일반주거지역 종세분화에 따른 건축허가 특성분석

고덕균(Ko Duk Kyun),전상훈(Jeon Sang Hoon) 한국도시행정학회 2005 도시 행정 학보 Vol.18 No.2

The purpose of this study is to analyze the Impact Analysis of the Sub-Classification of General Residential Zone on Building Permits in Seoul. For this, general residential zones in 8 district regions(gu) with Seongbuk-gu, in Seoul were sampled, and the buildings permitted in the sample zones in 2002 were comparatively examined in reference to the criteria for the sub-classifications. The results of this study can be summarized as follows; First, there is no regulation of main use without five floors APT in type-Ⅰ,Ⅱ,Ⅲ but there is many regulations of the building-to-land ratio and the building volume ratio. Because the building-to-land ratio is limited to 50% in typeⅢ region and the building volume ratio was controled with the below of 150%(typeⅠ), 200%(typeⅡ),250%(typeⅢ) from the initial 300%. Third, In process of sub-classification, first of all, areas need to retain good circumstances and low density developments should be appointed as typeⅠresidential area, and the places need high land use density are appointed as the typeⅢ residential area. and other areas excluded from both of them are classified as the typeⅡ. The typeⅡ of general residential zone will be appointed more regions than other type Ⅰ,Ⅲ

서울시 정비사업 공공관리제도의 문제점과 개선방안 연구

고덕균(Ko, Duk Kyun) 한국부동산학회 2011 不動産學報 Vol.46 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this study is to suggest resolutions of the public participation redevelopment’ problems for invigorating public participation in redevelopment (2) RESEARCH METHOD This study is basically based on bibliography. Current conditions and problems of public participation redevelopment are analyzed by seoul city homepage and supreme court’ precedent(from 2000 to 2009) in seoul and an resolutions is suggested. (3) RESEARCH FINDINGS In the results of this study, the most important problem is that public participation is a desirable method but it has on negative affect to whom it may concern in redevelopment. 2. RESULTS This study offers three alternatives W improve the public participation of redevelopment in Seoul. 1) General redevelopment master plan is connected with redevelopment area and General redevelopment master plan is designed with minimum redevelopment area for this issue. 2) Redevelopment should be processed without commission stage. 3) The range of public participation should be enlarged from start to completion of redevelopment.

주택재개발사업 특성이 재입주에 미치는 영향

고덕균,김홍규,Ko Duk Kyun,Kim Hong-Kyu 한국주거학회 2005 한국주거학회 논문집 Vol.16 No.3

The reason that compulsory removals of a low-quality housing redevelopment such as involuntary or unintentional migration present a problem for urban communities is that whether involuntary movers adapt themselves to their new home has an influence on the urban communities that surround them. Moreover, involuntary emigrants have higher probability of choosing faulty residential areas than voluntary emigrants do. This gives rise to a problem of another residential migration for involuntary movers. In order to solve these problems, there is a need for a new housing policy that enables original residents to come back to their old community. However studies for resettlement had not conducted subjects about housing redevelopment characteristics which influences the involuntary movers directly. Instead personal microscopic characteristics such as statistics of resettlement, the moving distance, the reason of moving, improvement of living environment, had been main subjects of farmer studies. So the purpose of this study is to analyze an analysis of the relationship between resettlement and housing redevelopment characteristics. The data used in this study was obtained at 47 areas designated by Seoul (metropolis) since 1990 for redevelopment. Cluster Analysis Is used for dividing high rate of resettlement with low rate of resettlement and Regression Analysis is used for the analysis of the relationship between resettlement and housing redevelopment characteristics. The results of examining the effects of a redeveloped housing complex on returning residents at 47 areas designated by Seoul (metropolis) since 1990 fur redevelopment are as follows: First, A housing complex with a high returning rate (remove-in rate?) has no state/public land, unauthorized building owners who are in the low-income brackets, and few interested parties such as union members. This is the characteristic of a redeveloped housing complex with a short-period project span. On the contrary, a housing complex that has a low returning rate is crowded by state/public land, and numerous unauthorized building owners, and interested parties. Second, According to the linear regression analysis, among the factors that affect returning residents, 'physical properties(characteristics) of a region', 'population properties within a region', and 'properties of a project span' indicate a negative(-)influence whereas 'properties of a complex density' shows a positive(+) influence. In a nutshell, the more the physical properties, population properties, projectspan properties, the lower the returning rate and the more the complex density properties, the higher the returning rate. In detail, an area with many small land and new/large buildings, a high population, and a long project duration has a low returning rate of original residents while an area holding large capacity and buildings with many number of floors (multiple-storied building) has a high returning rate.

도시계획시설 중복결정을 통한 고령자 주택 공급 사례 연구

김기헌(Kim, Ki-Hun),고덕균(Ko, Duk Kyun) 한국부동산정책학회 2013 不動産政策硏究 Vol.14 No.1

The complex of land use is consistently demanded in Seoul these days, because there are no any more land to develop in Seoul. Futhermore, New paradigm in urban development have been demanded instead of the development of the past. The purpose of this study is to improve the supply of rental house for the aged by Over-determination in Urban Planning Facilities. The study was done in following process. First, the literatures on this subject were investigated to seek the problems of Over-determination in Urban Planning Facilities. Second, Statistics of the number of the aged, welfare facilities and financial independence rate was investigated to determine the supply priority of rental house. Third, the efficiency of Land Use Planning was suggested in the Case Study. Followings are suggested for improvement of the issues. First, the current law would be revised. because there are many separated laws related on Over-determination, they don t easily cooperate in establishing urban plan. therefore, many separated laws have to be combined to improve the efficiency of land use. Second, the specific criteria of divided surface right has to be established by law to protect private property. Because Over-determination can negatively affect private property. Third, the specific criteria of noise, oscillation and separation distance of under ground space has to be established by law to minimize the problems in Over-determination.

부동산경매에서 유치권의 개선에 관한 연구

유영수(Yoo, Young-Soo),고덕균(Ko, Duk Kyun) 한국부동산정책학회 2012 不動産政策硏究 Vol.13 No.2

The purpose of this study is to improve the problems of Lien in the Real Estate Auction Process. The study was done in following process. First, the literatures on this subject were investigated to seek the problems of Lien in the Real Estate. Second, Survey were done on the staff, who works in the Auction and whose jobs are officer, consultant, real estate introducer, toseek problems and solution of the Lien. Followings are suggested for improvement of the issues. First, the current real estate auction process would be revised. The investigation on currentlien would be reinforced and better public reliability would be achieved by including the lienrelated facts in the Auction Objects List. Second, the abstract character of the lien would be improved. The types of occupation would be defined in the law as examples, or, the lien would be registered by introducing the ‘lien registration order’, ‘court lien’ or ‘mechanic’s lien’ so that the lien would be announced to the public. Third, if the person with lien did not report his/her right until the last day of allotment request period, buyer would not be required to take over the lien. Then the person with lien will actively participate in the auction together with the buyer and the instability of auction process due to the uncertainty regarding lien would be improved. Fourth, criminal law enforcement such as ‘crime of interfering with auction’ would be actively enforced to promptly resolve the issues caused by false reporting or abuse of lien reporting.

부동산컨설팅의 방법론에 관한 연구

박필(Park Pil),고덕균(Duk Kyun) 한국부동산학회 2008 不動産學報 Vol.33 No.-

  1. CONTENTS<BR>  (1) RESEARCH OBJECTIVES<BR>  The research objective of this study is the consideration for methodology of real estate consulting in Korea.<BR>  (2) RESEARCH METHOD<BR>  theoretical, practical & institutional approach<BR>  (3) RESEARCH RESULTS<BR>  The consideration for methodology is based on the theoretical, practical & institutional approach to real estate consulting in Korea.<BR>  2. RESULTS<BR>  As methodology of real estate consulting in Korea, the following methodology is required - the rationalization of real estate consulting process, the rationalization of composition of real estate consulting report.

아파트 가격에 영향을 주는 요인분석

정임훈(Jeong, Yim-Hoon),고덕균(Ko, Duk Kyun) 한국부동산정책학회 2013 不動産政策硏究 Vol.14 No.1

The purpose of this study is to analyze factors that influence the price of Apartment. The study was done in following process. First, relevant theories and preceding studies were examined. Second, Data base was organized for Dependent and Independent Variables. Third, Frequency Analysis and Correlation Analysis were accomplished. Fourth, Regression Analysis was accomplished for analyzing factors that influence the price of Apartment. The result of analysis shows that among the variables representing the characteristics of location of apartment, Gangnam School District 8 or not, distance from subway station, proportion of apartments in administrative district (dong), and proportion of apartments in residential area had statistically significant influence on the price of apartment; and among the variables representing the characteristics of apartment complex, exclusive use area, age, and parking capacity also had statistically significant influence on the price of apartment. The variable such as age and distance from subway station had negative influence on the price of apartment, and the rest of variables had positive influence. In the aspect of significancy, the variable of Gangnam School District 8 or not is the most significant, followed by that of distance from subway station.

주택재개발조합원의 입주부담금에 따른 재입주특성분석

박필(Park Pil),고덕균(Ko Duk Kyun) 한국부동산학회 2005 不動産學報 Vol.24 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this study is to analyze the Influence of Liquidation Price on the Resettlement of Housing Redevelopment. This study could be utilized as the groundwork of the formulation of a new housing policy. In order to achieve this purpose, Case Study Area is selected in Seoul since 1990 by random sampling. The data used in this study was obtained in MDP(Management Disposal Plan) of Housing Redevelopment. (2) RESEARCH METHOD Literature study, Case approach and Logistic Regression Analysis (3) RESEARCH FINDINGS The reason that compulsory removals of a low-quality housing redevelopment such as involuntary or unintentional migration present a problem for urban communities is that whether involuntary movers adapt themselves to their new home has an influence on the urban communities that surround them. Moreover, involuntary emigrants have higher probability of choosing faulty residential areas than voluntary emigrants do. This gives rise to a problem of another residential migration for involuntary movers. In order to solve these (the said) problems, there is a need for a new housing policy that enables original residents to come back to their old community. For the establishment of a new housing policy, a study about why original residents return to their old community should precede. 2. RESULTS The results of examining the effects of Liquidation Price on the Resettlement of Housing Redevelopment are as follows : There is a higher Resettlement probability when Rights Price of MDP is high than whan sales price high. There is a higher Resettlement probability of on-area residence than off-area residence. Therefore, when devising a new housing redevelopment policy that takes the returning rate into account, the following matters should be considered ; It is required to regulate housing prices by using the real cost for sales price. 3. KEY WORDS Redevelopment, Probability Model, Logit Model, Re-move-in, MDP (Management and Disposal Plan)

아파트 주거만족도에 따른 주거이동 결정요인

정성기(Chung Sung Ki),이성근(Lee Sung Gun),고덕균(Ko Duk Kyun) 한국부동산학회 2008 不動産學報 Vol.33 No.-

  1. CONTENTS<BR>  (1) RESEARCH OBJECTIVES<BR>  This study was selected the population for this study so that apartment dweller"s residence satisfaction measurement may analyze effects coming up to move. In order to achieve this purpose, the Survey Site was choose by the complex to be equipped with fundamental neighboring life facilities within 1,000 to 5.000 households. from the internet of real estates 114 etc.<BR>  (2) RESEARCH METHOD<BR>  Literature study, Case approach, Factor Analysis and Regression Analysis<BR>  (3) RESEARCH RESULTS<BR>  As the result of factor analysis, 3 factors have been produced, in order to find how these 3 factors affected for movement, it did regression analysis with relation to factor and movement. The commodity characteristic is presented 0.45382 in parameter estimate, value t is presented 45.19(0001), location characteristic is presented 0.07361 in parameter estimate, value t is presented 7.33(0001), and characteristic of dwellers! community is presented 0.01731 in parameter estimate, value t is 1.72 (0.0864).<BR>  As the result of regression analysis, when dwellers lived in apartment decide for removal, commodity characteristic, position characteristic and characteristic of dwellers" community, all of these affect in positive, but it was able to say that commodity characteristic has been biggest effect, position characteristic is next effect and characteristic of dwellers" community has lowest effect.<BR>  2. RESULTS<BR>  The results of Study on the Decisive Factor of Housing Mobility in the Living Satisfaction of Apartment are as follows : dwellers don t think to feel much inconvenience regarding some distance from the distance to office or convenience facilities or even though they feel inconvenience, they don t think it is the inconvenience to be had to move. On the other hand, in case that investment in the future falls or the price of apartment falls, it is inferred that they don t think having to live in there no more.