امكان‌سنجي استفاده از روش انتقال حق توسعه براي افزايش تحقق‌پذيري خدمات شهري در شهر كرج (مطالعه موردي: محلات واقع در مناطق 1 و2 شهري )

Using transfer development right (TDR) to increase the feasibility of urban services in Karaj (Case Study: District No.1 and No.2 of Karaj city)

امروزه تحقق‌پذيري خدمات شهري يكي از ضروريات مهم زندگي شهري و طرح‌هاي توسعه شهري به حساب مي‌آيد. اين در حالي است كه استفاده از روش‌هاي سنتي تأمين زمين خدمات شهري باعث گرديده كه بسياري از اراضي اختصاص يافته به كاربري خدمات عمومي محقق نشده و مشكلاتي را براي شهروندان و مديران شهري بوجود آورد و به همين دليل برخي از نواحي شهرها فاقد خدمات لازم جهت زيست مناسب مي‌باشد. از جمله اين روش‌ها مي‌توان به برنامه انتقال حق توسعه كه مبتني بر احترام به حقوق مالكيت بوده اشاره كرد. اين پژوهش با به كارگيري زمينه‌ها و مباني نظري موضوع به مطالعه امكان سنجي استفاده از روش انتقال حق توسعه براي افزايش تحقق‌پذيري خدمات شهري در شهر كرج (مناطق 1 و 2 شهري) پرداخته و با استفاده از فرآيند تحليل شبكه جهت اولويت بندي شاخص‌ها و از نرم افزار ArcGIS براي تحليل فضايي استفاده شده است. نتايج تحقيق نشان مي‌دهد كه محلات عظيميه 3، عظيميه 2، عظيميه 1، عظيميه 5 و عظيميه 4 از منطقه 1 داراي ظرفيت خيلي زياد جهت دريافت حق توسعه و محلات دانشكده و شاه عباسي و مرادآباد حوزه عمومي داراي ظرفيت خيلي زياد جهت ارسال حق توسعه هستند. در نهايت با توجه به مواجه اين روش با چالش‌هاي حقوقي،‌ مالي و مديريتي پيشنهاد گرديد. براي رفع اين چالش‌ها بسترسازي،‌ سازوكارها و الزاماتي از قبيل پيش بيني در طرح‌هاي توسعه شهري، ايجاد تشكيلات اجرايي در بدنه شهرداري‌ها به نام دفتر نظام انتقال حقوق توسعه، تعيين بسته‌هاي تشويقي از سوي شهرداري‌ها به منظور ايجاد انگيزه مشاركت و بازنگري در قوانين و مقررات مربوط به حقوق مالكانه به منظور افزايش ضريب اطمينان در كارآمدي روش انتقال حقوق توسعه انجام بگيرد.

Introduction: Today, the distribution, provision, and realization of urban services are necessities of urban life and urban development plans. However, the use of traditional methods of providing land for urban services has led to the fact that many lands allocated for public services have not been realized and have created problems for citizens and city managers. Therefore some areas of cities lack the necessary services to Biology is appropriate. Therefore, this issue leaves no choice but to resort to new methods in front of planners and city managers; these include the development of a right to development based on respect for property rights. Using the fields and theoretical foundations of the subject, this study studies the feasibility of using the method of transferring the right to development to increase the feasibility of urban services in Karaj (areas No.1 and No.2 of the city). It seeks to answer the question of the requirements and conditions for using this approach and which parts of districts No.1 and No.2 of Karaj are suitable for this model. Methodology: To answer these questions, A Analytical Network Process is used to prioritize the indicators, and ArcGIS software is used for spatial analysis. According to the transfer pattern of development rights, the neighborhoods located in districts No.1 and No.2 of Karaj city were divided into areas for receiving and transferring development rights. Results: The results showed that in the receiving areas, occurrence in the high compression zone in the comprehensive plan with a weight of 0.22 is in the first place, high land price with a weight of 0.16 is in the second place, a high price in the residential unit with a weight of 0.15 is in the third place. In the areas of sending the parameter, the lack of government funding for land ownership with a weight of 0.34 is the priority. The high service levels proposed by urban development projects with a weight of 0.24 are also the second priority. Azimiyeh 4 from District 1 has an enormous capacity to receive development fees. The faculty and Shah Abbasi and Moradab public areas have an enormous capacity to send development fees. Conclusion: Finally, considering this method faces legal, financial, and managerial challenges, Suggested to solve these challenges, Providing mechanisms and requirements such as prediction in urban development plans, Establishment the Office of the Transfer of Development Rights in the municipalities, Providing incentive packages By municipalities in order to create motivate participation, an‎d review the laws and regulations related to property rights in order to increase the efficiency of the method of transferring the right to development.