都市類似有機體，具有生物式新陳代謝的功能及成、盛、衰、空的演化過程，為避免都市的偏差發展與空洞化，產生都市再生的概念。美國住宅經濟學家Miles Colean1953年首先提出都市更新（Urban Renewal）一詞，主要意義是維持都市的生命力，促進都市土地更有效的使用。1950-60年代，地理學家及社會科學家認為都市更新是改變都市環境，符合現代及未來工作與生活的需求，著重於實質環境的改善，被批評為「推土機」剷除貧民窟的手段，造成社群意識的瓦解及社區網絡的破壞。1970年代，稱之為都市再利用（Urban Reuse），著重於社會保存（Conservation），限制地方經濟的發展。1980年代，稱之為都市再發展（Urban Redevelopment），著重於經濟的發展，被批評為都市縉紳化的過程（Gentrification），驅逐中下階層居民，造成社會階層的衝突與對立。1990年代以後，稱之為都市再生（Urban Regeneration），使都市朝向有機活化的多元發展。
從永續發展（Sustainable Development）的「社會、經濟、環境」三個面向檢視都市更新。1950-60年代，政府的都市更新政策偏重於實質環境改善；1970年代，都市更新政策以居民為主偏重於社會保存；1980年代，都市更新政策偏重於經濟發展，由建商主導。換言之，1950-1980年代的都市更新主體（政府、居民、建商）均以「自利」為出發點，經常產生矛盾、衝突與敵對的關係，造成都市環境、社會及經濟三個面向的「零和」發展，違背都市更新永續發展的精神與目標。1990年代，都市更新主體從「自利」觀念中加入「利他」觀念，使得「衝突與敵對」的關係演化為「共生」的關係。著重於都市有機活化的發展，都市從「零和」走向「非零和」發展。因此，21世紀的都市更新應朝向「共生多贏」的發展。也就是說，都市更新主體應以「居民有共識、建商能共享、政府可共信」為理念，營造「社會有共識、經濟能共享、環境可共榮」的共生都市，創造都市更新主體的共同利益。
1990年以前，台灣的都市更新主要由公部門推動。1960-70年代，台灣工商發展，經濟起飛，人口快速集中都市，大量興建住宅。當時建成的老舊市區，目前已不敷社會、經濟及環境的需求，亟需更新。因此，1993年台北市政府增訂獎勵私人團體興建都市更新建設事業專章，獎勵民間辦理都市更新。1998年，總統頒布實施「都市更新條例」，開啟公私合作都市更新的機制，成為台灣都市再發展的重要策略。但是，由於都市更新主體的「自利」觀念與「敵對」關係，經常造成公私部門的矛盾、社區居民的衝突及開發效益的爭端。因此，都市更新推動過程困難重重，時程冗長成效不彰。都市更新主體之間為何不能放棄「自利」的觀念及「敵對」的關係，改以「自利利他」的觀念與「共生」的關係，創造都市更新主體「共生多贏」的發展呢？
因此，本研究以「共生理論」與「非零和理論」為基礎，分成三階段設計質化及量化問卷，以台北市都市更新案例為範圍，調查都市更新主體（居民、建商及政府）之間的關鍵因素，並以因子分析及Tobit迴歸分析都市更新主體的共生因素，研擬都市更新主體的共生關係，建構都市更新主體的共生模式，提供都市更新策略及操作機制的參考。本研究各章節摘要如下：
第一章、緒論：基於國內外都市更新發展現象及課題的觀察，引發本研究的動機及目的，並界定本研究的範圍及限制，進而提出「都市更新主體具有共生關係」的研究假設，研擬本研究的內容、步驟、方法及流程。
第二章、文獻回顧與都市更新發展趨勢分析：基於都市更新有機論、社會論、經濟論、生態論及政治論各領域的文獻回顧，發現都市更新缺乏「共生論」。分析國外都市更新的發展現象及趨勢，比較論證台灣都市更新發展的趨勢與都市更新主體之間的課題。
第三章、理論架構：經由生物學、哲學、社會學、經濟學、政治學及環境學等各領域論證「共生理論」，並分析論證新制度經濟學的「合作理論」及日裔學者福山的「信任理論」。進而建立本研究都市更新主體「自利利他」的共生理論架構。
第四章、都市更新主體共生因素調查分析：以台北市都市更新案例為範圍，以居民、建商及政府為調查對象，調查分析都市更新主體之間的共生因素。
第五章、建構都市更新主體的共生模式：基於都市更新主體共生因素的調查分析結果，進一步以「共生度、共生係數及共生指標」分析都市更新主體的共生關係，建構都市更新主體的共生模式。並以台北市都市更新案例檢驗都市更新主體之間的共生度。
第六章、結論及建議：本研究提出三項結論：1、都市更新主體「自利利他」共生理論；2、研擬都市更新主體的共生關係；3、建構都市更新主體的共生模式。三項建議：1、都市更新主體共生模式建議；2、都市更新共生度檢視表建議；3、都市更新政策建議。
關鍵詞：都市更新、都市更新主體、共生模式、共生理論、非零和理論
註：Co－SUN的意義有二個特質：一是實質意義的特質，它是指『共在太陽下創生』，其中Co是指「共同、相互、聯合」之義，SUN是指太陽。地球環境上所存在的質能體與生命體，皆因太陽的作用關係而生，因此以『Co－SUN』來表達『共生』有它的實質意義和價值。二是語音音韻意義的特質，『Co－SUN』英語發音與『共生』的華語發音有相似的音韻，因此以『Co－SUN』來表達『共生』更具生動價值。

Cities, similar to living organs, go through a cycle of birth, growth, aging, and decaying. In order to prevent an urban decay, the term “Urban Renewal” was first introduced to the general public by Miles Colean, an economist who helped to create the US Federal Housing Administration in 1953. The main idea of urban renewal was to re-develop urban lands with a moderate to high degree of population density, and to re-deploy them more efficiently. During the 1960s, geographers and social scientists believed that urban renewal was merely referred to as improving city environments to meet the on-growing needs for the modern communities. In the 1950s and 1960s, urban renewal efforts were focused only on improvements for urban environments and were dubbed "negro removal." This is because renewal plans usually included demolishing residential slums and often led to breaking down for local community networks. In the 1970s, the term “urban renewal” was referred to as “urban reuse,” which focused on the conservation of existing communities, and hence, limited the growth of local economy. On the contrary, urban renewal during the 1980s was called “urban redevelopment” and focused primarily on economic development. It was criticized as a “gentrification” process that attempted to eliminate poor residents and caused conflicts between people from different social status. After 1990, “urban renewal” was known as “urban regeneration,” which focused on revitalizing existing neighborhoods and properties as well as redeveloping local economy.
From the standpoint of sustainable development, we found that the urban renewal projects from each decade focus only on one of the three dimensions: social, economical, or environmental. For instance, the focus was first on environmental improvements during the 1950s and 1960s. Then, the renewal focus had shifted to social conservations in the 1970s. Later, the focus had changed again onto the economical growth in the 1980s.
Overall, these developments that focused only on one single dimension, sometimes called the “zero-sum development,” usually resulted in conflicts and oppositions between residents, developers, and the government. Therefore, urban renewal entities began to focus on more than one dimension in the 1990s. These multi-dimensional programs, referred to as “non-zero-sum development,” were more about the redevelopment and revitalization of cities. It was an effort to integrate the best interests of the residents, developers, and the government involved in the programs. In the future, urban renewal entities will need to take all three dimensions into consideration in order to create a true harmonious urban environment, also called a Co-Sun environment, that is beneficial to urban renewal entities in the 21st century.
In Taiwan, urban renewal projects were mostly planned and implemented by the government before the 1990s. Due to the increasing number of population and the rising needs of renewing the communities built between 1960 and 1980, the Taipei City government officially announced to provide private funds for entrepreneurs to plan and develop new communities in 1993. In 1998, the President of Taiwan promulgated the “Urban Renewal Act” to set up regulations for all to follow, which later on became the most important urban redevelopment regulations in Taiwan. However, the perplexed relationships between residents, developers, and governments often became the main obstacles in urban renewal plans. It became clear that the relationships between urban renewal entities were the key to a successful urban renewal project. In this research, we would inspect and analyze the Taipei City urban renewal project both with factor analysis and regression analysis methods and through carefully conducted surveys from the residents, the developers, and the governments. From these survey results, we would have a better understanding on interests these three parties have in common, and we may be able to construct a Co-Sun model of urban renewal entities based on the non-zero-sum theory and Co-Sun theory.
Therefore, this thesis referred to the Co-Sun theory and Non-zero sum theory, divided the research into three phases, and designed qualifying and quantifying questionnaires for each phase. Adopt both factor analysis and Tobit regression analysis, this thesis utilized the Taipei City urban renewal project as the research scope to investigate the key factors, Co-Sun factors, and Co-Sun relationships between urban renewal entities: residents, developers, and the government. Finally, this thesis provided recommendations for urban renewal strategies and relevant steps. This thesis is divided into six chapters, and each chapter corresponds to an aspect of the research.
Chapter One discussed recent urban renewal developments and progresses in Taiwan as well as other countries, described motives and purposes, and proposed hypotheses for this research. Finally, this chapter explained the research contexts, methods, procedures, and processes.
Chapter Two provided a literature review for urban renewal developments and relevant trends in the fields of ecology, biology, sociology, economy, and political science. We found that none of the literatures reviewed discussed topics about Co-Sun theory. This chapter also compared and contrasted topics and trends regarding urban renewal development in Taiwan and relationships between the residents, developers, and governments.
Chapter Three proposed a research framework called Mutual Beneficiary Co-Sun Framework, or MBCF. The MBCF integrated the “trust theory”, proposed by Japanese scholar Francis Fukuyama, and “cooperation theory”of New Institutional Economics, and relevant Co-Sun concepts from the fields of biology, philosophy, sociology, economy, political science, and ecology.
Chapter Four provided an analysis about Co-Sun factors among primary urban renewal entities (the residents, developers, and the governments.) Utilize the Taipei City urban renewal project as the research scope, this study conducted research on the residents, developers, and the governments involved in the plan.
Chapter Five discussed the Co-Sun model of urban renewal entities. This model is devised based on the analyzed results from Chapter Four. We further defined the Co-Sun degrees, Co-Sun coefficients, and Co-Sun indicators for this study to analyze the Co-Sun relationships among primary urban renewal entities. Also, we examined the Co-Sun degrees for the Taipei City urban renewal project.
Chapter Six presented recommendations and suggestions. This thesis proposed three conclusions: 1) the Mutual Beneficiary Co-Sun Framework and theory; 2) the analyses for Co-Sun relationships among urban renewal entities; and 3) the Co-Sun constructional model for urban renewal entities. Additionally, this thesis introduced three suggestions: 1) the deployment of urban renewal process should follow the Co-Sun model; 2) the Taipei City urban renewal project should utilize the Co-Sun degrees Checklist proposed in this thesis and 3) the suggestion of urban renewal strategy.
Keywords：Urban Renewal, Urban Renewal Entities, Co-Sun Model, Co-Sun theory, Non-zero Theory
Note：Co-SUN the significance of two qualities: First, the nature of real significance, it means：“Co-Creation in the sun”. “Co” refers to “the common、mutual and joint” meaning, “SUN” refers to the sun. Why is this so Thinking？First, the significance of the characteristics of essence. Because the earth's environment can have life、mass and energy, its the relationship between sun and earth's environment. So “Co-SUN” to express “symbiosis” has its real meaning and value. Second, the significance of the characteristics of phonological voice, “Co-SUN” English pronunciation and“ symbiosis” is similar to the Chinese pronunciation of phonology, to “Co-SUN”to express“ symbiosis” more vivid value.