Marina Development in the Port Redevelopment Site
- Case Study for the Busan North Port Redevelopment -
Lee, Hyeong Ha
Department of Civil and Environmental Engineering
Graduate School of Korea Maritime University
Abstract
During the past four decades the continuing demand for more small craft and pleasure boat facilities in the world has led to the expansion and refurbishment of existing marinas, to the creation of many new ones, and to the study and design of more facilities to be constructed in the future. Recently there rise strong demands for marina facility and service for domestic tour and leisure industries, too. Marina and small craft harbor development is, however, capital intensive and the risk of failure significant. Successful development requires careful concept and business analysis, appropriate engineering and scientific investigation, thoughtful financing selection and responsive operation. And there is further complexity in the general administrative and support bodies and interference with other coastal interests and activities during development and operation.
This study attempts to establish the importance and role of marina facility development which fit for the development concept sojourn marine tourism and international marine tour hub at the center of the south-east coastal tour belt in the Busan north port. General investigation and analysis were being given to the feature of marina facility development and character of management status for domestic and foreign developed countries. And the legal process of marina development and governmental supporting activation policies surveyed, would be suggestive to domestic marina development.
It appears that a civic participation type of port redevelopment project in the Busan north port is underway in the area of existing No.1~No.5 piers by making the best use of its geographical merit of international transportation nodal point. The project also includes construction of environment sound waterfront facilities, grand scale civic park, and international cruise terminal that could be a landmark of Busan, etc.
Especially, the construction and operation plan for the new marina of waterfront facility arrangement in the Busan north port redevelopment site is the first national project in this country and there is not a similar case. Therefore, it was focused to empirical analysis on the necessary several elements for construction and management of marina in the port redevelopment site and inducing marina development and operation policies based on this analysis.
From the establishment of marina development direction and concept, specification of reflected facilities and scale, and introduction of land use plan, facility arrangement plan, and building plan, etc, the marina development which fits for the concept of Busan north port redevelopment was discussed in detail. And the method and process of marina development, evaluation standard of plan, proper strategy from the feasibility and business analyses, marina operation and management, and facility maintenance policy were suggested.
In closing this study presents various measures for the development of marina and operation model according to activation policy and analytic feasibility study. The results of this research would be an important guide for the new marina development in the port redevelopment site or in the fishery port remodeling hereafter.목 차
List of Tables ⅴ
List of Figures ⅸ
Abstract ⅺ
제1장 서론
1.1 연구의 배경 및 목적 1
1.2 연구의 내용 및 방법 4
제2장 마리나 개발 및 운영실태 분석
2.1 마리나의 특성 5
2.1.1 마리나의 주요기능별 역할 6
2.1.2 시설의 종류 6
2.1.3 시설의 입지조건 9
2.1.4 개발의 필요성 10
2.1.5 국내 마리나 산업의 잠재력 10
2.1.6 마리나의 경관 14
2.1.7 국내․외 마리나의 현황 17
2.1.8 전국의 마리나 수요예측 20
2.1.9 국내 계류비용 분석 25
2.2 마리나 개발의 유형 26
2.2.1 국내 마리나 개발의 특성 26
2.2.2 해외 마리나 개발의 특성 28
2.2.3 부산권 마리나 개발의 특성 30
2.3 마리나 운영의 특성 34
2.3.1 국내 마리나 운영의 특성 34
2.3.2 해외 마리나 운영의 특성 35
2.3.3 각 국의 마리나 운영특성 비교 39
2.3.4 국내․외 마리나 개발의 문제점 및 시사점 41
제3장 국내 마리나 개발의 활성화정책 분석
3.1 정부의 관련정책 개관 및 추진현황 47
3.2 관련 정책별 주요내용 분석 48
3.2.1 해양레저장비산업 경쟁력 강화 및 활성화 48
3.2.2 해양레저산업 클러스터 구축 50
3.2.3 해양레저산업 규제 개혁 및 합리화 51
3.2.4 지역관광 및 해양레저스포츠 활성화 52
3.2.5 해양관광자원 개발 55
3.3 마리나 개발사업 추진전략 55
3.3.1 마리나 사업추진 절차 55
3.3.2 단계별 개발사업 추진전략 63
3.3.3 각 기관별 역할 67
3.4 마리나 활성화를 위한 실천계획 70
3.4.1 마리나 활성화 전략 설정 70
3.4.2 마리나 활성화를 위한 실천과제 71
제4장 마리나 개발 재정지원 및 타당성 분석
4.1 재정지원의 기본 및 대상 73
4.1.1 기본방향 73
4.1.2 지원 대상시설과 규모 73
4.1.3 지원의 상한설정 및 지원규모 산정절차 75
4.2 재무적 타당성 분석 78
4.2.1 타당성 분석 절차 78
4.2.2 타당성 분석 범위 및 방법 79
제5장 마리나 개발의 실증분석
5.1 부산북항 마리나 87
5.1.1 대상부지의 현황 87
5.1.2 부산북항 재개발사업 계획 90
5.1.3 마리나의 개발 기본구상 92
5.1.4 북항마리나 수요예측 94
5.1.5 개발계획 104
5.2 개발 추진 전략 111
5.2.1 개발추진 방향 111
5.2.2 무상사용기간 및 부지사용료 121
5.2.3 공공기관의 사업참여 방안 및 수익구조 124
5.2.4 재원조달 및 투자유치전략 125
5.2.5 마리나개발 선정지침 139
5.2.6 유사사례 분석 142
5.3 운영관리방안 154
5.3.1 재난 및 재해예방 155
5.3.2 해양오염방지 및 환경개선 161
5.3.3 시설물 운영 및 관리 164
5.3.4 비용 부담과 집행 178
5.4 비용효과 분석 183
5.4.1 분석의 기본전제 183
5.4.2 총사업비 및 운영비용 산정 186
5.4.3 비용효과 분석결과 193
5.5 사업시행 방안 및 기대효과 194
5.5.1 사업시행 방안 194
5.5.2 기대효과 198
5.6 부산북항 마리나 시설의 종합 배치 202
제6장 결론 및 제언
6.1 결론 203
6.2 정책적 제언 205
감사의 글 209
참고문헌 211
부록 A. 용어의 정의 215
부록 B. 국내 마리나의 특성 219
부록 C. 해외 마리나의 특성 229
List of Tables
Major function and role of marina facilities 6
Types of marina facilities 7
Types of yacht and boat stored in the marina port 8
Site condition for basic facilities 9
Status of domestic marina development 18
Status of major yacht competition in the world 19
Number of leisure boats owned 21
Result of estimation for leisure boat 21
Result of demand estimation for each district 23
Development demand for each district 23
Related marina development for each district 24
Mooring Cost of domestic marina 25
Status for driving domestic marina project 27
Status for facilities induced in domestic marina 28
Status for driving foreign marina project 29
Status for facilities induced in foreign marina 30
Status of Busan Suyoung marina 31
Status of Busan Baekunpo marina 32
Status of Busan Namcheon marina 33
Analysis of marina operation and management for each country 40
Problems and causes of domestic marina 42
Site distribution of foreign marina 43
Status of related policies of governmental bodies 47
Specific activation plan for marine leisure gear industry 50
Specific driving policies of restriction renovation for marine
leisure gear industry 52
Problem of marine leisure industry and suggest for improvement 54
Status of driving marine tour resource development 55
Step by step project target and driving direction 63
The role of central governmental bodies and priority jobs
for the process 68
The role of local government and jobs in priority 69
The role of the Regional Maritime Affairs & Port Administration
and major jobs 69
List of action plan for marina revitalization-1 71
List of action plan for marina revitalization-2 72
Development pattern of project administrative 79
Limit of financial feasibility analysis for each development plan 80
Occupation rate of foreigners in tourism 89
Status of tour resources in Busan city 89
Comparison of demand prediction method through the case study 94
Status for business place and private owned aqua leisure gears in 2010 96
Prediction of growth of domestic aqua leisure gears in 2020 97
Recalculation of regional aqua leisure gears in 2020 98
Demand prediction for domestic aqua leisure gears per regional
and storing place (scenario-1) 99
Demand prediction for regional marina use (scenario-2) 99
Result of demand prediction for regional domestic marina
(scenario-3) 100
Marina demand prediction for Busan city in 2020 101
Marina capacity of Gyeongnam province 101
Marina demand prediction for Busan North Port redevelopment
site in 2020 101
Specification of pleasure boat 102
Registration status per vessel length of overall 103
Type of predicted pleasure boat for use target 103
Building area and space plan 106
Pattern comparison of driving project policy by administrative bodies 114
Comparison of private development project type 115
Financing plan for public authority 116
Driving process of private proposed project for port
redevelopment plan 117
Project for private investment invitation 118
Profit rate by BOT 122
Profit rate by BTO 122
Result of profit investigation for investment and share 125
Merit and demerit of project financing 126
Status of investment per administrative body 129
Invitation process for investment 130
Enhancement method for investment attraction level 133
Standard for selection of potential investor 134
Foreign major specialized potential marina investor 135
Reduction of charterage by the foreign investment promotion law 136
Reduction of national property charterage by the foreign
investment promotion law 137
Dangerous element at the stage of investment invitation and
responding strategy 138
Other supporting target and content by the foreign investment
promotion law 138
Contents of evaluation for the marina business of Busan North port 145
Score evaluation sheet for Busan Suyeong marina-1 146
Score evaluation sheet for Busan Suyeong marina-2 147
Suggest for evaluation items and score for project plan 149
Score evaluation sheet for Busan North port marina proposal 151
Criterion for special climate report 156
Step by step management plan for disasters 157
Step by step preparedness 158
Guide for action of vessels at the special climate report 159
Criterion for storm surge attention and warning 159
Specific contents for recovering storm surge damages 160
Scale and Impact of earthquake 160
Management plan of step by step accident and disaster 161
Management plan for pollution source in the maintenance of
facilities and yachts 163
Major management and operation points per items 166
Contents of team organization and their major duties 167
Management system setup and criterion for duty classification 168
Management core items of facilities and project process 169
Interior convenience facilities of mooring basin 170
Exterior convenience facilities of mooring basin 171
Responding plan for fire accident 174
Mooring fees for foreign and domestic marinas 179
Result of moorage analysis 180
Contents of law for port facility use 181
Types of port facility charge 182
Building and site charterage for Busan North port facilities 182
The basic premise conditions 185
Calculation of total project cost 186
Annual gross investment 187
Financing plan for investment fund 188
Financing plan for club house management 189
Income plan for club house management 189
Income plan for marina mooring 190
Summary of cash flow for marina development and management 191
Result of feasibility investigation for BOT project 192
Result of feasibility investigation for BTO project 192
List of Figures
Trend of population increase in the marine leisure activities 11
Trend of Gross National Income per capita(GNI) 11
Trend of maneuvering licence acquisitors for aquatic motor leisure
gear 12
Increasing trend for yacht and boat 12
High incomes and number of leisure boats 13
Number of super/luxury yachts and boats in the East-north Asia 13
Status of foreign marina development 19
Prediction process for marina demand 20
Result of estimation for nationwide marina demand 22
Location map for marina development 24
Flow chart for marina management and problem solved 42
Site distribution of foreign marina 44
Example of marina interrelated industrial complex 44
Example of marina interrelated tour & leisure complex 45
Example of marina interrelated urban space 46
Type of marine leisure gears 49
Flow chart of driving process for marina development project 56
Conceptual diagram for marina revitalization strategy 70
Process for financing support feasibility investigation 78
Profit level of private investment business for domestic port
facilities 85
Location map for Busan North Port marina development 87
Commercial zones in the vicinity of Busan station 88
Number of foreign visitors at Busan city 89
Project target and driving strategy 90
Land use plan for Busan North port redevelopment 91
Land use plan 91
Busan North port redevelopment plan 92
Diagram for marina industry structure 93
Flow chart for demand prediction of North port marina 95
Predicted regional domestic aqua leisure gears 96
Prediction and trend for growth domestic aquatic leisure gears 97
General arrangement plan for marina 105
Exterior space plan 105
Traffic management plan 107
Arrangement plan for the basement 107
Arrangement plan for the 1st floor 108
Arrangement plan for the 2nd floor 108
Arrangement plan for the 3rd & 4th floor 109
Section plan 110
Exterior material and Environment sound plan 110
Flow chart for inducing project driving method 112
Driving process for private proposal project by the marina law 120
Land use cost and IRR 123
Basic structure of PF development project 127
Status of Foreigner Direct Investment(FDI) to Korea 128
Direction of investment invitation strategy 130
Decision process for investment invitation company 132
Flow chart for induction of evaluation criteria and method 143
Average room rate and annual change rate 190
Pattern of world yacht and boat event 198
Pattern for regional spreading effect 199
Comprehensive master plan for Busan North port marina development 20