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장재일 ( Jae Il Jang ) 한국부동산분석학회 2012 不動産學硏究 Vol.18 No.1
The scope of the gratuitous public land conveyance in Urban and Living Environment Improvement Act is not clear, so there are many administrative litigation. And it is pointed out that the gratuitous conveyance system is unfair. Therefore, this study suggest that public sector use the gratuitous conveyance system as public financial support for redevelopment area and the scale of the support be determined by feasibility analysis. In other words, public land in redevelopment area should be gratuitously conveyed to a certain feasibility level, and remaining public land should be used as another means of supporting redevelopment project. To do that, the feasibility of redevelopment areas should be objectively measured and compared. So it is required to standardize construction costs and to equate arbitrary determination factors(Landowner`s Housing Price Rate, Other Factors of Value Determination Factors in Property Appraisal) respectively. Also in order to use the gratuitous conveyance system as public financial support, 1) we should change the law and use the public land in redevelopment area as means of comprehensive public support, and 2) we should appraise official land price more strictly from the time of determining a Renewal District.
단독주택 재건축사업의 수복형 정비방식 도입에 관한 연구
장재일(Jang Jae-Il),안건혁(Ahn Kun-Hyuck) 대한건축학회 2009 대한건축학회논문집 Vol.25 No.8
The Purpose of this paper is to suggest the standard of rehabilitation for blighted residential area. Urban renewal project can be practiced by various renewal type such as redevelopment, rehabilitation, and conservation. Though the renewal type which is suitable for the characters of each blighted residential area should be choiced, only redevelopment type generally have been used. This study assume that it is possible to decide appropriate renewal type by estimating the necessity of rearranging lot-shape and the possibility of self-developing. As a way of estimating, this paper suggest that we calculate potential building size and produce parcel based feasibility analysis. If potential building size of a lot is bigger than economically feasible size, the lot is regarded as a self-developable lot. By doing so, we can choose a proper renewal type, redevelopment or rehabilitation.
장재일(Jang, Jaeil) 한국도시설계학회 2013 도시설계 : 한국도시설계학회지 Vol.14 No.6
사업성을 이유로 정비사업이 취소되는 사례가 속출하고 있는 상황에서 사업성에 대한 정확한 판단이 중요하다. 이에 본 연구는 재개발사업의 사업성 구조를 파악하고, 조합원 입장에서 사업성을 판단하기 위한 지표의 종류와 이 지표들 사이의 관계를 검토하였으며, 이를 통해 구역간의 실질적인 사업성 비교와 조합원 분담금의 분배구조를 분석하였다. 연구의 결과는 다음과 같다. 첫째, 비례율(R)과 함께 기타요인 보정치(x)와 조합원분양가율(y)을 함께 고려해서 사업성을 판단해야 한다. 둘째, x에 대한 R의 민감도는 xR그래프의 기울기로, y에 대한 R의 민감도는 xR그래프의 간격으로 표현할 수 있으며, x가 작고 y가 클수록 R의 민감도는 증가한다. 셋째, R=1에서 x와 y는 정비례 관계이고, xy그래프가 우측 하방에 위치한 구역일수록 사업성이 상대적으로 크다고 판단할 수 있다. 넷째, 조합원 보유토지의 공시가격이 기준값(1세대 분양면적×일반분양가격×Δy/Δx) 이상인 경우 x가 클수록 분담금이 줄어든다. Many redevelopment projects have recently been canceled because their profitabilities are not as good as they were expected. So it is important to assess the economic feasibilities of the projects accurately. This paper aims to analyze the indicators of the economic feasibilities in redevelopment projects and to examine the relationships among these indicators. Also feasibilities of sample districts are compared and landowner?s expense shares are analyzed. The followings are the findings of the study: First, adjusted measurement based on other factors(x) and the ratio of landowner?s housing price(y) should be considered in addition to proportional rate(R) when the feasibilities of redevelopment projects are analyzed. Second, the slope of xR-graph is R?s sensitivity against x, and the distance between xR-graphs is R?s sensitivity against y. As x becomes smaller and y becomes bigger, R becomes more sensitive. Third, when R=1, x is directly proportional to y. If the xy-graph is located in the right-lower corner, the project is relatively more profitable. Fourth, if landowner?s land price is over particular value ( floor area per household × general housing price × Δy / Δx ), landowner?s expense share is inversely proportional to x.
사업기준지가를 활용한 종전자산평가방식의 적용 및 효과 연구
장재일(Jang, Jae-Il),박태원(Park, Tae-Won) 대한국토·도시계획학회 2013 國土計劃 Vol.48 No.5
This study propose a new method for former property appraisal. By this everyone will easily know the feasibility of redevelopment project from its inception. The suggestions are: l)the standard land price, the criteria of former land appraisal, should be calculated by feasibility and announced when determining a development zone; 2)land and buildings should be assessed separately and buildings’ price should be assessed by cost method. To support these, this study performed theoretical reviews and simulated conditions that these suggestions are applied to. As a result, cost appraisal method is theoretically appropriate for multi-dwelling units, and standard land price is useful in predicting former property price. Also there are application effects of the alternative: regulating real estate speculation, resolving conflicts, and heightening transparency in redevelopment projects.
단위생활권 설정과 생활기반시설 계획을 통한 일반노후주거지 관리방안 연구
장재일(Jang, Jae-Il),배웅규(Bae, Woong-Kyoo) 대한건축학회 2012 대한건축학회논문집 Vol.28 No.7
Recently as problems caused by the scrap and build typed redevelopment are increased, so residential regeneration for the incremental improvement upgrading method are strongly needed. To pursue rehabilitation process, not redevelopment process, we should solve these problems in deteriorated residential area: infrastructure shortage, low-level residential convenience, etc. This study regard appropriate infrastructure as a major factor of sustainable neighborhood regeneration. And this study is aimed at suggesting a guideline of infrastructure plan in detached housing area. This study focuses mainly on the deteriorated residential areas with good infrastructures which are redeveloped in the near future. As a result, this study defines the terms of "Neighborhood Unit" and "Neighborhood leveled infrastructure". The former is the smallest neighborhood whose center is a kindergarten or children"s park. It"s size is about 100,000㎡. The latter is the infrastructure to support the unit neighborhood. Also this study suggests planning standard and establishment method for living infrastructures in a unit neighborhood. These guidelines should be applied to local situation flexibly.
반영과 굴절의 경계 : 『술라』(Sula)의 영한번역 비교연구
장재일 ( Jang¸ Jai-il ) 동국대학교 영어권문화연구소 2015 영어권문화연구 Vol.8 No.3
The two Korean versions of Toni Morrison's Sula (1973) translated by Jang Jung-nam (1993) and Kim Ae-joo (2005) are compared and analyzed for the purpose of determining whether the Source Language (SL) has been translated or “rewritten” into the Target Language (TL) in the light of Andre Lefevere's theory of “rewriting” or “refraction.” The two translators made much effort to bridge the gap between SL and TL from many perspectives, using diverse themes such as mythologies of Africa and Europe, fairy tales of Europe, and African-American folk culture. A good translation conveys the original text conforming to the “writer's intent,” “accuracy of translation languages,” and “faithfulness to the reader.” Hence, the TL must be held as important as the SL. The problems that must be overcome in the process of translating Sula dealt with in this essay lie both in language and in differences in time, location, and culture. The surrounding factors in translating the original work in Korean reflect the translating writer's personality or field of professional study or is possibly reflected differently according to the translation's publication era. The aforementioned factors are analyzed to examine whether a refraction has taken place by comparing the two Korean translations.