 의해 만들어져가는 인간들의 모습은 그리 걸작스럽지 않다..

그런 인간들이 만들어가고 있는 미래의 도시들도 기대보단 우려가 앞선다..

잠시 뒤를 돌아보며..우리앞에 닥쳐올 미래 도시의 바른 상에 대해서 고민해 볼 수 있었으면...

tag : 도시담론, 휴가때 읽을만한 책

Asset Based Community Development

2009-06-10T17:55:07Z

Asset-Based Community Development

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The Asset-Based Community Development (ABCD) is a methodology that seeks to uncover and highlight the strengths within communities as a means for sustainable development. The basic tenet is that a capacities-focused approach is more likely to empower the community and therefore mobilize citizens to create positive and meaningful change from within. Instead of focusing on a community's needs, deficiencies and problems, the ABCD approach helps them become stronger and more self-reliant by discovering, mapping and mobilizing all their local assets. Few people realize how many assets any community has:

the skills of its citizens, from youth to disabled people, from thriving professionals to starving artists;
the dedication of its citizens associations — churches, culture groups, clubs, neighborhood associations
the resources of its formal institutions — businesses, schools, libraries, community colleges, hospitals, parks, social service agencies.

By the late 1990s, communities around the country were mapping and using these resources in imaginative ways, bringing them out of the closet and into creative synergy with each other, with dramatic results. Asset-based community development has provided leaders and institutions in all sectors with an approach that is relatively cheap, effective and empowering, that avoids paternalism and dependence — an approach that can be supported by all parts of the political spectrum and initiated at any level of civic life.

자산기반 지역개발은 지속가능한 개발을 위한 수단으로 지역에 내재되어있는 강점과 가치있는 것을 발굴하기위한 방법론이다.

안을 들여다보면, 역량에 기반을 둔 접근을 통해 안에서부터의 의미있고 긍정적인 변화를 만들어 냄으로써 시민을 변화시키고 지역을 더욱 튼실하게하려는 것이다. 이는 그동안의 지역이 당면한 문제, 부족한 부분, 시급한 것들의 해결에만 집중한 것과는 다른 접근이다.

ABCD 방법론은 지역의 자산을 발견하고, 매핑하고, 변화시키는것에 의해 지역을 더 강하고 독립적으로 만들어준다.

사람들은 그들의 지역이 얼마나 많은 자산을 가지고 있었는지를 깨닫는다.

Employer Provided Housing Finance

2009-06-10T13:12:22Z

Employer Provided Housing Finance
The widespread proliferation of slums affecting many developing country cities is not a new phenomenon in economic
and social history. The late 19th and early 20th century saw great social change in the U.K. and Continental Europe
caused by unbearable living conditions, especially among the industrial workforce. Guenter Karl, a UN-HABITAT
expert, and Margaret Guchuru, a lecturer at the University of Nairobi, say a major factor that contributed to the
better housing conditions for workers at the time was the key role played by employers to finance housing for the
employees.
Employer-provided housing played a major role in accommodating the work force located in European cities as
a result of the industrial revolution. It was aimed at improving the productivity of employees because employers
realized that well housed employees were healthier, better rested and more disciplined – all of which enhanced
labour productivity.
Employers also provided housing that was predominantly rental, hence, rent was deducted from salaries. The
availability of land close to factories was an added opportunity for workers to live nearby. In addition, some
governments provided increased fiscal incentives by allowing high rates of depreciation on housing investments
which made housing production even more attractive and profitable to companies.
In the post-war period, companies provided low-interest, long-term housing loans for workers to buy or build their
own homes, or to buy the homes they were renting, an approach often referred to as employer-assisted housing.
Governments in Western Europe also invented a whole range of housing policies focusing on income tax relief for
prospective home owners, for housing cooperatives, and subsidies for developers of social housing. Although these
policies seem to have responded to the housing crisis in Western Europe since the mid 1970s, their success was
also a function of increased incomes.
In the United States, employer-assisted housing became a well-known practice at the beginning of the 1990s
when relatively high economic growth in some regions resulted in a shortage of labor owing to a general shortage
of housing combined with high housing costs. Employers decided to provide assistance to their employees by
helping homeowners with down-payments and closing costs, etc. Employers also partnered with housing finance
companies as guarantors which essentially reduced mortgage costs. For renters, support was provided in the form
of initial deposits or a monthly fixed contribution towards rent payment
Efforts towards employer-assisted housing resulted in the Housing America’s Workforce Act 2005. The bill provides
incentives to increase private sector investment in housing through tax credits to employers who contributed towards
employee’s home purchase, as well as rental assistance. Housing assistance is also regarded as a non-taxable
benefit, similar to health, dental and life insurance.
In developing countries, housing finance is severely constrained because of prevailing or perceived high default
risk. These risks limit lending to high-income groups and also increase mortgage costs considerably. With financial
liberalization, housing finance institutions are increasingly resorting to the employer-employee contractual
For further information, please contact: Mr. Sharad Shankardass, Spokesperson, Ms. Zahra Hassan, Press & Media Liaison, Press &
Media Relations Unit, Tel: (254 20) 7623153/7623151/7623136, Fax: (254 20) 7624060, E-mail: habitat.press@unhabitat.org,
Website: www.unhabitat.org

tag : affordable housing, Employer Provided Housing Finance

Smart communities

2009-06-05T15:39:08Z

Smart Communities
How Citizens and Local Leaders Can Use Strategic Thinking to Build a Brighter Future

Morse, Suzanne W. 지음 | John Wiley & Sons Inc 펴냄

각종 살기좋은 OO만들기가 만연한 요즈음.

갈수록.. 돈으로 치장하는데에만 신경쓰는거 아닌지 하는 걱정이 든다.

삶의 질을 고민하고, 공동체가 빈곤해지지 않도록 흡입력있고 살고싶어하는 사람들이 많아지는 공동체는 무엇인지를

고민하게하는 책이다.... 읽어봐야하는데.. 이런건 번역도 좋아~~ 해볼까..

tag : smart communities, suzzanne w morse, quality of life

북한 토지개혁

2009-06-05T10:29:09Z

[건국60주년] 북한에선 전국 규모 토지개혁 26일 만에 마무리 [중앙일보]

해방 직후 북한에서 시행된 토지개혁은 사회주의 개혁의 시작이자 가장 큰 사회 변혁의 바람으로 꼽힌다. 또한 좌파와 우파의 세력 다툼으로 복잡했던 정세 속에서 소련 군정과 북조선임시인민위원회(위원장 김일성)가 대중적 기반을 확립하는 데 결정적으로 기여한 정책이기도 했다. 월북 작가 이기영은 소설 ‘개벽’에서 “정말 눈에 안 보이는 개벽을 해서 하룻밤 사이에 이 세상을 뒤집어 엎었다”고 토지개혁으로 변화된 상황을 묘사했다.

토지개혁은 전국적인 규모로 진행됐지만 불과 26일 만에 마무리됐다. 농민들의 전폭적인 지지가 있었기에 가능했던 일이다.

북조선임시인민위원회는 1946년 3월 5일 ‘토지개혁 실시에 대한 법령’을 공포하고 5정보 이상의 토지를 몰수하고 농민들에게 무상으로 나눠줬다. 토지개혁법령 1조는 “일본인 토지 소유와 조선 지주들의 토지 소유 및 소작제를 철폐하고 토지이용권은 경작하는 자에게 있다. 북조선에서의 농업제도는 지주에게 예속되지 않는 농민의 개인 소유인 농민경리에 의거한다”고 규정했다.

당시 북한에선 총농가의 4%에 해당하는 지주들이 총경지면적의 58.2%를 차지하고 있어 농민 대부분은 빈농이거나 소작농이었다. 토지개혁으로 46년 3월 5일 이후 정부로부터 분배받은 토지에서 나온 농산물은 자신들이 처분할 수 있게 됐다. 대신 수확량의 25%를 현물로 국가에 납부했다. 토지의 비옥도를 고려하지 않고 일률적으로 세금을 부과한 데 대해서는 일부 불만도 있었으나 대부분의 농민은 소작농에서 벗어났다는 점에서 만족감을 표시했고 김일성 정권 수립에 지지세력으로 바뀌었다.

토지개혁 직후 북한 지역을 돌아본 미국인 여기자 안나 루이스 스트롱은 “토지 소유가 북한 농민들을 새로운 정권의 강고한 지지세력으로 만들었다”고 결론지었다.

대지주들의 반발도 만만치 않았다. 김책·안길 등 김일성 위원장의 최측근들로 구성된 태스크포스 팀이 극비리에 추진한 것도 지주들의 반발을 염두에 뒀기 때문이다. 토지개혁 과정에서 지주들의 일부 저항은 있었으나 사회적 분위기로 인해 토지문서를 챙겨 38선을 넘어 남행하는 경우가 대부분이었다. 해방 후 혼란 정국 속에 북한의 경제개혁 조치는 남북의 체제 분열을 예고했고, 제도적·내용적인 분단이 시작됐던 셈이다.

정용수 기자

tag : 북한 토지개혁

토지개혁의 역사_농지개혁

2009-06-05T10:28:13Z

[건국60주년] 농지개혁…땅 갖게 된 농민 ‘대한민국 국민’ 정체성도 갖게 돼 [중앙일보]

“덕분에 쌀밥 먹게 됐다” 이승만 지지층 많아져
거래 늘어난 지가증권, 산업자본 탄생 밑거름

“1949년 6월 이승만 정부가 농지개혁을 공포했는데, 지주들에게 엄청난 충격을 줬습니다. 장인이 대구의 천석꾼으로 한국민주당의 지역 간부를 맡고 계셨는데 ‘농지를 이승만에게 뺏겼다. 적반하장도 유분수지, 이용만 당했다’며 앓아 누우셨습니다. 정부에 진정서를 내겠다며 상경하는 지주들도 있고, 망연자실 정신을 놓고 거리를 헤매는 사람도 봤어요. 지주들이 목을 매달거나 물에 뛰어들어 자살했다는 풍문도 나돌았습니다.”

당시 기획처 사무관으로 근무했던 이선희(88) 경제기획원 전 차관보의 증언처럼 농지개혁에 대한 지주들의 반발은 대단했다. 이승만을 초대 대통령으로 만드는 데 일조한 한민당의 배신감도 컸다. 하지만 이승만은 집권 전부터 농지개혁이 최우선 과제라고 판단하고 있었다. 48년 3월 20일 친구이자 정치고문인 로버트 올리버 박사에게 보낸 편지에서 ‘일단 정부를 수립하면 (그동안 우리를) 한국의 파시스트, 반동세력 혹은 극우파라고 지탄하던 사람들은 우리가 이 나라를 얼마나 자유화하는가를 보고 놀랄 것입니다. 우리가 제일 먼저 처리할 과제는 농지개혁법입니다’라고 밝혔다.

◇대한민국 국민 만들기=대통령에 취임한 이승만은 진보적인 조봉암과 강정택을 농림부의 장·차관으로 기용했다. 평소 농지개혁을 역설해온 조봉암을 발탁한 이유에 대해 이승만은 올리버 박사에게 ‘농민을 장악하기 위해서’(48년 8월 4일자 편지)라고 설명했다. “공산혁명을 막기 위해서라도 시급히 농지개혁을 해야 한다”(서울신문 48년 12월 7일자)고도 주장했다.

당시 남한 인구의 70%가 농민이었다. 그중 80%가 소작농이었다. 이들은 소작지를 쥐고 있는 지주(한민당)의 정치·경제적 영향력으로부터 벗어나기 어려웠다. 심정적으로는 무상몰수·무상분배 방식의 농지개혁을 부르짖는 좌파(남로당)에 동조하고 있었다. 김일영 성균관대 교수는 “이승만이 추진한 농지개혁은 한민당과 남로당의 영향력 아래 있던 농민을 자신의 지지기반으로 끌어들이기 위한 고도의 정치행위”라고 평가했다.

49년 6월 의회가 통과시킨 농지개혁법에 대해 정부가 수정안을 제출해 50년 3월 개혁안이 최종적으로 공포됐다. 주요 내용은 ▶농지의 소유 상한은 3정보(약 3만㎡) ▶초과 농지는 유상매입·유상불하 ▶지주에게 평년작의 150%를 지가증권으로 지급 ▶농민은 30%씩 5년간 분할 상환 등이었다. 49년부터 실질적인 행정절차에 들어간 농지개혁은 한국전쟁 전까지 대상 농지의 70~80%를 분배할 정도로 순조롭게 이뤄졌다. 그 결과 해방 직후 농지의 65%나 차지하던 소작지는 51년 8%까지 줄어들었다.

유영익 연세대 교수는 “농지개혁은 역대 임금이 여러 번 시도했으나 조선 태조의 과전법 이후 한 번도 성사시키지 못한 어려운 과제”라며 “소작료의 중압과 경작권의 불안정성에서 해방된 소농들은 ‘이 박사 덕분에 쌀밥을 먹게 되었다’며 점차 이승만의 지지기반이 되어 갔다”고 평가했다.

당시 전북 김제군 봉남면에서 농민운동을 했던 송방용 헌정회 전 회장은 “소작농들은 ‘노예지 국민이 아니다’고 할 정도로 열악한 상황이었다. 일자무식에 한 끼 해결하기도 급급한데 나랏일에 관심을 가질 수 있겠나. 그런 시절에 농지개혁은 일대 혁명이요, 일대 진전이었다. 땅을 가진 소작농들은 자식을 학교에 보낼 수 있었다. 농지개혁은 암울한 과거를 딛고 오늘의 풍요를 일군 밑천”이라고 말했다.

김일영 교수는 “농지를 받은 농민은 이승만의 지지기반이면서 동시에 대한민국이라는 국가의 구성원으로 포섭되었다”며 “대한민국 국민이라는 정체성을 만든 첫째 계기가 농지개혁”이라고 주장했다. 역사상 처음으로 자기 땅을 갖게 된 소작농들은 한국전쟁 동안 북한의 선전 공세에도 불구하고 대한민국의 국민으로 충실히 남을 수 있었다.

◇한국 자본주의 태동=농지개혁법은 제8조에서 ‘(지주가) 지가증권을 기업자금에 사용할 때 정부는 융자를 보증한다’고 규정했다. 지주자본을 농업 관련 사업과 중소기업에 대한 투자로 유도해 산업구조를 재편하기 위해서였다. 서울신문 48년 12월 10일자에 따르면 이승만은 “지주들에게 토지를 내놓게 하는 대신 그들이 상당한 자본을 얻을 수 있게 하는 것이 긴요하다”고 주장했다. 김일영 교수는 “이승만은 토지에 묻혀 있는 대부분의 자본을 하루빨리 공업화로 전용하고 싶어했다. 그가 원한 것은 토지자본의 산업자본화였다”고 분석했다.

유영익 교수는 “정부는 지주가 산업자본가로 전업하길 원했지만 이 조항에 근거해 융자를 신청, 사업에 성공한 사례는 20건에 불과해 정부가 원래 기대했던 효과는 제대로 나타나지 않았다”고 지적했다. 이종수 헌정회 원로의회 부의장은 “지가증권을 받은 직후 전쟁이 터진 데다 급격한 인플레이션까지 겹쳐 가치가 폭락했다”며 “속상해하던 차에 동생이 재직하고 있던 동아대 총장의 요청을 받고 지가증권을 대학에 기증했다”고 말했다.

지가증권이 지주들에겐 애물단지였지만 귀속재산을 불하받으려는 신흥기업가들에겐 유용했다. 귀속재산 매입 대금을 치를 때 액면 전액을 인정받았기 때문이다. 피난 보따리 속에서 뒹굴던 지가증권이 액면가의 25~70%(평균 50%)로 매매되기 시작했다.

송방용 전 회장은 “피란 시절 모 대학 창립자의 부인은 고향에서 지가증권을 싸게 사들인 뒤에 부산에서 웃돈을 받고 되파는 지가증권 장사를 해 그 수익을 학교기금에 보태기도 했다”고 회고했다. 활발해진 지가증권 거래는 본격적인 증권시장을 태동시켰다. 49년 11월~55년 5월 증권회사 총거래액 107억여원 가운데 73%인 78억여원이 지가증권이었다. 이영훈 서울대 교수는 “이처럼 지가증권 거래를 통해 비록 우회적이긴 하나 적지 않은 지주자본이 산업자본으로 전환됐다”고 설명했다.

 ◆특별취재팀=배영대·원낙연·임장혁 기자 balance@joongang.co.kr

tag : 농지개혁, 토지개혁, 조봉암 농지개혁

토지공사 토지은행한다고 했는데..

2009-06-04T10:40:40Z

토지공사가 제대로 일하면 토지로 인해 발생하는 많은 문제들을 해결할 수 있다.

그 중 가장 첫번째로 할 것이. 보유하고 있는 토지의 매각을 금지하는 것.

토지은행제도가 지난달 13일 시행령,규칙이 발표되면서 시행되기 시작했다.

공공사업을 원활하게 하기위한 토지비축이 주 목적이라..우려를 표하였건만 소위 노른자위 땅을 사들이기위해서

필요없는 땅을 팔고있는 것은 아닌지 의문이 든다.

아래의 기사는 대구.경북 본부의 비축용 토지 헐값 매각이란 기사이다.

땅이 필요했던 사람 중 돈있는 사람에게는 반가운 소식이나, 땅이 필요했으나 돈 없는 사람에게는 남의 이야기다.

하나의 가정) 이 토지를 지속적으로 소유하면서 싼값에 임대를 주면 어땠을까?

땅이 필요햇느나 돈이 없는 살마도 쉽게 시장에 진출할 수 있는 기회를 제공해주고, 토지공사는 비축토지를 계속 유지함으로

토지비축의 장점을 그대로 지속시킬 수 있게되는 것 아닌가?

우리나라에서 토지개혁의 수준높은 변화를 요구하는 것은 무리이나, 토지은행과 같은 제도가 수입되고 시행되는 것을 보면서

조금의 희망이라도 가져보고 있는 마당에.. 사실상의 땅장사(필요없는 땅 팔고 필요한 땅 싸게 사서 나중에 팔아먹으려는)를 하려는

이런 움직임에 우려를 하는 것은...기우인가..?

왜...토지공사가 토지를 사고파는가? 토지에대한 유일한 공공기관이... 안타깝다...토공사장이나 되어볼까?? ㅋㅋ

내가 토공사장되면 토지 사고판거랑 임대만 한거랑 무엇이 사회경제적으로 효과적이었는지 분석해보라하고..

비축 후 임대로 다 바꾸어버릴텐데..ㅠㅠ

=========================================================

토공 지역본부, 보유토지 파격조건 매각

취득원가 이하 5년 무이자 할부 등 적용…'토지리턴제' 병행

기사입력 | 2009-06-04

한국토지공사 대구경북지역본부는 비축용 보유토지를 취득원가 이하로 대폭 할인하고 5년 무이자 할부 등 파격적인 조건으로 매각한다.

아울러 이러한 조건에서도 매입한 토지가 마음에 들지 않으면 반환할 수 있는 '토지리턴제도'도 병행하여 실시해 매입자의 부담을 최소화했다.

비축용 토지란 토지공사가 토지시장의 안정과 수급조절을 위해 일반 개인 토지를 매입해 2년 이상 보유한 후 필요시 시장에 다시 파는 토지다.

공급대상은 대구 및 경북소재 토지 총10건 1만434㎡규모에 금액으로는 58억원에 이른다.

경북지역에는 포항시 남구 해도동 61-9번지(305.8㎡, 제1종 일반 주거), 〃54-4번지(556.4㎡, 일반상업), 〃92-5번지(218.2㎡, 제2종 일반주거), 〃죽도동 49-22번지(690.3㎡, 일반상업) 등이다.

또 김천시 평화동 300-6,7번지(860.2㎡, 일반상업),경산시 중방동 870-36번지( 1천690.2㎡, 일반상업), 울진군 온정면 온정리 966-18,19,25,27번지(4천293.5㎡, 일반상업), 안동시 정상동 759-10번지(1천403㎡, 주차장용지) 등이다.

대구는 서구 비산동 1244-1,2,3,8번지(730.6㎡, 준주거), 달서구 용산동 410-12번지(764㎡, 주유소용지)도 포함됐다.

이가운데 관심을 끄는 토지는 포항국가산업단지 등 개발 호재가 있는 포항지역에는 4건의 토지로, 공급면적은 218.2㎡에서 690.3㎡이며 공급예정가격은 4천2백만원에서 4억7천만원 수준이다.

대구시 서구 비산동 준주거용 토지도 만평로타리 남측 인근에 위치하며, 후면 도로변의 상가지역에 위치하는데 예정가는 8억7천만원 수준이다.

이번 공급대상 토지 중 3년 이상 보유한 토지들은 매입시 취득 가격보다 최저 10%에서 최고 40%까지 할인하였으며, 납부조건도 5년 무이자 할부에다 1년6개월 동안 거치할 수 있도록 하였으므로 할부이자(연6%) 부리시와 비교할 때 약 13.1%의 추가 할인 효과가 있다.

토지리턴제는 매수인이 매매계약 체결후 2년내 계약해제 요청시 계약금 귀속 없이 납부한 토지대금 전액을 환불해 주는 옵션계약제도이다.

공급일정은 신청접수 및 입찰서 제출일이 6월19~22일, 개찰은 6월23일이다.

기타 분양 관련 문의는 보상팀 (053-606-5385)으로 문의하면 된다.

박무환기자 pmang@kyongbuk.co.kr

tag : 토지공개념, 토지공사 토지매각, 비축토지 매각

재개발 재건축 공공주도로 바뀐다는 기사..

2009-06-02T09:17:41Z

재개발 재건축 사업을 정부가 주도하겠다고한다.

정부.지자체가 주도권. 사실상의 사업주체가 되겠다는 것이다.

그동안 재개발사업에 각종 이권이 개입하면서 최종적으로 주택가격이 상승하고 원주민의 재정착률을 떨어뜨리는 결과를 초래했다는 분석이다. 어느정도의 효과를 기대할 수 있는 개선책이나 근본적인 해결책은 아니라는 점에서 아쉽다.

재개발이나 재건축과 같은 도시 재생 사업은 도시 재생의 이익이 공유될 때에만, 그러한 시스템이 갖추어질 때에만 제대로된 재개발,재건축이 될 수 있다.

공동체의 자산인 토지, 지리적 장점 등에서 발생하는 가치의 상승을 자리를 차지하고 있던 사람이나 자본가들만 독식하는 이 체제가 바뀌지 않으면 이 게임은 늘 이기는 자만 이기게된다.

정부가 주도하든, 비영리기구가 주도하던, 민간이 주도하던, 개발이익을 사유할 수 없도록 하는 것이 중요하다. 더 중요한 것은 그 이익들이 공유되는 것을 불편하게 느끼지 않도록 제도화 하는 것이 필요하다.

그런 의미에서 Community Asset based development, Development trust, Community land trust 와 같은 제도에 대한 이해와 적용 노력이 요구되는 시점인것 같다..

-------------------------------------------------------------------------------------

[머니투데이 원정호기자]오는 8월부터 재개발·재건축 사업이 사실상 정부와 지방자치단체가 주도하는 방식으로 바뀐다. 정부가 재개발·재건축사업의 초기 단계인 예비 추진위원회 활동 단계부터 개입하기로 한 것이다.

재개발·재건축 사업을 민간에 맡긴 결과 비리가 끊이지 않는데다 주민 비용부담이 줄어들지 않는다는 판단에서다.

이를 위해 구청은 추진위구성 동의서에 일련번호를 부여, 예비 추진위간 동의서를 사고 팔던 관행을 원천 봉쇄하기로 했다.

1일 검색하기 href="http://search.daum.net/search?w=tot&rtupcoll=NNS&q=%B1%B9%C5%E4%C7%D8%BE%E7%BA%CE&nil_profile=newskwd&nil_id=v20090602061304474" target=new>국토해양부와 서울시에 따르면 오는 8월7일부터 예비 추진위는 구청이 일련번호(연번)을 부여한 동의서 양식에 주민 동의를 50%이상 얻어야 승인을 받을 수 있다. 또 구청은 예비 추진위 구성에 문제가 있다고 판단할 경우 동의서를 내 주지 않을 수 있다.

이는 하나의 정비예정구역에 다수의 예비 추진위원회가 난립하고, 추진위간 주민동의서를 돈으로 거래하는 관행을 차단하기 위한 취지다.

지금은 주민 인감도장만 찍으면 동의서로 인정돼 자금력이 충분한 예비추진위가 웃돈을 주고 동의서를 매입하는 사례가 비일비재했다.

하지만 앞으로는 예비추진위마다 고유의 일련번호가 부여된 동의서로만 주민 동의를 받을 수 있어 다른 추진위가 얻은 동의서는 공유할 수 없게 된다.

권창주 서울시 주거정비과장은 "예비추진위 단계부터 사실상 구청의 관리를 받게 돼 추진위 난립 문제가 해소되고 이로 인해 주민 사업비 부담도 줄어들 것"이라고 말했다. 재개발·재건축사업 추진 절차를 보면 '정비예정구역→정비구역 지정→추진위 승인→조합 설립→관리처분 총회�를 거치는데, 추진위 승인단계부터 동의서 매매 관행으로 인해 주민 비용부담이 불어난다는 것이다.

정부와 서울시는 최근 주거환경개선정책 자문회의 결과 주민 사업비 부담을 줄이고 재정착률을 높이려면 공공 개입이 필요하다는 데 의견을 모았다.

검색하기 href="http://search.daum.net/search?w=tot&rtupcoll=NNS&q=%B4%EB%C7%D1%C1%D6%C5%C3%B0%F8%BB%E7&nil_profile=newskwd&nil_id=v20090602061304474" target=new>

tag : 공동체토지신탁, community land trust, 재개발 재건축 공공주도, 공동체자산

Bearing fruit_Good practice in asset based rural community development

2009-05-28T17:27:05Z

자산 기반의 지역개발 사례를 정리한 보고서.

CLT<

내가 좇아가는 궁극적인 목적에서 벗어나지 않도록 늘 집중할 것.

Bearingfruit_good practice in ab rural CD.pdf

tag : ABCD, asset based, asset based community development

고 노무현대통령님을 보내며..

2009-05-25T14:50:45Z

어이가 없다는 표현을 실감한 2009년 5월 23일토요일 오전 9시.

멍한 기운이 오늘까지 이어진다.

돌아가신분에게 편히쉬라는 말이 들릴진 모르겠지만..

적어도 그러고 계실듯 하다.

진정한 치유는 아직도 먼 듯 하다.

첨예한 이해관계속에 행동하는 꾼들의 모습이 비췬다.

냄새나고 더러워 쳐다보기도 싫다.

진정한 울음과 참회가 필요한데..

회개와 용서는 하나님 앞에서만 가능한 것인가?

이 시대에 진정한 치유의 손길이 내려오길..

하늘로부터의 진정한 치유를 기대한다.

침묵하고있고, 바라보고만 있는 나부터가 시대의 죄인이다.

용서를 바란다..

Interview with Steve Wyler, Director of Development Trusts Association

2009-05-20T14:19:33Z

April 27, 2009

Interview with Steve Wyler, Director of Development Trusts Association

By Penny McLean and May Macnair

Steve Wyler has been Director of the Development Trusts Association since 2000. The Development Trusts Association is a fast growing UK-wide movement, bringing together over 450 community-led organisations, which use self-help, social enterprise, and community asset ownership to bring about long-term social, economic and environmental renewal, and transform their communities for good. The DTA – in common with many of its members - generates over half its income from trading activities, and the rest from governmental and independent grant-makers

Over the last twenty years Steve has worked for voluntary and community agencies and funders. For example in the 1990s, working with homeless agencies, he ran a Homeless Network, co-ordinated the Rough Sleepers Initiative in London, and set up Off the Streets and into Work.

Recently Steve has been a member of various government advisory groups on social enterprise, community assets, and the third sector. Steve is vice-Chair of the Social Enterprise Coalition, Board member of the Adventure Capital Fund, and Board member of the Glass House Community Led Design.

Q: What is a development trust?

Development trusts are community owned and led. They use self-help, trading for social purpose and ownership of buildings and land, to bring about long-term social, economic and environmental benefits to transform their community for good.

Q: Where did the concept of the Development Trusts Association (DTA) originate, and how many currently operate across the UK?

15 years ago, a group of about 12 community activists from around the UK made contact with each other, and decided to develop a better way of making an impact within their communities. What made them distinct from other community groups/enterprises was their entrepreneurial streak; ploughing profits back into their local communities and social aims. They involved community groups, ownership of land and buildings, and local businesses - creating what we call a development trust. Since then, the number of development trusts across the UK has grown to 450.

The size of each development trust varies hugely; some trusts are voluntarily run and have few assets while most are more established and have paid staff.

Q: Can you explain the difference between a social enterprise and a development trust?

A social enterprise is a business with primarily social objectives whose profit is reinvested into its social aim, rather than being driven by the need to maximise profit for shareholders and owners. Well-known examples include the Eden Project, Café Direct, Coin Street Community Builders. The social enterprise sector is extremely diverse, encompassing co-operatives, development trusts, community enterprises, housing associations, football supporter's trusts, and so on.

Development trusts are organisations which are set up to run and deliver an inclusive mix of services or facilities which respond to the needs of a community. For example one of our members, Tiger 11 in West Yorkshire, acquired and refurbished a former primary school, a Victorian Grade II listed building, for business and community use. Development trusts are about sustainable change. As independent organisations they avoid over-reliance on a single funder, and also aim to reduce dependence on grant-aid in the long term. To do so, they may create an income-earning asset base, and build up trading operations or contract income – this would be a social enterprise model.

We see development trusts as part of a community enterprise movement where organisations trade for a social purpose, within a defined community of place. Development Trusts are a model of community enterprise joining up the delivery of a range of local services to a wide ranging community.

Q: Many refugee community organisations (RCOs) haven’t heard of development trusts, can you explain how RCOs can find out about them, and how they would go about setting one up with support from the DTA?

Firstly I’d like to clarify that most development trusts are not grant funding organisations, as I don’t want to give misleading information. They can however support RCOs by providing business advice on setting up a social enterprise, which may lead to a development trust. And how can RCOs find out about development trusts? - by getting in touch with us and visiting our website where they can search for a development trust in their area.

Q: If a small RCO that runs an allotment project wants to turn it into a development trust, what support would be available?

R: This would be an example of a community enterprise, which the DTA would also be interested in supporting. The DTA could offer support through offering membership, which helps connect groups through information, events, and the Community Alliance Knowledge and Skills Exchange Programme. This is a peer learning programme where DTA members can receive money to visit other projects to look at best practice; host a visit for a number of organisations, or to arrange a training day for a number of organisations. The DTA is particularly interested in small groups wanting to work collectively.

Q: If an African RCO converts an old building into a useable project space, and wants to develop this into social enterprise. What advice would you give them?

R: This group is a community enterprise, and could grow to be a development trust. Often development trusts start as a small organisation, and flourish into something big. However, in order to set up a development trust, they would have to develop and do similar work with other communities, not just the African community. The best way to build links with other community groups is through networking, and getting to know what other similar organisations are doing which could fit well with your social aims.

Q: So, with the example of the African RCO, what sort of legal structure do you think would be most suitable for them to thrive?

R: The structure of a company limited by guarantee, and a charity, works well for small organisations. A Community Interest Company (CIC) is an option, but you don’t get tax breaks. Another model is an Industrial and Provident Society (IPS), which is the old co-op model. Through all these models it is possible to raise loan finance; organisations wanting to raise money through community shares often use the IPS structure.

Q: Can you explain in simple terms what community shares and bonds are?

R: First of all, a project has to be financially viable to do this. For example, if you have a plan to open a new restaurant - it has to be viable, that is, it could create a profit. You might need £0.5 million start up capital. You could get £0.25 million through grants, but would need to raise the rest. You could borrow £0.1 million from the bank, but still need to raise £0.15 million. To do this, the organisation could offer shares to the local community who then become members of the organisation. Members would benefit, by being involved in the project, having a say at the AGM, and receiving possible dividends. The organisation would benefit by creating a pool of people interested in the project. The process of setting up community shares is quite complicated, and organisations would need support in doing this, which the DTA can provide.

Q: Setting up community shares seems very complicated. Is it unrealistic for RCOs to follow this structure?

R: It’s wrong to think that only large organisations can do this, as small ones can too. But a lot of advice and support would be needed. Loan finance is another way of generating income, other than grant funding. Organisations such as Charity Bank, Triodios, Social Investment Loan Fund, Adventure Capital Fund, Venturesome, Big Invest, and Unity Bank all provide loans and would be interested in making loans to community groups with a business proposal. In particular the Adventure Capital Fund gives practical advice on developing business plans, and provides grants for feasibility studies . It is essential that profit can be made from the project, in order to pay back the loan, and feed investment back into the community.

Q: Coming back to shares, and looking at it another way, can RCOs buy shares in development trusts, and then become members?

R: Not all development trusts have this structure. But it is important for RCOs to get involved in different networks, to build relationships with development trusts, make themselves known, and work together. I would recommend that RCOs look up development trusts in their area (a list of development trusts can be found on the DTA website), but also that they network with other groups. The success of Tiger 11 in Yorkshire & Humberside was partly due to their good networking skills, which is very important when building a business.

Q: But networking is a very specific skill, and RCOs would need support in doing this.

R: We are currently working with Black Training and Enterprise Group on a trial ‘road-show’, to raise awareness of the benefits of membership of the DTA to BME third sector organisations that are setting up or supporting community enterprise activities in order to provide a range of services to their communities. We would also like to trial this with RCOs and raise awareness of how they can get involved in development trusts through networking.

Q: The DTA has expanded its associate membership to create a new Community of Identity category which includes BME/faith/ disability/gender and other identity specific organisations. Do you have plans to include RCOs in the membership, or have you included RCOs in the BME group?

In this case I am sorry, the terminology was used loosely. DTA will make it explicit that the Community of Identity category does include RCOs so that we are not sending out the wrong message.

Q: The cost of membership might deter RCOs from joining the DTA, is this something you have considered?

We are currently renewing the fee, keeping it on a sliding scale. We know that for some organisations, even a low fee can be a challenge. If an organisation is really struggling, but is extremely keen to join, we are able to have a discussion and offer some flexibility. Joining creates a give-get relationship; organisations contribute to and benefit from the movement, sharing inspiration.

Q: Why have you decided to review the fees?

Fees haven’t changed for years. We decided to keep the fees on a sliding scale, rather than fixed amount, so that we don’t deter organisations.

Q: What do people gain from becoming members?

To be a full member we require organisations to be a development trust. To be an associate member, we ask that organisations support our aims and become partners to our movement. Associate member include, local authorities, businesses, community foundations, voluntary action councils and so on. The benefits from membership include: networking – attending our members conference, access to other voluntary, community and social enterprise networks through our strategic partnerships; voice and influence – by contributing to regional and national policy consultations helping to shape the agenda for our movement, access to representation and support on funding, lobbying and campaigning; and resources – access to specialist information and one-to-one advice from our regional and national staff team, receive a monthly e-bulleting with news on policy issues and so on. For more information, you can visit: www.dta.org.uk/memberoffer

Q: What is asset transfer?

Asset transfer is the process of acquiring under-used land and buildings from the public sector to community ownership and management - helping organisations to develop those assets and deliver long-term social, economic and environmental benefits within their community.

Q: Can you explain how the DTA Asset Transfer Unit might support an RCO to transfer assets?

Funded by the Department of Communities and Local Government and in partnership with Community Matters and the Local Government Association, the DTA has set up the Asset Transfer Unit which helps to empower local people and organisations to transform land and buildings into vibrant community spaces whilst supporting development of a thriving third sector.

It is the leading provider of expert advice, guidance and support on the transfer of under-used land and buildings from the public sector to community ownership and management - helping organisations to develop those assets and deliver long-term social, economic and environmental benefits.

We have a small team of information and advice officers that provide technical advice, over the phone and email, to organisations that identify an asset that they might wish to do something with; this could be unused land or buildings. We also have a campaigns policy promoting asset transfer. Among our development trust members, we now have £490 million in assets, both buildings and land. When asset transfer is done well, it can bring great community benefits. It’s also an area that could potentially interest many RCOs, as it relates to the right to own land.

Q: What are the future plans for the Asset Transfer Unit?

We aim to get many more assets transferred, to continue to give good advice and referral, and to raise awareness of asset transfer to a much wider audience.

Q: Your board members are elected at your AGM – are they in touch with BME/RCO groups, and their roles and needs, and how do you ensure diversity?

We seek diversity in different ways, through participatory events, and through our board members seeking out good practice from members’ experiences. We have produced a publication called Bonds and Bridges which highlights how development trusts have brought out the best in community diversity. For example, the Goodwin Development Trust shows an example of how people respond to diversity and challenges. Also, we have recently conducted a survey of our own board. It showed that our board is reasonably representative of our members, but only partially representative of the communities with whom we work, as they are so diverse. We intend to change this, as diversity is something that the board takes seriously and is very keen to embrace.

Posted by Penny (Basis Project) at 05:43 PM in Basis Project news | Permalink

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tag : CLT, 지역개발신탁, DTA, Development Trust, community asset

SSCI 급 저널 찾기

2009-05-19T15:27:24Z

SSCI 급. 이라는 말은 자주 듣는데..그럼 SSCI급 저널은 뭐야??

오늘 찾음.

http://science.thomsonreuters.com/cgi-bin/jrnlst/jloptions.cgi?PC=J

이곳에 가면 카테고리별로 SSCI급 저널이 있음.

나도 이저널들에 곧 발표하리라~~

tag : SSCI, ssci급

주택, 지역,경제 개발 관련 책 모음

2009-05-19T13:42:41Z

HOUSING, COMMUNITY DEVELOPMENT, ECONOMIC DEVELOPMENT: Title	Author
The Affordable City:Toward a Third Sector Housing Policy	John Emmeus Davis	Order it!
American Apartheid: Segregation and the Making of the Underclass	Douglas S. Massey & Nancy A. Denton	Order it!
Asphalt Nation: How the Automobile Took over America, and How We Can Take It Back	Jane Holtz Kay	Order it!
Baltimore Unbound: Creating a Greater Baltimore Region for the Twenty-First Century - A Strategy Report	David Rusk	Order it!
Beside the Golden Door : Policy, Politics, and the Homeless (Social Institutions and Social Change)	James D. Wright, et. al.	Order it!
The Betrayal of the Urban Poor	Helene Slessarev	Order it!
Beyond Segregation: Multiracial and Multiethnic Neighborhoods in the United States	Michael T. Maly	Order it!
Block by Block: Neighborhoods and Public Policy on Chicago's West Side	Amanda I. Seligman	Order it!
Cities in Our Future Growth and Form Environmental Health and Social Equity	Robert Geddes	Order it!
Cities Without Suburbs	David Rusk	Order it!
The City, a Dictionary of Quotable Thought on Cities and Urban Life	James A. Clapp	Order it!
Close-Up, How to Read the American City	Grady Clay	Order it!
The Code of the City: Standards and the Hidden Language of Place Making	Eran Ben-Joseph	Order it!
Common Place: Toward Neighborhood and Regional Design	Doug Kelbaugh	Order it!
Community Builders : A Tale of Neighborhood Mobilization in Two Cities	Gordana Rabrenovic	Order it!
Community Building: What Makes It Work : A Review of Factors Influencing Successful Community Building	Paul Mattessich	Order it!
Community Economic Development : In Search of Empowerment	Eric Shragge	Order it!
The Community Economic Development Handbook: Strategies and Tools to Revitalize Your Neighborhood	Mihailo Temali	Order it!
The Company We Keep: Reinventing Small Business for People, Community and Place	John Abrams	Order it!
Corrective Capitalism: The Rise of America's Community Development Corporations	Neil Pierce and Carol Steinbach	Order it!
A Country of Strangers : Blacks and Whites in America	David K. Shipler	Order it!
Defending Community: The Struggle for Alternative Redevelopment, in Cedar-Riverside	Randy Stoecker	Order it!
Democratizing Capital: The History, Law and Reform of the Community Reinvestment Act	Richard D. Marsico	Order it!
Diversity Within the Homeless Population: Implications for Intervention	Elizabeth M. Smith	Order it!
The Economy of Cities	Jane Jacobs	Order it!
The Encyclopedia of Housing		Order it!
The Evaluative Image of the City	Jack L. Nasar	Order it!
The Federal Government and Urban Housing	R. Allen Hays	Order it!
Federal Housing Policy : Problems, & Solutions	John C. Weicher	Order it!
From Redlining to Reinvestment: Community Responses to Urban Disinvestment	Gregory D. Squires	Order it!
Funding Sources for Community and Economic Development 1998: A Guide to Current Sources for Local Programs and Projects	Oryx Press	Order it!
It Takes a Nation: A New Agenda for Fighting Poverty	Rebecca M. Blank	Order it!
The Geography of Nowhere: The Rise and Decline of America's Man-Made Landscape	James Howard Kunstler	Order it!
The Greening of Urban Transport : Planning for Walking and Cycling in Western Cities	Rodney Tolley	Order it!
Homelessness in Rural America: Policy and Practice	Paul A. Rollinson and John T. Pardeck	Order it!
House by House, Block by Block: The Rebirth of America's Urban Neighborhoods	Alexander von Hoffman	Order it!
Housing and Public Policy : Citizenship, Choice, and Control	Alex Marsh, et. al.	Order it!
Housing in Rural America: Bulding Affordable and Inclusive Communities	Joseph N. Belden	Order it!
The Housing Status of Black Americans	Wilhelmina A. Leigh, et. al.	Order it!
Knocking On The Door: The Federal Government's Attempt to Desegregate the Suburbs	Christopher Bonastia	Order it!
Living Downtown: The History of Residential Hotels in the United States	Paul Groth	Order it!
Low-End Rental Housing: The Forgotten Story in Baltimore's Housing Boom	Sandra J. Newman	Order it!
Making Housing Happen: Faith-based Affordable Housing Models	Jill Suzanne Shook	Order it!
Managing Affordable Housing : A Practical Guide to Creating Stable Communities	Bennett L. Hecht	Order it!
The Manufactured Home Buyer's Handbook	Wes Johnson	Order it!
Metropolitics : A Regional Agenda for Community and Stability	Myron W. Orfield	Order it!
Neighbor Power: Building Community the Seattle Way	Jim Diers	Order it!
New Directions in Urban Public Housing	David P. Varady	Order it!
The New American Ghetto	Camilo Jose Vergara	Order it!
A New Housing Policy for America: Recapturing the American Dream	David C. Schwartz, et. al.	Order it!
The New York Approach : Robert Moses, Urban Liberals, and Redevelopment of the Inner City	Joel Schwartz	Order it!
No Easy Walk: Newark, 1980-1993 (Visual Studies)	Helen M. Stummer	Order it!
The Place You Love is Gone	Melissa Holbrook Pierson	Order it!
Practicing Community : Class, Culture, and Power in an Urban Neighborhood	Rhoda H. Halperin	Order it!
Promise and Betrayal: Universities and the Battle for Sustainable Urban Neighborhoods	John I. Gilderbloom and R.L. Mullins, Jr.	Order it!
Poverty and Place: Ghettos, Barrios, and the American City	Paul A. Jargowsky	Order it!
The Promised Land: The Great Black Migration and How It Changed America	Nicholas Lemann	Order it!
Race in the Hood : Conflict and Violence Among Urban Youth	Howard Pinderhughes	Order it!
Recycling the City: The Use and Reuse of Urban Land	Rosalind Greenstein and Yesim Sungu-Eryilmaz	Order it!
Redevelopment and Race: Planning a Finer City in Postwar Detroit	June Manning Thomas	Order it!
Rent Control : Regulation and the Rental Housing Market	W. Dennis Keating, et. al.	Order it!
Return to Greatness: How America Lost Its Sense of Purpose and What It Needs to Do to Recover It	Alan Wolfe	Order it!
Rewarding Work : How to Restore Participation and Self-Support to Free Enterprise	Edmund S. Phelps	Order it!
A Right to Housing: Foundation for a New Social Agenda	Rachel G. Bratt, Michael E. Stone, Chester Hartman, Eds.	Order it!
Segregation in Federally Subsidized Low-Income Housing in the United States	Modibo Coulibaly, et. al.	Order it!
Sundown Towns: A Hidden Dimension of American Racism	James W. Loewen	Order it!
Sustainable Community Development : Principles and Concepts	Chris Maser	Order it!
Taking Back Our Neighborhoods : Building Communities That Work	Mary I. Wachter, et. al.	Order it!
This is the City: Making Model Citizens in Los Angeles	Ronald J. Schmidt Jr.	Order it!
Urban Planning and the African American Community: In the Shadows	June Manning Thomas, et. al.	Order it!
Voices of Decline: The Postwar Fate of US Cities	Robert A. Beauregard	Order it!
Waiting for Gautreaux: A Story of Segregation, Housing, and the Black Ghetto	Alexander Polikoff	Order it!
When Public Housing Was Paradise: Building Community in Chicago	J.S. Fuerst	Order it!
Where Are Poor People to Live? Transforming Public Housing Communities	Larry Bennett, Janet L. Smith, and Patricia A. Wright	Order it!
Workforce Development Politics: Civic Capacity and Performance	Robert P. Giloth (ed.)	Order it!
Workforce Intermediaries for the Twenty-first Century	Robert P. Giloth (ed.)	Order it!

tag : housing, community development, community economic development

링컨연구소 경제지역개발부서의 선임연구원 인터뷰내용

2009-05-13T11:49:49Z

링컨연구소 Greenstein 연구위원의 인터뷰내용.

이 인터뷰는 community welth website에 올려져 있는 자료로, community welth는 CLT처럼 지역자산을기반으로한 개발 및 지역개발의 이익, 가치를 공유하는 메커니즘에 대한 연구와 실제 사례등에 대한 자료가 풍부하다.

그린스테인은 CLT가 헨리조지의 한 줄기라고 이야기하고있으며, 토지가치의 공동체 공유 차원, 토지와 건물의 분리를 통한 지속적인 가치상승의 대상인 토지의 실질적 공유와 가치하락재인 건물(개량물)의 사유를 통한 빈부격차의 해소라는 차원에서 링컨연구소의 CLT 연구의 당연성을 이야기하고있다.

초기의 CLT가 자발적 풀뿌리 운동에서 소규모로 시작되었다면, 최근의 운동들은 지방정부, 기업들과 함께 거버넌스를 형성하면서 비교적 규모도 커지고 형태도 다양해지고 있다는 평이다.

앞으로의 과제로는 좀 더 유니티를 형성할 수 있는 CLT의 체계를 만들어나가고 그 대표적 모델을 세우는 것과, 지방정부의 지원을 통한 새로운 형태의 규모가 있는 CLT모델의 구상이 필요하다고 이야기하고있다.

단순히 Affordable Housing을 공급하는 유용한 툴로만 인식하는 것이 아니라, 공동체 차원에서 지역발전의 가치를 공유하는 근본적인 시스템의 정착 사례로 지속적으로 발전하길 기대해본다.

아래는 인터뷰 전문임.

=====================================================================================================

Interview of Rosalind Greenstein, Senior Fellow and Chair of the Department of
Economic and Community Development, Lincoln Institute of Land Policy; Cambridge, MA
Interviewed by Steve Dubb, Senior Research Associate, The Democracy Collaborative
March 2007

Could you begin by describing how the Lincoln Institute became involved in community
land trusts? Why?
Our mission is to disseminate the ideas of Henry George as discussed in Progress and Poverty.
So our interest in community land trusts (CLTs) stems from that. CLTs illustrate some of Henry
George’s ideas. As a “radical capitalist,” George liked competitive markets and private property;
at the same time, he was morally outraged by inequalities in wealth. Like classical economists he
believed that competitive markets were the best institution for allocating society’s resources.
However, he understood land to be a different sort of “commodity” than others traded in the
economy. He did not have a problem with owners of capital making profits from their own
efforts and investments. He did, however, take issue when landowners made profits simply
because demand increased for the scarce resource of land. He understood that population
increases would naturally increase the demand for land, thus pushing up prices. So, along with
his belief that private landowners ought not to make profits from general population increases, he
did not think that landowners should make profits from government actions (e.g., giving away
land or receiving increased land values with infrastructure investments such as railroads. George
was writing at a time when the U.S. government was giving away huge amounts of land to
private interests.)
The Lincoln Institute of Land Policy’s research and training focuses on a wide range of land
policies and land-related tax polices. We are especially interested in policies that capture the
portion of land value created by public action. The current property tax is a fiscal instrument for
such capture. Impact fees and benefit assessments are other policy instruments available. To the
extent that traditional zoning regulations limit property values, they too can be seen as a
mechanism to capture publicly created land values and use them for public benefit.
CLTs are another mechanism for capturing publicly created land value for public benefit. When
a residential property increases in price by 8-10 percent or more, per year, it is the increase in
land values, not in the value of the house or the improvements, which causes the price to rise. In
fact, improvements typically depreciate in value over time. It is this fact of land economics that
makes the CLT a logical and attractive policy to provide homeownership opportunities for
households that have been priced out of the homeownership market. When the ownership
between the land and house is split and the land is owned by the CLT, the land does not change
hands when the house is sold. Therefore, the land value increases are never realized by the CLT.
The household, however, receives the benefits of living in the house (what economists call
“housing services”); the security of tenure that comes with homeownership; stability and

predictability in the monthly housing payments of typical mortgage financing; the equity
invested into the house, and in the case of most CLTs, a portion of the land value increase. The
community benefits as it receives the long-term stewardship of a stock of perpetually affordable
housing.

What do you see as the main benefits that community land trusts provide? What are the
principal benefits in strong market cities? What benefits do community land trust provide
in weak market cities?
If you are thinking of using a Community Land Trust as part of a community development
strategy in the broadest sense of the word “community development,” in a weak market or a
place that has lower land values, it’s a lot easier to purchase the land – it’s more affordable. In
hot real estate markets, CLTs have been used to provide homeownership opportunities to those
priced out of the traditional homeownership market. Funders—the public sector, private donors,
and foundations that see their mission as providing homeownership opportunities for those who
have been priced out of the traditional market—see in the CLT a mechanism to use their funds
efficiently. Often, homeownership programs allow the first owner to capture the real estate gain
when they sell their house. We understand Community Land Trusts as a way to balance these
multiple interests.

What do you see as the appropriate role of "shared equity" housing in affordable housing
strategy? Where are community land trusts more appropriate and how they should relate
to rental and fee-simple home ownership housing?
In a recent report on Shared Equity Housing, my colleague John Davis talks about the “housing
ladder” and there are different rungs on the ladder (say from rental, to shared equity
arrangements like CLTs and limited-equity co-ops). However, recently I have heard him talk
about housing options as a continuum. I think that’s helpful. The ladder implies to me a
hierarchy with fee-simple homeownership at the top. However, it’s probably more reflective of
people’s experience to say that at different points in our lives we have different housing needs. I
think the continuum reflects that thinking.
I certainly think from a policy perspective it’s reasonable to ask what is the appropriate role for
home ownership within a larger affordable housing strategy? I don’t think that all of our housing
needs can be met with CLTs. But I think the idea that CLTs provide one option that can work
for some people, and that it’s one of many that people can choose from is fairly sensible.
Can you add anything more about the community building impact of land trusts?
We do know that the Community Land Trust as an organization, when it’s functioning at its best,
provides services for the households in different ways than many other housing developers or
housing programs. These services include pre-purchase workshops, home maintenance
information, and, because the CLT has a moral and legal interest in the land, they help
homeowners who are having problems meeting their mortgage obligations. My guess is that
many of the Community Land Trust leaseholders are first-generation homeowners. So CLTs do
a lot of training about homeownership, which requires some skills and knowledge and

experience. You’re not born knowing how to change the filter on your furnace; you’ve got to
learn it—that sort of thing.
CLT staff and volunteers also report that CLTs play a significant role in community building. At
the last CLT national conference in Boulder, Colorado (August 2006) there were over 300
participants. One senses a large and growing community of practitioners. I think the question of
the role of CLTs in community building would be an important research question to explore.

How much subsidy is required to make community land trusts work? Where does funding
typically come from? How does the subsidy level required to make land trusts work
compare with other forms of affordable housing?
The answer, which is annoying, is it depends. It depends on the market. How much does the
land cost? In Cleveland, for example, land is less expensive than in, say, Boulder. So in
Cleveland the CLT needs less money to purchase property. So part of it depends on what the
market is. Another reason why “it depends” is that some CLTs find buying older houses and
doing rehab on them is a way to increase their stock of housing at a lower cost. In Duluth,
Northern Community Land Trust does a significant amount of rehab. They created a
construction firm to help them, so they can probably do things a bit more cost-effectively than
others.
The income level that you are targeting is another reason why ‘it depends.’ There are a number
of CLTs that have been able to provide housing for households below 75% of AMI [area median
income]. The lower you go, however, the more subsidies you need.
Where does the money come from? Where it has come from and where it is likely to come from
are probably different. For many years, Community Land Trusts were small grassroots
organizations with a few units, and maybe no paid staff. A huge amount of passion and
commitment and energy, but they didn’t produce hundreds of units a year. Now there are a
number of land trusts that are of medium size, with a paid executive director and some staff –
they are as skilled housing and community development professionals as you’re likely to see in
any organization. And, there are a couple of CLTs that are fairly large.
There is a new trend, with cities such as Irvine, Chicago, or a number of cities in Florida, where
the city government has made an investment in a Community Land Trust. The city of Irvine has
committed $250 million over 10 years to build 10,000 units of community land trust housing.
That’s mind-boggling to me. These municipal CLTs look different in their governance structure
than the “classic CLT”.
I think you’re going to see more cities looking at Community Land Trusts for a number of
reasons. The Inclusionary Zoning ordinances—the units created by inclusionary zoning—could
be stewarded into a land trust. It’s my understanding that subsidized units created by
inclusionary zoning can “bleed” back in to the market. Some municipalities see that an
unintended consequence of these programs is that they might offer real estate windfalls to
homeowners in the program. To avoid that, the municipality needs to monitor the refinances and
re-sales. In this context, some municipalities see the Community Land Trust as a mechanism to

provide that perpetual stewardship of the land and the housing. For many municipalities an
investment in a CLT may be a more efficient use of public money.
Another example is in Rochester, Minnesota: The Mayo Clinic was looking at an employer
assisted housing program. Using the Rochester Area Foundation as the vehicle, Mayo put in $7
million and other area employers matched it with $7 million and together they started the First
Homes CLT. I think it’s an interesting model. As employers – particularly large institutions like
hospitals and universities, understand that their role in the city economy is changing. The need
for employer assisted housing may lead these sorts of institutions to think about Community
Land Trusts. So, if the question is where can CLTs get their money, I think a CLT can get its
money anywhere it can.
Are there specific ways that public policy could be changed—at either the local, state, or
federal level — to better support community land trusts? What changes would you
recommend?
We’re doing some research right now about this. One area that strikes us as quite important has
to do with the assessing of the properties at the local level. Imagine two houses, side by side.
One is fee-simple and one is a Community Land Trust house. The owner of the fee-simple
house owns the land, the house, and the “development potential”. That is, in many communities
the zoning is such that the homeowner can expand the size of the house. In the case of the CLT
house, these various property rights are split. That is, the CLT owns the land; the homeowner
owns the house. The development potential is owned by the CLT, but they have entered into a
contract that says they won’t realize that development potential. Should the CLT house be
assessed as if the owner had the option to realize that development potential? I think working
that problem out would be quite helpful.
Often people start thinking about forming a community land trust in an emerging strong
market city where rising property values and taxes are disrupting neighborhoods and
begin to push people out of their homes. Are there cases where weak market cities have
actually acted ahead of the speculators to develop a community land trust? If so, how did
they do it and where did they find the funding to do it?
The most famous one that comes to mind is Dudley Street Neighbors, in Boston. They’ve been
around for over a decade. That’s what they did. The conundrum, of course, is that you don’t
know in advance that prices are going to go up and it’s hard to raise money to get ahead of the
curve. How do communities escape this dilemma? They do it with civic leadership and vision.
They do it when civic leaders have enough vision to understand the value and need to do this and
the political will.

For a long time, the community land trust movement has shown great promise, but has
remained rather small—roughly 6,000 units nationwide. Yet today land trusts have
received new interest both from public officials in cities such as Irvine, CA and Chicago, IL
and from foundations. What has caused this shift?

Maybe people are beginning to understand. Think about the euphemisms we use, such as
“affordable housing.” In Europe they call it social housing. Each term we use becomes
stigmatized and then we come up with a new term. Now it’s going to be workforce housing. If
you tell people that we need housing for people who don’t look like you, they say no. If you say,
“We need housing for people who serve you such as fire fighters, police and teachers,” then
people are willing to say OK.
To me that leads us to the question of race. While it’s difficult to talk about, I think it should be
out in the open. I think there are differences of opinion about this. Some people say CLTs are not
a good option for people of color because all you are doing is restricting the capacity for wealth
accumulation. Some say this is just a modern day version of sharecropping. Others believe that
nobody should make real estate windfalls.
Right now I’m taking a pragmatic view. The reality is that access to real estate gains is unevenly
distributed and is systematically structured by race and income. That’s a brutal fact. What does
that mean here? For me the “housing continuum” that we talked about earlier is relevant. The
Community Land Trust may turn out to be a preferable option for some people at some points in
their lives. I don’t think it’s a prescription.

How, then, do you address the challenge race poses?
I don’t know if we even know how to talk about his. Our limited social safety net, how we fund
education and retirement, and who has access to these, all mean that if you forgo your
opportunity to make real estate gains it’s a very big deal. Once you start unraveling this,
everything unravels.
My thinking, though is, if you embed the question in how do we have control of our
neighborhoods and community, Community Land Trusts might be a tool that helps you control
the community. I’m more inclined to see it as part of a community development strategy than
the be-all or end-all. Then if you say we want Community Land Trusts to be part of our
community stock of affordable housing in perpetuity, and we also support affordable rental
housing, and we are also willing to live with people who make real estate profits, then it becomes
one of the many options people have. Then it’s not that we’re restricting this class of people from
making real estate gains. Rather, it is that there are things in our community that you get access
to … access to housing services, access to our community, security of tenure, stability of housing
payments. You’re getting a lot with it, maybe not a windfall at the end, but you’re getting other
things. And, for some, that might be a good option. I think it is important conversation that we
need to have.

With community development corporations, it is not uncommon for them to participate in
a development project that might include a mix of market rate and affordable housing,
with earnings from market-rate housing subsidizing the affordable units. Are there similar
examples of land trusts developing some of their land at market rate to cross-subsidize
lower-income housing or to finance expansion of the land trust?

I’m thinking of the Madison Area Community Land Trust. They have developed co-housing on
land trust land and I think it is mixed income. I think there is a sense that increasingly there will
be more of that because of federal funding programs. First Homes in Rochester provides a
somewhat different example. Community Land Trust housing is often scattered site [disbursed
throughout a community]. In Rochester, the way the Community Land Trust operated there, they
worked in a new subdivision and made a deal with the developer. Say, for example, that the
developer was putting in 200 units, they might get 20 – that’s what lowered the price for them,
buying in bulk essentially. So in a subdivision there is Community Land Trust housing right
next to market-rate housing.

What has been the level of the Lincoln Institute's involvement in the formation and
development of the National Community Land Trust Network? Beyond the involvement of
the Lincoln Institute, what other factors were important in the formation of the National
Community Land Trust Network?

The Network has been in existence for a while now, 5 or 6 years. My understanding is that the
Institute for Community Economics created the Network with the intent that it spin off as an
independent network. We were involved with ICE. We had given them funding for two
conferences and had done a research roundtable with them. In addition we were doing some
research and developing some training. We were doing that when in 2005 ICE decided they
needed to cancel their conference, so Lincoln came in with some funding for that.

What do you see as the most important challenges or opportunities facing community land
trusts today? Where do you think the National Community Land Trust Network will focus
its energies over the next 5-10 years?
I see two challenges—or, perhaps they are just two different aspects of one challenge. If you see
if it as one challenge, it is about taking something that is on the fringe and making it mainstream.
If you split the issue in two, one part – I don’t know if you call it race or diversity — or maybe
it’s the cultural issue. Whatever you choose to call it, I’m seeing that there is a potential for
community land trusts to model a new kind of political behavior and it is a behavior that involves
having to balance competing interests, not how you get a win for my side. I think that is the
greater opportunity and challenge. It comes up with race—among the Community Land Trust
staff, leaseholders and leadership—there are real differences. There’s not a unity yet. There’s a
lot of consciousness about differences of race and cultural background. There’s a lot of good will
and interest in trying to figure out how these differences coexist. But I guess we’re still figuring
it out. I guess we don’t have lots of good models for it. I would applaud the fact that people are
trying to figure this out.
I think the other issue is the future of the new type of Community Land Trusts that are going to
be big municipally sponsored organizations. They are going to bring more of a rationalization or
a rational approach for CLT housing. That’s going to help going to scale and it remains to be
seen how the governance is going to play out.

As for the National Community Land Trust Network, they just did a survey of their membership.
In the short term they will focus on capacity building. I think there are some policy issues that it
would be sensible to deal with. For instance, there is the secondary mortgage market of buying
up CLT mortgages. There have been long-standing discussions with Fannie Mae, but that’s not
all resolved. So I think on a policy front there is that. On the education front there is a lot of
education we can do, particularly informing local officials about CLTs. There are also needs
with program evaluation and with trade association services. I think those are all potential areas.
To learn more about the Lincoln Institute contact:
Rosalind Greenstein
Senior Fellow and Chair
Department of Economic and Community Development
Lincoln Institute of Land Policy
113 Brattle Street
Cambridge, MA 02138
617-661-3016
roz@lincolninst.edu
www.lincolninst.edu

tag : community land trust, Rosalind Greenstein, lincoln institute of land policy

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Asset Based Community Development

Asset-Based Community Development

From Wikipedia, the free encyclopedia

Employer Provided Housing Finance

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북한 토지개혁

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토지공사 토지은행한다고 했는데..

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고 노무현대통령님을 보내며..

Interview with Steve Wyler, Director of Development Trusts Association

April 27, 2009

Interview with Steve Wyler, Director of Development Trusts Association

TrackBack

SSCI 급 저널 찾기

주택, 지역,경제 개발 관련 책 모음

링컨연구소 경제지역개발부서의 선임연구원 인터뷰내용

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거래 늘어난 지가증권, 산업자본 탄생 밑거름