This research aimed to 1) study the processing of the Waterside Housing Development Project of Bangkok, Thailand, 2) evaluate the effectiveness of the Project, 3) study the factors affecting the effectiveness of the Project, and 4) propose a model for resolving the encroachment problems of the public areas. The methodology used in this research was mixed methods, and the sampling are 960 participating households and 31 community leaders. The research found that the project could not entirely solve the canal encroachment problem. Only 42.37% ...