周邊 土地利用 特性과 空間自己相關을 고려한 住居地內 立地 形態 및 地價 推定에 관한 硏究 = (The)study on the pattern of location and estimation of land price considering the characteristics of an adjacent land use and spatial autocorrelation within residential area

다국어 초록 (Multilingual Abstract)

The aim of this study is to analyze the spatial effect of land value and the locational pattern of business within residential area in Changwon-city.
For this research, I have considered to solve out spatial autocorrelation's problem derived from spatial cross-sectional data on the charateristics of land use and the type of development adjacent residential area.
In terms of accessibility variables affecting business location pattern and land price adjacent use area, unlike the existing studies employing variables using accessibility to CBD, sub-CBD, subway station, etc. this study suggests that the location pattern of bussiness and land value are influenced by the accessibility to CBD, sub-CBD. Moreover, In view of urban ecology, land value is much affected by the characteristics of land use and the type of development within residential area.
In terms of the problem of spatial dependence and heterogeneity derived from the spatial cross-sectional data, unlike the existing research, this study analyzed the spatial effect of land price, the distribution of land value and business locational pattern within residential area. For this locational pattern, I employed multinomial logit model one of the probabilistic choice model through statistic package(SAS 9.1). As used in this study, this model is applicable to analyze the nominal scale having no hierarchy or order of response variables. Moreover, I employed spatial econometrics model to solve out many bias to occur by spatial autocorrelation problem through GeoDa0.9.5(composed of GIS(Geographical Information System) and statistic anaiysis).
The major findings of analysis of the business location pattern considering accessibility to adjacent use area are as follows: First, the retail facilities are more likely to locate as having more nearness to general commerial area, quasi residential area, industrial area, and educational facility. Second, the food and recreation service is more likely to locate as having more nearness to central commercial area, distributable commercial area, quasi residential area, and industrial area . Third, It shows that the location of neighborhood convenience service is highly dependent on the nearness to the educational facility. Finally, the location pattern to denote business, manufacture, construction, etc. is more associated with the nearness to general commrcial area, quasi residential area.
The important results of the spatial effect of land price considering spatial autocorrelation and characteristics of use area are as follows: First of all, the land value is more likely to increase as having nearness to central commercial area, general residential area, educational facility and department store. In particular, the variable to denote the accessibility to central commercial area has a little influence on land value in accordance with the traditional OLS(ordinary least squares). but it mainly statistically works when using spatial error model(SEM) as main determinant factor. Second, it shows that the nearness to distributable commercial area and industrial area is lower than others. Particularly, the distance of distributable commercial area has important effect on SEM. Such an empirical analysis approves that SEM of the log likelihood, AIC, SC is more robust than the traditional OLS. Accordingly, this results verify that the estimated value of land price considering spatial effect is more corroborated than that of the existing analysis methods disregarding spatial effect.
From the results of this study, the location form of business within residential area is considerably different in accordance with its adjacent area and major facilities. Also, the results will be much helpful to policy makers and planners when establishing and designing the residential area or similar region. In addition, when planning the residential area, it will be certainly useful to consider the spatial dependeny and heterogeneity in case of using spatial autocorrelation.

목차 (Table of Contents)

• 제1장 서론 1
• 제1절 연구 배경 및 목적 1
• 1. 연구 배경 1
• 2. 연구 목적 4
• 제2절 연구 범위 및 방법 6
• 1. 연구 범위 6
• 2. 연구 방법 8
• 제2장 이론적 고찰 및 선행연구 13
• 제1절 도시생태학 및 지대에 관한 이론적 고찰 13
• 1. 도시생태이론 13
• 2. 지대이론 17
• 제2절 업종 입지형태 및 지가 추정에 대한 고찰 23
• 1. 확률선택모형 23
• 2. 특성가격모형 26
• 3. 준모수ㆍ비모수모형 33
• 4. 위계선형모형 34
• 5. 공간계량경제모형 37
• 제3절 업종 입지형태와 지가 및 주택가격 추정에 관한 선행연구 45
• 1. 주거지내 업종 입지형태에 관한 연구 45
• 2. 주거지내 지가 및 주택가격 추정에 관한 연구 47
• 제3장 신도시 주거지 관리 및 공간구조 특성 53
• 제1절 창원신도시 공간구조 형성 53
• 1. 개발계획 개요 53
• 2. 공간구조 형성 56
• 3. 근린주구 구성과 형성 58
• 제2절 창원신도시 주거지 관리 61
• 1. 주거지 관리 개요 61
• 2. 배후도시 건축업무 처리지침에 의한 관리 61
• 3. 건축조례에 의한 관리 63
• 4. 지구단위계획에 의한 주거지 관리 63
• 제3절 주거지내 공간구조 특성 67
• 1. 용도지역 특성 67
• 2. 주거지내 지가 분포 특성 68
• 3. 주거지내 업종 분포 특성 77
• 제4절 소결 84
• 제4장 분석모형과 공간자료 구축 87
• 제1절 분석의 틀 87
• 제2절 주거지내 업종 입지형태 분석을 위한 다항로짓모형 91
• 제3절 주거지내 지가 추정을 위한 공간계량경제모형 96
• 1. 공간계량경제모형 96
• 2. 공간가중치행렬 작성 97
• 3. 공간자기상관 진단 99
• 제4절 분석자료 구성 및 공간정보 구축 107
• 1. 분석자료 구성 107
• 2. 공간정보 구축 108
• 3. 구축정보의 일반적 특성 115
• 제5장 주변 토지이용 특성을 고려한 주거지내 업종 입지형태 분석 117
• 제1절 분석모형 및 변수구성 117
• 제2절 주변 토지이용 특성을 고려한 주거지내 업종 입지형태 분석 121
• 1. 다항로짓모형 진단 121
• 2. 업종 입지형태 분석 121
• 제3절 소결 129
• 제6장 주변 토지이용 특성과 공간자기상관을 고려한 주거지내 지가 추정 131
• 제1절 분석모형 및 변수구성 131
• 제2절 지가의 국지적 공간자기상관 135
• 1. 국지적 공간자기상관 군집 135
• 2. 국지적 공간자기상관 유의성 137
• 제3절 주변 토지이용 특성과 공간자기상관을 고려한 주거지내 지가 추정 138
• 1. 공간시차모형 및 공간오차모형 진단 138
• 2. 지가 추정 및 공간효과 분석 141
• 3. 공간적 잔차분포 분석 145
• 제4절 소결 151
• 제7장 결론 153
• 제1절 요약 및 결론 153
• 제2절 정책적 시사점 및 연구 한계 156
• 참고문헌 159
• 부 록 173
• Abstract 187