关键词: 土地发展权, 城市公共空间, 区划管控, 土地发展权转移, 高线公园

Abstract: From the planning management and control of public spaces, the goal of the management and control of public spaces during the increment stage is often determined by statutory plans, such as controlling detailed plan. Some quantitative index requirements, such as "space distribution", "green space ratio", "green land area", and "compatibility requirements" are determined. In the stock stage, the public space planning management and control shifts from determining how the space should be planned to attempting to guide and implement space planning. In secondary development and utilization of urban lands, management of public spaces is faced with complicated cost-benefit analyses for land property rights.
　　From the theoretical perspective of land development rights, the logic behind land development zoning control in New York were disclosed. In fact, traditional zoning which was determined in 1916 did not offset damages to public interests brought by property rights subjects' pursuit for maximal land development profits. In 1961, the New York Zoning Resolutions introduced incentive zoning, and the rewards offset the damages caused by public interests to land development rights. In 1968, the Landmark Protective Law in New York not only further introduced systems such as transferrable land development rights and the purchase of land development rights, but also perfected a means of zoning control based on the transaction of land development rights.
　　In this study, management logics, management requirements, and types of public spaces in the High Line Park under zoning influences were reviewed by searching relevant planning and control documents in the New York Zoning Resolutions. It found that new overlayers zoning of land development right allocation was established in the New York Zoning Resolutions. It realized planning management and control of public spaces in High Line Park from three perspectives: land and space development control requirements, transfer of land development rights, and rewards of land development rights. On one hand, the zoning established requirements for land development and utilization as well as three-dimensional morphological management of different subzones according to the "empowerment-management" logic, and determined the floor area ratio (FAR) transfer corridor, as well as the improvement and reward area in High Line Park. Moreover, the FAR transfer rules of roll-out lands and roll-in lands were determined, and preconditions for reward of land development rights were set by establishing a transaction market.
　　Finally, to describe in detail the planning of public space control modes and implementation management, three suggestions for planning management and control of public spaces were proposed in this study, contextualized by the reformation of the current land property rights and planning management systems in China. Firstly, it is necessary to develop awareness of protecting land property rights during the planning of public space control, establish the planning management and control logics of "empowerment-control", and guide land use values to align with public values. Secondly, existing methods in public space control must be enriched in existing planning to form more elaborate three-dimensional space control requirements. Thirdly, a compensation and reward mechanism for land development rights is suggested to be established under the requirements of planning management and control. Moreover, it should introduce transfer, reward, and transaction mechanisms for land development rights and optimize market resource allocation in land development. 

Key words: land development rights, urban public space, zoning management and control, land development rights transfer, High Line Park