오피스빌딩 내 상업시설의 임대료 결정요인에 관한 연구 -위계선형모형의 활용-

김기준 ( Kim Kijun ),김우경 ( Kim Wookyung ),문형준 ( Moon Hyoungjoon ),신종칠 ( Shin Jongchil ) 한국부동산분석학회 2018 不動産學硏究 Vol.24 No.3

The commercial facility is one of the important amenity facilities in office building. Recently, office building owners and managers are eager to enhance income stream from their commercial facilities by strengthening shopping and restaurant tenants. Since the retail potential commercial facilities in office buildings are influenced by the office building characteristics, trade area characteristics around office building, and so on, management strategies of commercial facilities could be different from office building to office building. Despite of these changes, there is little research on commercial facility in academic society. For these reasons, this study aims to examine the rent determinants of retail stores in commercial facilities. This study categorizes influencing factors into character of the office building, trade area, management, individual store. For empirical research, we analyze the rents of 393 retail stores at 38 commercial facilities of office buildings in Seoul. This study uses the hierarchical linear model to consider the effects of hierarchical influencing factors on rents including both office building level and individual store level. The results of the empirical analysis are as follows. Firstly, this study confirms office building characteristics including gross leasable area and building owner type, have considerable influence on store rents in the commercial facility. Secondly, this study finds trade area characteristics such as distance to subway station, road width, and pedestrian traffics around office building, have significant effects on store rents. Thirdly, this study discovers management characteristics such as the number of floors the commercial facilities occupy and management decision to operate commercial facility as an independent shopping mall, affect store rents in the commercial facility. Finally, this study shows the individual store characteristics such as store size, floor level that the store locates, whether the store has access to main pedestrian movement in the commercial facility, whether the store has signage outside of office building, and categories of tenant business, significantly influence on store rents.

A Study on the Decision Factors and Satisfaction of SMEs

Yongsang PARK(Yongsang PARK),Jaetae KIM(Jaetae KIM) 국제융합경영학회 2023 융합경영연구 Vol.11 No.3

Purpose: The purpose of this study is to identify the determinants of store occupancy based on the rental characteristics of small and medium-sized enterprises (SMEs) renting buildings across the country, and to analyze the satisfaction level after opening. Research design, data and methodology: The study conducted an empirical survey through questionnaires targeting individual business owners, corporate representatives, and executives and employees nationwide, including Seoul, Gyeonggi, and other metropolitan areas and provincial cities. Results: In this study, the most important factor that SMEs consider when deciding whether to rent a commercial building or office is financial characteristics, followed by management characteristics, location characteristics, building characteristics, and facility characteristics. In addition, management characteristics were found to have the greatest impact on rental satisfaction of SMEs, followed by financial characteristics, building characteristics, and location characteristics in order. Conclusions: Since the lessor cannot immediately improve the location characteristics or building characteristics, in order to increase the rental satisfaction of small and medium-sized businesses in a relatively short period of time, it is necessary to improve managerial characteristics such as prompt civil complaint handling and clean management of the building. In addition, it is analyzed that if the factors that can reduce the burden on the tenants are found in advance and reflected in the financial characteristics, the satisfaction of the tenants can be increased.

Section Office 가격결정요인에 관한 연구

소성규 ( So Soungkue ),김형근 ( Kim Hyungkeun ),신종칠 ( Shin Jongchil ) 한국부동산분석학회 2020 不動産學硏究 Vol.26 No.4

섹션오피스는 분할된 오피스 공간이라는 의미로서 오피스 빌딩 공간을 다양한 규모로 분할해 분양한 오피스공간 상품을 의미한다. 경제와 기업의 트렌드가 변화함에 따라 1인 창조기업, 스타트업, 벤쳐기업 등의 다양한 기업 형태가 나타나며 업무용 부동산시장에서도 전통적인 오피스시장에서는 충족할 수 없는 업무용 부동산시장이 성장하게 되었다. 이에 따라 오피스시장에서는 섹션오피스라는 업무용 부동산상품이 출현하여 하나의 세분시장을 형성하게 되었다. 본 연구는 오피스시장에서 하나의 세분시장을 형성하고 있는 섹션오피스 시장에 대한 학술적인 이해를 높이고자 섹션오피스의 거래가격 형성요인에 대해 연구를 진행하였다. 구체적으로 본 연구에서는 서울시의 2,096개 섹션오피스 거래사례를 분석표본으로 하여 헤도닉 모형을 사용하여 섹션오피스의 거래가격에 영향을 미치는 여러 요인들이 영향을 살펴보았다. 본 연구를 통해 나타난 주요 연구결과를 살펴보면 다음과 같다. 첫째, 본 연구는 섹션오피스가 소재하는 지역이 오피스권역 여부나 업무용도의 발달정도에 따라 섹션오피스의 거래가격은 유의적인 차이가 있다는 것을 보여주고 있다. 둘째, 본 연구의 실증연구는 섹션오피스의 거래가격은 대로접면여부, 지하철역과의 거리, 버스정류장과의 거리, 공원과의 거리 등이 포함된 입지특성에 유의적으로 영향을 받는다는 것을 보여주고 있다. 셋째. 본 연구는 섹션오피스의 거래가격은 섹션오피스 건물의 물리적 특성, 건축적 특성, 설비특성, 공간특성에 유의적으로 영향을 받는다는 것을 보여주고 있다. 구체적으로 섹션오피스 건물의 연면적, 경과년수 등의 물리적 특성과 섹션오피스의 단위면적당 엘리베이터 댓수 등의 설비특성이 섹션오피스의 거래가격에 유의적인 영향을 미치는 것으로 나타났다. 이러한 일반적인 특성 이외에 섹션오피스 건물의 코어 형태, 1개층의 면적 등과 같은 건축적 특성과 섹션오피스 건물의 업무용도비율, 공용회의실여부 등의 공간적 특성도 섹션오피스의 거래가격에 유의적인 영향을 미치는 것으로 나타났다. 마지막으로 분할된 오피스공간으로써의 고유한 특성을 가진 섹션오피스의 경우 호실면적, 소재층, 전면폭 길이, 창문여부, 엘리베이터와의 거리 등의 호실특성들이 거래가격에 유의한 영향을 미치는 것으로 나타났다. Section office is defined as a partitioned office space unit in office building, which is individually owned by firm or individual. It is a kind of office space for independent businessman, start-up, small-sized firms and so on. This study explores influencing factors on the transaction price of section office. This study classified influencing factors into regional, locational, building, unit, and time characteristics. For empirical research, we analyze 2,096 transaction cases of section office between 2010 and 2017 by using hedonic price model. The main empirical results are as follows. First, this study confirms regional characteristics such as office node and the number of office worker in the vicinity of building, have significant impacts on transaction price. Second, this study shows the location characteristics such as accessibility to road, subway station, bus stop and park and so on, have significant effects on transaction price. Third, building characteristics affect significantly transaction price. The physical characteristics such as total floor area and age, architectural characteristics such as core type and individual floor area, spatial characteristics such as the proportion of office use in the building and offering of common meeting room for tenants, have its own effect on transaction price. Finally, this study finds unit characteristics have significant influence on transaction price. Because each section office is partitioned space unit, unit characteristics such as unit size, floor level, the length of unit frontage, the distance to elevator, and whether it has window, have significant impact on transaction price.

Systematic influence of different building spacing, height and layout on mean wind and turbulent characteristics within and over urban building arrays

Dehai Jiang,Weimei Jiang,Hongnian Liu,Jianning Sun 한국풍공학회 2008 Wind and Structures, An International Journal (WAS Vol.11 No.4

Large eddy simulations have been performed within and over different types of urban building arrays. This paper adopted three dimensionless parameters, building frontal area density (λf), the variation degree of building height (σh), and the staggered degree of building range (rs), to study the systematic influence of building spacing, height and layout on wind and turbulent characteristics. The following results have been achieved: (1) As λf decrease from 0.25 to 0.18, the mean flow patterns transfer from “skimming” flow to “wake interference” flow, and as λf decrease from 0.06 to 0.04, the mean flow patterns transfer from “wake interference” flow to “isolated roughness” flow. With increasing σh, wind velocity within arrays increases, and the vortexes in front of low buildings would break, even disappear, whereas the vortexes in front of tall buildings would strengthen and expand. Tall buildings have greater disturbance on wind than low buildings do. (2) All the wind velocity profiles and the upstream profile converge at the height of 2.5H approximately. The decay of wind velocity within the building canopy was in positive correlation with λf and rs. If the height of building arrays is variable, Macdonald’s wind velocity model should be modified through introducing σh, because wind velocity decreases at the upper layers of the canopy and increases at the lower layers of the canopy. (3) The maximum of turbulence kinetic energy (TKE) always locates at 1.2 times as high as the buildings. TKE within the canopy decreases with increasing λf and rs but the maximum of TKE are very close though σh varies. (4) Wind velocity profile follows the logarithmic law approximately above the building canopy. The Zero-plane displacement zd heighten with increasing λf, whereas the maximum of and Roughness length z0 occurs when λf is about 0.14. zd and z0 heighten linearly with σh and rs, If σh is large enough, zd may become higher than the average height of buildings.

Systematic influence of different building spacing, height and layout on mean wind and turbulent characteristics within and over urban building arrays

Jiang, Dehai,Jiang, Weimei,Liu, Hongnian,Sun, Jianning Techno-Press 2008 Wind and Structures, An International Journal (WAS Vol.11 No.4

Large eddy simulations have been performed within and over different types of urban building arrays. This paper adopted three dimensionless parameters, building frontal area density (${\lambda}_f$) the variation degree of building height (${\sigma}_h$), and the staggered degree of building range ($r_s$), to study the systematic influence of building spacing, height and layout on wind and turbulent characteristics. The following results have been achieved: (1) As ${\lambda}_f$ decrease from 0.25 to 0.18, the mean flow patterns transfer from "skimming" flow to "wake interference" flow, and as ${\lambda}_f$ decrease from 0.06 to 0.04, the mean flow patterns transfer from "wake interference" flow to "isolated roughness" flow. With increasing ${\lambda}_f$, wind velocity within arrays increases, and the vortexes in front of low buildings would break, even disappear, whereas the vortexes in front of tall buildings would strengthen and expand. Tall buildings have greater disturbance on wind than low buildings do. (2) All the wind velocity profiles and the upstream profile converge at the height of 2.5H approximately. The decay of wind velocity within the building canopy was in positive correlation with ${\lambda}_f$ and $r_s$. If the height of building arrays is variable, Macdonald's wind velocity model should be modified through introducing ${\sigma}_h$, because wind velocity decreases at the upper layers of the canopy and increases at the lower layers of the canopy. (3) The maximum of turbulence kinetic energy (TKE) always locates at 1.2 times as high as the buildings. TKE within the canopy decreases with increasing ${\lambda}_f$ and $r_s$ but the maximum of TKE are very close though ${\sigma}_h$ varies. (4) Wind velocity profile follows the logarithmic law approximately above the building canopy. The Zero-plane displacement $z_d$ heighten with increasing ${\lambda}_f$, whereas the maximum of and Roughness length $z_0$ occurs when ${\lambda}_f$ is about 0.14. $z_d$ and $z_0$ heighten linearly with ${\sigma}_h$ and $r_s$, If ${\sigma}_h$ is large enough, $z_d$ may become higher than the average height of buildings.

가속노화 시험에 따른 건축용 단열재의 단열성능 및 경시변화 특성 비교 분석

김진희(Kim, Jin-Hee),김상명(Kim, Sang-Myung),김준태(Kim, Jun-Tae) 한국건축친환경설비학회 2020 한국건축친환경설비학회 논문집 Vol.14 No.6

The insulation performance of the building is one of the most fundamental factors to reduce the energy use in building. The building’s heating and cooling load account for the largest portion of the building energy consumption. And the insulation of building envelope is the main factor that directly affects the cooling and heating loads. For this reason, the thermal performance of the building insulation materials is very important for saving building energy. However, the building insulation materials have a problem in which the thermal performance has been deteriorated over time. Assuming that the lifetime of the building is about 50 years or more, the long-term performance of the insulation materials applied to the building is a very important factor affecting building energy consumption. In addition, the insulation material of building is generally located in the middle of the building envelope layers, which makes it very difficult to replace and retrofit when thermal insulation performance decreased. For these reasons, various standards have been proposed to test and evaluate the long-term performance of building insulation materials. In this study, the long-term performance of building insulation materials was tested and analyzed based on the standard of the accelerated aging test. The building insulation materials used in experiment were 5 types such as EPS, XPS, PF board, PIR-1 and PIR-2. The accelerated aging tests were conducted based on KS M ISO 11561 and BS EN 13166 standards. The results of the accelerated aging test for the materials were presented and the thermal conductivity of insulation materials were also compared.

상가임대차 시장에서 유권리 점포의 결정요인 - 베이커리 전문점의 권리금 지급사례를 중심으로 -

임노환 ( Nohwan Lim ),박지윤 ( Jiyun Park ),이규태 ( Kyutai Lee ) 아시아.유럽미래학회 2020 유라시아연구 Vol.17 No.4

본 연구는 실제 상가임대차 시장에서 권리금 지급여부의 결정구조를 살펴보고자 서울에 소재한 국내 대형 A사(社)의 프랜차이즈 베이커리 전문점을 사례로 임대차계약 정보를 활용하여 유권리 점포의 결정요인을 분석하였다. 본 연구에서는 2017년부터 2019년까지의 기간 중 임대차계약이 성사된 총 488건을 분석표본으로 하여 유권리 점포의 영향요인을 크게 지역특성, 입지특성, 건물 및 점포특성, 영업특성, 시기특성으로 분류하여 살펴보았다. 본 연구를 통해 나타난 주요 연구결과를 요약하면 다음과 같다. 첫째, 입지특성과 관련하여 본 연구의 분석결과, 상가의 위치에 따른 상권특성, 교통접근성 등 세부 입지여건에 의해 권리금 지급을 선택할 확률에 유의적인 차이가 있는 것으로 나타났다. 상권특성과 관련해서는 유동인구가 풍부할수록 유권리 점포의 결정에 긍정적인 영향력을 미치는 요인이라는 것을 보여주고 있다. 또, 상권유형에 따라 권리금 지급여부에 차이가 있는 것으로 나타났는데, 구체적으로 주거지에 비해 상업지에서 권리금 지급의 확률이 더 높게 나타났다. 한편, 상가 주변에 경쟁점포가 존재하는 경우에는 상가의 가치가 저평가 될 가능성에 의해 무권리 점포로 결정될 수 있다는 것을 보여준다. 이런 상권특성 이외에 교통접근성과 관련하여 지하철역 접근성이 우수한 경우 역세권 효과로 인해 권리금 지급을 선택할 가능성이 높게 나타났고, 접면도로 폭의 경우는 베이커리 전문점의 특성상 중로에 해당하는 12m-25m 구간에서 유권리 점포로 결정될 확률이 높다는 것을 보여주고 있다. 둘째, 건물 및 점포특성과 관련하여 상가건물의 연면적, 주차시설유무, 카페형여부, 전용면적 등의 물리적인 요인들이 유권리 점포의 결정에 상이한 영향을 미치는 것으로 나타났다. 본 연구의 분석결과에 의하면 건물규모 측면에서 연면적이 클수록 권리금 지급의 가능성이 높다는 것을 보여주고, 주차시설이 있는 상가건물의 경우 유권리 점포로 결정될 확률이 높게 나타났다. 또, 점포특성과 관련된 카페형여부의 경우 유형물 투자가 이뤄진다는 점에서 유권리 점포로 결정될 수 있다는 것을 확인하였고, 전용면적 측면에서 대규모 점포에 비해 소규모 점포에서 권리금을 지급할 확률이 높은 것으로 분석되었다. 셋째, 영업특성과 관련한 본 연구의 분석결과, 장기간 사업을 영위함에 따른 영업상의 노하우를 반영하는 영업기간이 길수록 유권리 점포로 결정될 가능성이 높은 영향요인으로 나타났다. 본 연구의 분석결과를 통해 유권리 점포의 결정은 장소적 이익을 나타내는 상권특성, 교통접근성뿐만 아니라 건물 및 점포특성, 영업특성에 따라 권리금 지급을 선택할 확률에 상이한 영향을 미친다는 것을 종합적으로 보여줌으로써 기존 논의를 더욱 구체화하였다는 데에 의의를 가진다. 또한, 서울의 소매업 프랜차이즈시장에서 베이커리 전문점이 가지는 위상을 고려해 볼 때, 베이커리 전문점을 대상으로 한 연구로서도 의의를 가질 것으로 생각된다. This paper analyzed the determinants of stores with premium payments while using the information of the lease agreement of the franchise bakery shop of a Korean large company A located in Seoul to research the decision structure of premium payments in the commercial lease market. This paper sampled and analyzed 488 lease contracts made from 2017 to 2019, and analyzed the influencing factors of stores with premium payments, categorizing them by regional characteristics, locational characteristics, building and store characteristics, business characteristics, and time characteristics. The results of the study are as follows: First, the analysis results of research related to locational characteristics show that specific location conditions, such as trade area characteristics and access to transportation, significantly influence the choice of premium payments. Regarding the characteristics of the trade area, the larger the pedestrian traffic around the store building, the higher the probability of choosing stores with premium payments. Regarding stores with premium payments according to the type of trade area, there was a higher probability of stores with premium payments in commercial rather than residential. If there are competing stores around the store, the store’s value may decrease and the store may become stores with no premium payments. Regarding traffic accessibility, if the subway station is close, the possibility of choosing stores with premium payments increases by the effect of subway station influence area. About street adjacency, the possibility of stores with premium payments was high in the 12m-25m area because of the specialty of bakery stores. Second, about building and store characteristics, physical factors such as total area, parking lot, café-type, and exclusive area have a different influence on the decision of stores with premium payments. The larger the total area and the more parking lots, the higher the probability of stores with premium payments. In addition, there is a high possibility of stores with premium payments because tangible goods are invested in café-type stores. Regarding the exclusive area, small stores had higher possibility of stores with premium payments compared to large stores. Third, on the business characteristics, if the business period that reflects long-term sales know-how is longer, there was a higher probability of stores with premium payments. It is meaningful that this paper made the existing discussion more detailed by revealing that trade area characteristics, traffic accessibility, building and store characteristics, and business characteristics have different effects on the choice of stores with premium payments, this paper is also meaningful in that it studied bakery stores, considering the big position of bakery stores in Seoul’s retail franchise market.

東京都 谷中地域의 建物調査를 통한 日本의 木造民營賃貸共同住宅의 建築的 特徵에 관한 硏究

박병순 대한건축학회 2005 대한건축학회논문집 Vol.21 No.4

To clarify the elapsed changes of the site use and building characteristics of private rental wooden multiple dwellings (PRWMD) in built-up area densely crowded with wooden buildings, the actual situation was surveyed at Yanaka in Tokyo. The results are as follows ; 1) the 90 percents of the surveyed private rental multiple dwellings is conventional wooden structure. 2) the most pattern is the changes from detached house to PRWMD.3) the 40 percents was built before 1981. It needs to be improved on structures, such as seismic strengthening.4) the houses under 4 meters of street width or with no frontal road occupies 91 percents among the surveyed PRWMD. 5) the buildings characteristics of houses under 4 meters of street width or with no frontal road, such as roof of the finishing cement tiles, mortared external wall, wooden material in the opening, wooden stair and corridor, common toilet, no bathroom, appeared remarkably.

메디컬빌딩의 건축계획특성 연구 -청주지역을 중심으로

백상열 ( Sang Yeol Baek ),김기수 ( Gi Soo Kim ) 한국의료복지건축학회 2015 의료·복지 건축 Vol.21 No.3

Purpose: Under a trend of hospitals that repeated expansion in line with fast increasing factors of medical demands in the past, medical buildings where clinic businesses have regularly gathered in one building have exponentially increased since separation of prescribing and dispensing in 2000. Thus, this study aims at analyzing characteristics of architectural plan of the current medical buildings, identifying strengths and weaknesses through Post Occupancy Evaluation and suggesting an architectural planning method of medical buildings to be planned in the future. Methods: Scope of study has been limited to 23 medical buildings that are registered in the building register as medical buildings out of the Class 1 neighborhood facilities build as 5 floors or more in Cheongju region since 2000 and being actually used for the usage. Study method is to define concepts of the medical buildings through literature review and advanced researches, analyze characteristics of architectural plan through drawing analysis and site survey. Results: General characteristics of architectural plans for the medical buildings in Cheongju have been analyzed. There are the most frequencies in general commercial area and semi-residential area, most of them are reinforced concrete structure and the Class 1 neighborhood facilities. Average land area is 482.68㎡, gross floor area 3720.8㎡, the number of underground floors level 1.16, the number of floors level 7.76, total number of floors 8.92, the building-to-land ratio 67.28%, floor area ratio 452.6%, height 31.44m, and the number of parked vehicles 24.16. Implications: This research will contribute to the establishment of the planning methods which increase the quality of Medical Buildings in Cheongju.

Theoretical and experimental dynamic characteristics of a RC building model for construction stages

Temel Turker,Alemdar Bayraktar 사단법인 한국계산역학회 2016 Computers and Concrete, An International Journal Vol.17 No.4

Dynamic characteristics, named as natural frequencies, damping ratios and mode shapes, affect the dynamic behavior of buildings and they vary depending on the construction stages. It is aimed to present the effects of construction stages on the dynamic characteristics of reinforced concrete (RC) buildings considering theoretical and experimental investigations. For this purpose, a three-storey RC building model with a 1/2 scale was constructed in the laboratory of Civil Engineering Department at Karadeniz Technical University. The modal testing measurements were performed by using Operational Modal Analysis (OMA) method for the bare frame, brick walled and coated cases of the building model. Randomly generated loads by impact hammer were used to vibrate the building model; the responses were measured by uni-axial seismic accelerometers as acceleration. The building’s modal parameters at these construction stages were extracted from the processed signals using the Enhanced Frequency Domain Decomposition (EFDD) technique. Also, the finite element models of each case were developed and modal analyses were performed. It was observed from the experimental and theoretical investigations that the natural frequencies of the building model varied depending on the construction stages considerably.